Parking lot sealcoating in Old Greenwood.

What the work involves

A lot gets the same treatment as a driveway on a bigger scale and a tighter schedule. Clean, crack seal, sealcoat, restripe. Most occupied lots get phased in sections so the property keeps working while the sealer cures.

Why it matters at this elevation

The reason sealing pays here is the freeze line. Pavement at this elevation crosses freezing and thawing constantly through the shoulder seasons, and every crossing works on whatever water the pavement is holding. Keeping water on the surface instead of inside the asphalt is most of the battle.

Around 6,200 feet the pavement carries snow cover for a long stretch and then spends spring cycling through melt and refreeze. That cycle, more than the cold itself, is what widens cracks and softens the base. Getting the surface tight before the snow arrives is worth more than anything done after it leaves.

How the job runs

The order of operations is what makes it last. The surface gets cleaned down to sound pavement, oil spots get treated so the sealer will bond over them, cracks get sealed first, and then the coating goes on. Skipping prep is how a sealcoat ends up peeling inside a year.

Old Greenwood pavement specifically

Private road networks, clubhouse and amenity lots, cart paths, and member driveways. The mix means a season here often combines sealcoating on the roads with striping on the lots and crack work across everything.

Old Greenwood is east of downtown Truckee, close to the Interstate 80 interchange, another golf-centered community with private roads, amenity pavement, and residential drives running off them.

For a coating to be worth applying here, the surface underneath has to be sound and the cracks have to be closed first. We check both before quoting a seal.

Old Greenwood sits at roughly 5,900 feet, and the pavement around it behaves accordingly. More on the area on our Old Greenwood service area page. We work the same corridor through Gray’s Crossing, Truckee, Glenshire, Prosser, and the pavement guides go deeper on the physics if you want it.

Questions