Twenty-One Turtle Creek: A Property Transformation Case Study

See how Action Property Management guided Twenty-One Turtle Creek, a 23-story Dallas condominium, through major capital improvements and a renewed resident experience.

A partnership in the making

On September 1, 2023, Action Property Management began managing Twenty-One Turtle Creek, a 23-story condominium community in Dallas, Texas. In the time since, the team has identified and coordinated more than a dozen significant initiatives spanning building systems, structural restoration, architectural improvements, common areas, and operational technology.

The approach has centered on close collaboration with the Board of Directors, engineering consultants, and vendors; capital planning across multiple complex projects at once; and attention to resident access, communication, and day-to-day continuity throughout construction.

Five featured transformations

$7 million garage and entrance program

The project addressed years of aging infrastructure: waterproofing, asphalt and concrete replacement, spalling repairs, new landscaping, and a full restoration and recladding of the Porte Cochere entrance.

Chiller replacement

Replacing a major piece of mechanical equipment to support reliable cooling and resident comfort. By adjusting the equipment access approach, management negotiated approximately $30,000 in savings during the project.

Original fire pump replacement

The building's fire pump dated to its original 1963 construction. Action Property Management coordinated its replacement with specialized equipment and contractors, renewing a critical piece of life-safety infrastructure.

Lobby and common-area restoration

Following a fire, Action Property Management coordinated the restoration of the residential lobby, conference room, and library, and negotiated insurance proceeds from the contractor responsible for the damage. Updated finishes and furnishings throughout the elevator lobby, reception, library, and lounge refreshed the arrival experience for residents.

Porte Cochere recladding

A new canopy, ceiling, and lighting transformed the building's entrance and arrival sequence.

Beyond the featured projects, the team also replaced a plumbing riser running the full 23 stories after a pipe burst, replaced eight major drain-system pipes, refinished the pool and Jacuzzi (completed under budget), and replaced cooling tower fill media to support ongoing system performance.

Financial and operational impact

Beyond capital projects, Action Property Management helped the association complete five years of previously outstanding financial audits, advancing reporting, transparency, and accountability. The team also supported completion of a $1.2 million balcony restoration project.

Operationally, the team renegotiated cable, landscaping, HVAC, trash removal, and elevator service agreements for $104,358 in contract savings, rebalanced HVAC maintenance work to the in-house engineering team for $32,000 in annual savings, and replaced BuildingLink with SnapHOA for $10,000 in annual software savings while integrating accounting and key management into a single platform. Savings are presented by initiative and are not combined into a single total.

Looking ahead

Action Property Management continues to work with the Board of Directors on planned improvements, including residential floor carpeting, a second chiller replacement, pool furniture replacement, and a garden remodel. Scope, timing, and approvals for these projects remain subject to Board direction.