North San Antonio Edition | July 2024

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North San Antonio Edition VOLUME 3, ISSUE 10 JULY 26AUG. 22, 2024

2024 Home Edition

A changing market

Real estate agent Deanna Guerrero (left) talks with Paula and Doug Henry at a Shavano Park home that is for sale. The Henrys said they are house-hunting in the north central San Antonio area.

EDMOND ORTIZCOMMUNITY IMPACT

San Antonio-area home prices down slightly as homes stay on market longer

up, said David Macpherson, economics professor at San Antonio’s Trinity University. “People don’t want to give up those 3% mort- gages,” Macpherson said.

The data, compiled by the San Antonio Board of Realtors, points to homes going for slightly less than the asking price and homes staying on the market longer. Elevated prices, higher interest rates and ination are shutting out some potential buyers and delaying rst time homeowners from moving

BY EDMOND ORTIZ & ERIC WEILBACHER

Median home prices in the north San Antonio area have begun to come down slightly from their peak two years ago—from more than $482,392 down to $380,507—across seven ZIP codes.

CONTINUED ON 12

Also in this issue

Impacts: Second Mr. Juicy location coming soon (Page 5)

Government: Local groups focus on food insecurity (Page 6)

Education: NEISD approves library vetting process (Page 7)

Dining: El Bucanero specializes in seafood (Page 13)

COMMUNITYIMPACT.COM

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Owners John and Jennifer Garrett launched Community Impact in 2005, and the company is still locally owned today with editions across Texas. Our mission is to provide trusted news and local information that everyone gets. Our vision is to build communities of informed citizens and thriving businesses through the collaboration of a passionate team. Our purpose is to be a light for our readers, customers, partners and each other by living out our core values of Faith, Passion, Quality, Innovation and Integrity.

Market leaders & metro team

Reporters Thalia Guzman Shaheryar Khan Edmond Ortiz Jarrett Whitener Graphic Designers Alissa Foss Gloria Gonzalez Melissa Johnson Sabrina Musachia Joseph Veloz Managing Copy Editor Beth Marshall Account Executive

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NORTH SAN ANTONIO EDITION

Impacts

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BULVERDE RD.

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4 IVX Health The infusion clinic opened a Stone Oak location. • Opened May 29 • 21019 N. US 281, Ste. 840, San Antonio • www.ivxhealth.com 5 Camila’s Mexican Restaurant The local chain opened its fourth location in Stone Oak. • Opened May 31 • 24354 Wilderness Oak, San Antonio • www.camilasmexrest.com 6 85C Bakery The Taiwanese chain opened its first San Antonio location. • Opened June 28 • 12710 W. I-10, Ste. 150, San Antonio • www.85cbakerycafe.com 7 Escapology The business features nine escape rooms. • Opened June 14 • 602 N. Loop 410 W., Ste. 142, San Antonio • www.escapology.com/en/san-antonio-park-north-tx 8 Miguelito’s The restaurant opened its first San Antonio location. • Opened May 15 • 842 N. Loop 410 W., Ste. 115, San Antonio • www.miguelitosmexicangrillandcantina.net

Stone Oak

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CAMP BULLIS

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SOUTHERN OAKS 2

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HENDERSON PASS

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JONES MALTSBERGER RD.

A C

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281

410

MAP NOT TO SCALE

Coming soon

2 UPS Store The shipping store opened in far north San Antonio. • Opened June 4 • 5507 E. Evans Road, Ste. 104, San Antonio • www.theupsstore.com 3 All American Car Wash The car wash franchise offers memberships. • Opened in April

Now open

9 Urban Bird Hot Chicken The Houston-based chain is working on opening two San Antonio locations. • Opening TBA • 22106 N. US 281, Ste. 102, San Antonio • www.urbanbirdhotchicken.com

1 Blink and Brow Threading Beauty The salon opened near Hill Country Village. • Opened in June • 15118 San Pedro Ave., San Antonio • 210-236-9926

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BY THALIA GUZMAN & EDMOND ORTIZ

10 Tu Asador The Mexican steakhouse plans to open a second location near Encino Park. • Opening TBA • 1662 Encino Road, Ste. 100, San Antonio • www.tuasadorsatx.com 11 6ixty Wings The Canadian-based business is opening its first San Antonio location. • Opening in late August • 2703 N. Loop W. 1604, Stes. 106-107, San Antonio • www.6ixtywings.com 12 Muck & Fuss The New Braunfels-based burger and craft beer spot plans to build a $4.5 million, 8,812-square-foot restaurant. • Opening 2026 • 2422 N. Loop 1604 W., San Antonio • www.muckandfuss.com 13 Jersey Mike’s Subs The sandwich franchise is developing a new location. • Opening TBA • 12730 NW Military Hwy., San Antonio • www.jerseymikes.com

14 Mr. Juicy A second location of the San Antonio-based eatery is slated to open near Castle Hills this summer. • Opening TBA • 2321 NW Military Hwy., San Antonio • Instagram: mrjuicyburger 15 Avenida Brazil Churrascaria Steakhouse The restaurant is expected to open its first San Antonio location later this summer. • Opening TBA • 17660 Henderson Pass, San Antonio • www.avebrazil.com 16 Alamo City Urgent Care The local chain of urgent care clinics will open near Hill Country Village this summer. • Opening TBA • 15052 San Pedro Ave., San Antonio • www.alamocityuc.com

Now open

18 Kaffeinated Crepes and Coffee The locally-owned and operated business opened a second cafe at the Village at Blanco retail center. Kaffeinated offers a variety of coffee drinks and other beverages with a range of savory and sweet crepes, additional breakfast items, waffles and chocolate dips. • Opened June 29 • 1130 N. Loop 1604 W., Ste. 101, San Antonio • www.kaffeinated.co

17 Homesense The home goods store will open in 2025. • Opening 2025 • 1730 N. Loop 1604 E., San Antonio • www.us.homesense.com

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NORTH SAN ANTONIO EDITION

Government

BY EDMOND ORTIZ

A citizens group is helping San Antonio city ocials in their eorts to better ensure residents have more access to healthy, aordable food. The setup The San Antonio Metropolitan Health District hosted the latest meeting of a health equity network food insecurity work group June 20 at the San Antonio Area Foundation’s oce. Cleo Garcia, Metro Health spokesperson, said the health equity network is a collaborative of 40 partner organizations aimed at improving food security, housing stability, and access to respectful care. Garcia said work group members are commit- ted to reducing local food insecurity by 5%. City ocials said they already have a solid partner in the San Antonio Food Bank, where Pres- ident and CEO Eric Cooper said lingering nancial eects of the COVID-19 pandemic, and rising costs of food and housing have compounded challenges for many local families. “It’s one thing to look at data based on census estimates and poverty rates. It’s a whole other thing to try and get into the community and talk to people about their experiences with food,” said Dr. Ryan Ramphul, a faculty member of the UTHealth Houston School of Public Health. Put in perspective The work group considers data from sources, such as the city’s SA Forward health equity dashboard, which monitors the number of Bexar County residents who or unable to regularly and easily access aordable, fresh, nutritious foods. Local groups focus on food insecurity

Volunteers at Coker Methodist Church put food into a visitor’s truck during the church’s May 16 food distribution event. Coker’s food pantry, 231 E. North Loop Road, serves 300-plus people with free food every Thursday.

EDMOND ORTIZCOMMUNITY IMPACT

Cooper said the food bank helps feed 105,000-plus people weekly directly and via partnerships across Bexar and 28 surrounding counties. “The food bank thinks of its work as both feeding the line—meeting that need for calories, nourishment and physical food—and shortening the line,” Cooper said. “That’s about workforce development, job training and placement, and moving people to self-suciency and self-reliance to help them be more secure.” Going forward City Council will be briefed on the food insecu- rity work group’s progress this September. Until then, the city will hold evening pop-up markets at various locations this summer providing fresh food and information on local assistance.

Food insecurity in Bexar County

17.4%

16.2%

Residents experiencing food insecurity in 2022

San Antonio households receiving benets in 2022

$3.43 Average low-priced meal in 2022

SOURCES: MAP THE MEAL GAP 2023 REPORT, U.S. CENSUS BUREAU AMERICAN COMMUNITY SURVEYCOMMUNITY IMPACT

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Education

BY EDMOND ORTIZ

NEISD board approves library vetting process North East ISD administrators, at the school board’s June 10 meeting, sought to assure trustees they are working to further enhance a process to keep age-inappropriate books out of campus libraries. The overview The NEISD school board, which has four recently elected members, requested a review of the district’s system for vetting library materials. Several attendees of the board’s May 13 meeting complained that NEISD school libraries held books they described as having content of a sexual nature, profanity, or racial or sexually related slurs. Texas House Bill 900, passed by state lawmakers in 2023, requires school districts to use a rating system to vet and keep sexually explicit content out of campus libraries. But legal challenges to HB 900 have led to it not being officially enforced.

NISD board OKs 2% raise, $1,110 stipend The Northside ISD school board voted May 28 to approve a 2% pay increase for the 2024-2025 academic year and a one- time $1,100 retention payment for select employees. The setup Trustees passed district staff’s proposal to provide a salary hike of 2% for employees on midpoint pay grades, or the salary level that represents the market value of that job. For example, an employee earning $18.39 per hour with a 2% midpoint hike will see a new hourly rate of $18.79, according to NISD officials. A one time $1,100 payment will go to employees active as of June 7, 2024, or those who submitted their notice to resign or retire by that date.

Library transparency NEISD parents and community members may formally voice concern about questionable campus library content.

Parents/guardians may submit an online complaint about a book or use an opt-out form to choose their child’s level of access at www.neisd.net/Page/37619. The same link can also be used to officially request reconsideration of library material. Parents may view the history of books their child checks out in NEISD libraries at https://go.screenpal.com/watch/ cZhDF1VL0F8 A list of reviewed library books can be found at: www.neisd.net/library-services/ weeded-books

SOURCE: NORTH EAST ISD/COMMUNITY IMPACT

What they’re saying Superintendent Sean Maika urged NEISD resi- dents to be patient as the district further refines its vetting process. “What we’re asking librarians to do here is a very heavy lift,” he said.

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NORTH SAN ANTONIO EDITION

Transportation

BY EDMOND ORTIZ

Sonterra Boulevard extension to begin

Shavano Park road bond work continues Contractors handling the city’s $6.28 mil- lion bond project are focused on work along Cliffside Drive and Saddletree Road, Shavano Park officials said June 27. Looking ahead Local officials also said scheduled recon- struction of five cul-de-sacs—Elm Spring Lane, Honey Bee Lane, Hunters Branch, Hunters Branch South and Turkey Creek Road—is to begin in August.

Redland Ridge

San Antonio City Council awarded a $4.3 million contract to E-Z Bel Construction on June 6 for the city’s planned extension of Sonterra Boulevard near Stone Oak. What’s happening? City officials said that later this summer they will begin extending Sonterra Boulevard to the existing intersection of Gold Canyon Road and Loop 1604. The city’s voter-approved 2022 bond contains $6 million to support the Sonterra Boulevard extension, which local officials said will help to increase mobility for motorists needing to access neighborhood homes or businesses. Diving in deeper The project will include a new roundabout intersection, curbs, storm drains, lighting, a water

GOLD CANYON RD.

1604

quality pond and driveway approaches, as well as water and power utility relocations. Other improvements include a four-lane roadway and raised median, according to city documents. Currently parts of the road have no curbs, shoulders and limited street lighting. The city’s 2020 budget allocated $450,000 toward the project, which is scheduled for comple- tion in summer 2025.

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Real estate

BY THALIA GUZMAN

Home Edition

2024

Readers, welcome to your annual CI Home Edition! The Home Edition provides insights into local real estate trends and developments. This year’s Home Edition takes a deeper dive into the real estate data we provide monthly and explores the current state of real estate in North San Antonio and the surrounding area. All of the stories were written by our team of local journalists, and all of the advertisements are from nearby businesses who support our mission to provide free, useful news—show them your gratitude by supporting local businesses. Over the last several years, we have seen many changes in the real estate market, and it’s hard to predict what will happen next. Our cover story touches on some of the unknown factors such as future financing options, supply of new builds and median home prices. Other content includes a look at Texas’ first statewide flood plan.

What's inside

Monthly real estate market data for North San Antonio ZIP codes (Page 10)

Heather Demere Publisher hdemere@ communityimpact.com

Texas’ first statewide flood plan says 5M people at risk (Page 11)

San Antonio-area home prices down slightly as homes stay on market longer (Page 12)

Home weatherization resources for Texans As the weather turns colder and summers get hotter, weatherizing one’s home can improve comfort and reduce energy costs. For Texans looking for ways to decrease their monthly bills, home improvements can be achieved through easy practices or funded programs. What you need to know The Alamo Area Council of Government’s weatherization assistance program can cover attic, wall and floor insulation replacement or repairs, solar screen installation, removing and replacing window AC units, weather-stripping, caulking, and other air infiltration reduction measures. Although the program does not address major home repairs, it can help lower the amount of energy used in a home by enhancing the struc- ture’s thermal boundary, ultimately helping a home stay warm in the colder months and cold in the warmer months, according to AACOG officials. CPS Energy’s Casa Verde weatherization program assists low-income qualifying homeown- ers and renters to reduce energy loss and costs with free energy efficiency improvements. The Casa Verde program covers upgrades such as attic

Weatherizing your Texas home

Roof

Windows

Home weatherization means improving a home to reduce energy costs, increase efficiency, safety and comfort. Examples of weatherization include moisture control, air sealing, ventilation and upgrades to insulation, doors, windows and roofs.

HVAC

Door

Garage door

SOURCE:AACOG/COMMUNITY IMPACT

insulation, wall insulation, air-sealing, replace- ment of incandescent light bulbs with LEDs, duct-sealing and solar screen installation. For homeowners who don’t qualify for funded programs, some roofing companies offer roof restoration, repairs and replacements through financing or homeowners insurance, as well as free roof inspections. “Proper roof insulation and reflective shingles for homeowners are cost-efficient on their electric bill,” said Adrian Guerra, managing partner with Design Roofing & General Contractors. More to know Home weatherization tips provided by the Texas Department of Housing and Community Affairs include:

• Use dishwashers, washers and dryers at night • Replace filters in heating and cooling systems on a monthly basis • Adjust the thermostat to slightly lower tem- peratures in the winter and slightly higher temperatures in the summer when your family is sleeping or away from the home • Use conservation shower heads to eliminate hot water waste • Close drapes or blinds and lock windows to ensure a tight seal • Replace old appliances with new energy efficient models. Look for the Energy Star label • Add insulation to water pipes • Check the direction of ceiling fans

NORTH SAN ANTONIO EDITION

Real estate

BY HANNAH NORTON

Median home prices increased in most North San Antonio ZIP codes by as much as 15% in some areas when comparing May 2023 prices to May 2024. Residential market data

Texas’ rst statewide ood plan says 5 million people at risk

Number of homes sold

May 2023

May 2024

-33.33%

+16.66%

-33.33%

+25%

-31.15%

+40.9%

+10.6%

Over 5 million Texans live or work in areas vulnerable to ooding, according to a draft of the state’s rst ood plan. State lawmakers tasked the Texas Water Devel- opment Board with creating the plan in 2019, in the aftermath of Hurricane Harvey. The 267-page draft, published in early May, recommends over $54.5 billion in funding from various sources to reduce ood risks. The board discussed the plan during a May 30 public hearing in Austin. Board members are expected to adopt a nal ood plan in August and submit it to the Legislature by Sept. 1. The details The plan includes ndings from 15 regional ood planning groups, which have been working since October 2020, and makes several recom- mendations for state and local ood policies. “Although ooding has certain benets, like recharging groundwater and providing vital

nutrients to ecosystems and agricultural lands, it remains a signicant threat to the health and safety of Texans,” the plan reads. “Each of the state’s 254 counties has experienced at least one federally declared ood disaster, proof that oods can aect all areas of Texas.” The plan noted roughly 70% of ood-related deaths occur on roadways, particularly during the night and at low-water crossings. The planning groups identied nearly 64,000 miles of roads in areas susceptible to ooding. The board asked the Texas Legislature to expand early warning systems for oods, create minimum building and infrastructure standards to reduce fatalities and property damage, improve low-water crossing safety, and enhance dam and levee safety programs. “We want to put out a state ood plan that does what it is tasked to do, and that is to save lives and save property,” board Chair Brooke Paup said.

Flood risks Around 1 in 6 Texans live or work in ood- prone areas, the Texas Water Development Board found. Over one-fourth of Texas’ land area is vulnerable to ooding.

281

78230

78231

78232

78248

78258

78259

78260

5.22M people

1.66M buildings

78260

78258

Average days on market

78259

63,900 miles of roads

1.29M homes

+50%

+88.23%

+56.25%

-18.92%

+40%

+61.54%

+4%

1604

78248 78232

78249

78216

78230

12.65M acres of agricultural land

78231

6,258 hospitals, EMS departments, re stations, police stations and schools

MARKET DATA PROVIDED BY THE SAN ANTONIO BOARD OF REALTORS • 9110 W. I10 2105931200 • WWW.SABOR.COM

78230

78231

78232

78248

78258

78259

78260

SOURCE: TEXAS WATER DEVELOPMENT BOARDCOMMUNITY IMPACT

STONE OAK 23026 US Hwy 281 N (210) 497-1322 DE ZAVALA 5219 De Zavala Rd (210) 561-0900

VINEYARD 1309 N Loop 1604 W (210) 408-8206

RECTOR 819 E Rector Dr (210) 340-2244

LEGACY 2003 N Loop 1604 E (210) 494-8600

From the cover

A changing market

BY EDMOND ORTIZ & ERIC WEILBACHER

Put in perspective

What you need to know

April median home prices

2020 2021

2022

Interest rate changes The Federal Reserve can combat ination by increasing interest rates or stimulate the economy by lowering them. Over the past 20 years, the rate has uctuated between 0% and 5.33%. to be more exible. Trinidad said for the baby boomer generation, gains in their home values were tremendous, but many cannot opt to size down due to elevated prices and interest rates. Some of the current situation in the housing market has to do with factors dating back nearly 20 years, said Jose Trinidad, nance and econom- ics professor at Texas State University. “We had a short supply of housing during the entire Great Recession for over 10 years. Not that many new builds were being built, so that led to the short supply by the time the pandemic hit,” Trinidad said. “The pandemic may have been a trigger for a lot of millennials as they were also at the age of household formation, so that put upward pressure on the demand for houses.” Getting that supply moving is compelling sellers

2023

2024

Many homebuyers with available cash and worries about interest rates are purchasing higher-end homes, said real estate agent Deanna Guerrero with Keller Williams San Antonio. She also said many homes priced in the $200,000-low $400,000 range are sitting longer on the market because many rst- time buyers lack funds for a down payment or are concerned about interest rates and ination. “I see an ever-changing market everyday. It depends on who you’re working with,” she added. Kristi Maxwell, agent with Sotheby’s International Realty, echoed Guerrero’s comments that nancing was typically the biggest factor for most homebuyers in previous years. Today homebuyers have more considerations, such as weighing the costs of homeownership vs. owning a car or being a renter. Some rst-time home buyers that might want to trade up are staying longer in their “starter homes” due to the increased interest rates, Macpherson said. “A big driver of keeping the supply of housing down is the high market rates,” Macpherson said. “The eect of that really reduces the supply, and that also has an impact on new homes too, since it’s more expensive for builders to borrow money to build homes, because typically they borrow money to pay for the construction.”

+34.92%

-17.05%

+38.9%

+29.96%

+28.8%

+33.22%

5.33%

+40.47%

0.25%

2019

2020 2021

2022

2023 2024

SOURCE: SAN ANTONIO BOARD OF REALTORSCOMMUNITY IMPACT

SOURCE: FEDERAL RESERVE, FREDDY MACCOMMUNITY IMPACT

Percent of closing price to asking price The following shows how much above or below the asking price homes sold for.

The bottom line

373 were sold at the asking price, said Erica Gillen Quintero with EXP Realty. Much of the uctuation in prices locally is also simply a matter of supply and demand working within all of the current circumstances, Macpherson said. “When you start getting the actual price down to list and then less than 100%, that’s suggesting weakening in the housing market,” Macpherson said.

Trinidad and Macpherson said they expect at least a quarter of a percent of the current Federal Reserve interest rate to be cut this year, but do not expect much more than that to alleviate market pressures heading into 2025. Getting that supply moving is compelling sellers to be more exible than during the pandemic years. Out of the 1,424 homes sold in the San Antonio area last month, 841 of them were sold under the asking price, and

105%

100%

95%

SOURCE: SAN ANTONIO BOARD OF REALTORSCOMMUNITY IMPACT

COMMUNITYIMPACT.COM

Dining

BY THALIA GUZMAN

The Pachanga Six features six Modelo beers fully dressed with shrimp, peanuts Tajin and more for $45 .

The Botana Bucanera is $47 and features ve types of sh and shrimp ceviche, with butteried raw shrimp in the center cured in lime juice and covered with red onions and cucumbers.

PHOTOS BY THALIA GUZMANCOMMUNITY IMPACT

El Bucanero specializes in seafood in San Antonio El Bucanero’s humble beginnings started when owner Julio Cervantes went to California from the Mexican state of Sinaloa. After starting as a way to provide for his family, Cervantes recruited his sister Reyna and they began their business selling fresh seafood from the back of a pickup truck. The backstory Cervantes soon sought to expand outside of

General Manager Elizabeth Cervantes manages El Bucanero’s second location at 13802 Embassy Road.

Elizabeth Cervantes. Elizabeth is also the daughter-in-law to Julio. She took on managing their second location at 13802 Embassy Road, which opened in 2014. A third location opened at 8300 Marbach Road in 2017. What’s on the menu? El Bucanero serves Sinaloa-style camarones aguachiles, similar to ceviche where shrimp is cured in lime juice but also packs a punch with green chiles, cucumbers and red onions. Also popular is El Bucanero’s selection of molcajetes, loaded with grilled meats and seafood. “We don’t shy away from portions and pre- sentations and that’s why we’re so popular,” Elizabeth said.

281

California and found a recipe for success in Texas. The brother-sister duo moved to San Antonio and opened their rst location on the southeast side, eventually nding a bigger home at 16505 Blanco Road in 2012. “We are a true family business—most of our sta are majority family,” said General Manager

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$ 50 OFF Any Service/Repair Work with mention of ad.

Professional Series Smart, Wi-Fi Enabled Garage Door Openers starting at $455. Includes Installation and tax. with mention of ad.

SENSATIONAL SALE! 16’ x 7’ Insulated Steel Garage Doors Starting at $1,525 Installed!

Must present coupon. Offer good thru 8/31/24. CI NSA

Call to schedule a FREE consultation with one of our experienced garage door experts! 210-469-4575 hollywoodcrawford.com 3,400+ Google Reviews

FINANCING AVAILABLE AND/OR 12 MONTHS SAME AS CASH

NORTH SAN ANTONIO EDITION

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