Northeast San Antonio Metrocom Edition | July 2023

The e-edition is an exact replica of the newspaper with interactive and searchable articles from all your favorite sections.

NORTHEAST SAN ANTONIO METROCOM EDITION

VOLUME 2, ISSUE 10 JULY 18AUG. 14, 2023

HOME EDITION 2023

Universal City home to new 7 Brew coee HOME EDITION 2023

Real estate data

Flourishing multifamily

Learn more about rising property appraisal values

Ascend at 1604 is one of many multifamily projects being developed in the Northeast San Antonio Metrocom. JARRETT WHITENERCOMMUNITY IMPACT

Selma eatery serves up Asian fusion cuisine

Metrocom cities turn to multifamily housing to manage growth

traditionally been more small-town and single-family oriented over the last 20 years, are beginning to see an increase in multifamily develop- ments throughout the area due to increased population growth. As of June, the Windcrest/Univer- sal City submarket of the San Anto- nio-New Braunfels Metro Statistical Area had 68 apartment complexes consisting of 14,397 total units and more units planned, according to MRI Real Estate Software.

With the incoming growth, local cities are working to manage the balance of a small-town feel with the new multifamily develop- ments. According to projections from city sta, the city of Cibolo is expected to climb to approximately 45,000 residents by 2030. To nd the best solution for bringing in new developments, cit- ies such as Universal City are ensur- ing incoming projects meet the CONTINUED ON 16

Pull the newest teaser from CC Libraries

BY JARRETT WHITENER

A surge in multifamily develop- ments is expanding the urban hous- ing landscape in Schertz, Cibolo and Universal City. These cities, which have

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Sometimes, making a healthy change is as easy as putting your devices aside—and getting outside. Especially since sunlight fills the body with healthy Vitamin D. Just don’t forget the sunscreen, because too much sun can be harmful. At University Health, we believe in the power of change. Because that’s where healthier begins. Learn how we’re helping you take charge of your health at UHchange.com . Your partner for healthy change.

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COMMUNITYIMPACT.COM

THIS ISSUE

MARKET TEAM EDITOR Tricia Schwennesen REPORTER Jarrett Whitener GRAPHIC DESIGNER Brendan Rodriguez ACCOUNT EXECUTIVE Stephanie Schillaci METRO LEADERSHIP PUBLISHER Jaselle Luna MANAGING EDITOR Miranda Jaimes MANAGING COPY EDITOR Beth Marshall ART PRODUCTION MANAGER Rachal Elliott CONTACT US 3522 Paesanos Parkway, Ste. 304, San Antonio, TX 78231 • 8669896808 CI CAREERS communityimpact.com/careers PRESS RELEASES nemnews@communityimpact.com ADVERTISING nemads@communityimpact.com Learn more at communityimpact.com/advertising EMAIL NEWSLETTERS communityimpact.com/newsletter SUPPORT US Join your neighbors by giving to the CI Patron program. Funds support our journalistic mission to provide trusted, local news in your community. Learn more at communityimpact.com/cipatron ABOUT US Owners John and Jennifer Garrett launched Community Impact in 2005, and the company is still locally owned today. We have expanded to include hundreds of team members and have created our own software platform and printing facility. CI delivers 35+ localized editions across Texas to more than 2.5 million residential mailboxes.

HIGHLIGHTS FROM THIS MONTH

FROM JASELLE: I’m that plant person. I catch myself getting distracted before walking into H-E-B, and I love to visit the plant nurseries early Saturday morning. It’s the little things that bring our home some joy and happiness. This issue is our annual Home Edition, and we’ve included some relevant and helpful ideas to renovate, redecorate and refresh the inside and outside of the home. Maybe it’s a fresh paint job, new ooring, or—if you’re like me—you like to “stop and smell the roses.” Literally. Jaselle Luna, PUBLISHER

FROM TRICIA: Apartment living has changed a lot through the years with developers choosing convenient locations near shopping and schools, and families can nd aordable rents. In this month’s front-page story, reporter Jarrett Whitener takes a look at a boom in multifamily development for the Northeast San Antonio Metrocom, which includes planned developments in Schertz, Cibolo and Universal City. Tricia Schwennesen, EDITOR

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NORTHEAST SAN ANTONIO METROCOM EDITION • JULY 2023

IMPACTS

Businesses that have recently opened or are coming soon, relocating or expanding

W. BORGFELD RD.

2252

1103

3009

1103

376

Screamin' Chameleon

Capo’s Pizzeria

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COURTESY SCREAMIN' CHAMELEON

COURTESY CAPO’S PIZZERIA

CIBOLO

2 7

4 Capo’s Pizzeria in May celebrated the opening of the sixth location in the San Antonio area. The new location is in Universal City, sharing a building with JT’s Sports Bar and Grill, located at 2801 Pat Booker Road, Universal City. The pizzeria oers authentic Bualo, New York-style pizza alongside sand- wiches, salads, calzones and other menu items. Unlike other Capo’s Pizzeria locations, the Universal City store will have limited hours from 4 p.m.-midnight, during the operating hours of JT’s Sports Bar and Grill. 210-362-1901. www.capospizzasa.com 5 Cibolo ocials and members of The Chamber (Schertz-Cibolo-Selma Area) on June 2 celebrated a ribbon-cutting for the new oce of Cardiology First Clinic , located at 580 Cibolo Valley Drive, Ste. 207, Cibolo. The clinic, led by Dr. Van Adamson, oers comprehensive and eective cardiology care for the area. The clinic specializes in various heart-re- lated conditions and procedures, includ- ing atrial brillation, cardiovascular dis- ease, peripheral artery disease, vascular medicine, cardiovascular imaging, trans- esophageal echocardiogram, event and holter monitor placement, and implant- able loop recorder and other heart-re- lated services. Appointment scheduling is available online. 210-767-2549. www.cardiologyrstclinic.com 6 A new Aqua-Tots Swim Schools loca- tion opened in Live Oak on June 26, Lo- cated at 7505 N. Loop 1604 E., Ste 103, Live Oak, in the Gateway Plaza shopping center. Aqua-Tots Live Oak will oer classes and programs at the school for children of all abilities, and classes are

oered for ages 4 months-12 years. En- rollment is now open, with group classes limited to four students per instructor. Aqua-Tots Swim Schools was founded in 1991 as a provider of year-round, indoor swim instruction, community outreach and drowning prevention education. The Live Oak location is a 6,000-square-foot facility that will serve the families of the surrounding areas. 210-866-8687. 7 A new locally owned pizzeria will be coming to Cibolo and its grand opening is planned for July 27. Grampie’s Pizzeria will oer a menu of appetizers, salads, specialty pizzas, sandwiches and more. The dough is made fresh daily with water from New York. A full menu can be found online. Schertz locals Aaron and Kristen Grat are the owners of the restaurant, which is named after Aaron Grat’s grandfather, who passed away in 1996, according to the business’ website. The new restaurant will be located at 121 Cibolo Commons, Ste. 101, Cibolo. The opening date for the restau- rant is set for July 27. 726-219-9426. www.grampiespizza.com www.aqua-tots.com COMING SOON 8 On June 17, ocials from the city of Cibolo and The Chamber (Schertz-Cibo- lo-Selma area) celebrated the ground- breaking of a new Chick-l-A , located at 855 Cibolo Valley Drive, Cibolo. The new location will be at the intersection of Cibolo Valley Drive and Borgfeld Road, across the street from Zaxby’s. Chick- l-A oers a selection of chicken-based

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CIBOLO COMMONS

UNIVERSAL CITY

UNIVERSAL CITY BLVD.

SCHERTZ

W. LINDBERGH BLVD.

LIVE OAK

1604

1976

MAP NOT TO SCALE

NOW OPEN 1 Chipotle Mexican Grill on June 13 opened at 872 Cibolo Valley Drive, Cibolo. Chipotle is among the rst new developments along Cibolo Valley Drive, which has become a hub for new restaurants and chains. The Cibolo location features a drive-thru lane where guests can pick up mobile and online orders without leaving their cars. Chipotle oers burritos, burrito bowls, nachos, quesadillas, salads and more. 726-900-5377. www.chipotle.com 2 A+ Driving Academy in May opened at 121 Cibolo Commons, Ste. 133, Cibolo. The business focuses on driving in- struction and preparation for drivers to develop the skills they need for the road. Road tests are also oered, with the business being approved by the 1516

Texas Department of Transportation to oer third-party tests. 210-998-8410. www.aplusdrivingacademytx.com 3 The Screamin’ Chameleon food truck park and bar celebrated its soft opening beginning June 15. Located at 122 West Lindbergh Blvd., Universal City, this venue alternates food truck vendors but opened with oerings featuring vegetarian fare from Tempt- ed; loaded potatoes from Spud Ranch; and burgers, barbecue and seafood from Slackers. Screamin’ Chameleon is also in search of vendors to contin- ue to ll the ve food truck spaces. Free space rental will be available for the soft opening days. For more information regarding space rentals, email russell@scuctx.com, or call 210-464-2678.www.facebook.com/scuctx

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Wholesale Pet Essentials and Greener Grooming

Grampie’s Pizzeria

The Universal City location of 7 Brew, a drive-thru coee shop, opened on July 15.

COURTESY GRAMPIE'S PIZZERIA

COURTESY CITY OF UNIVERSAL CITY

COURTESY 7 BREW

FEATURED IMPACT NOW OPEN The rst 7 Brew location for the San Antonio area celebrated a grand opening July 15. The new coee shop—a modular building that required no construction— located at 2901 Pat Booker Road, Universal City, was dropped into its location with a crane in April. The coee drive-thru oers more than 20,000 unique drink options, with a variety of hot, iced, sweet and sugar-free coees, according to a June 22 release. “We couldn’t be more excited to greet and get to know all the San Antonians,” said Payton Medlin, eld operations manager for 7 Brew San Antonio, in the

products, including salads, sandwiches, wraps and more. The Cibolo location is under the same owner as the Schertz location and is expected to open by the end of 2023. NEW OWNERSHIP 9 In May, HCA Healthcare Inc. initiated the purchase of 41 FastMed urgent care centers in the Dallas, Austin, San Antonio, Houston and El Paso areas. The purchase includes 19 FastMed and 22 MedPost urgent care centers, which are under the umbrella of FastMed—in Texas, according to the release. This deal Includes locations at A 513 Cibolo Valley Drive, Ste. 101, Cibolo and B 902 Kitty Hawk Road, Ste. 110, Universal City. The deal is expect- ed to close this summer, according to the

release. www.fastmed.com EXPANSION

release. “7 Brew is so much more than coee, and our goal is to bring joy and make a connection with every guest that drives through the line. The lines may be fast, but the friendships we make are long.” 479-358-9274. www.7brew.com

10 Wholesale Pet Essentials and Greener Grooming celebrated the grand opening of a retail expansion June 24. Greener Grooming has been in Universal City for 15 years, oering grooming services for animals. Located at 1645 Pat Booker Road, Stes. 105/107, Universal City, the expansion oers retail items, including food, toys, supplements and more. Retail products focus on pet health and ensuring there is something for all pets, no matter the dietary regulation. 210-566-3448. www.greenergrooming.com

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NORTHEAST SAN ANTONIO METROCOM EDITION • JULY 2023

TODO LIST

July & August events

COMPILED BY JARRETT WHITENER

JULY THROUGH 25 PLAY WITH PARKS AND REC

individuals who would like to participate by donating school supplies or money. 307 Pfeil St., Schertz. 210-656-1613. https://racap.org 23 LEARN ABOUT OWLS As part of the city of Schertz’s Nature Education Program, an Owl Prowl will be held at various times throughout the summer, where all ages can learn about birds at night. Guadalupe Master Naturalists will share knowledge on birds, plants and more during the nighttime walk. Preregistration for the event is encouraged but not required. 8:30-10 p.m. Free. Attendees will meet in the rst parking lot of Crescent Bend Nature park, located at 12780 Schaefer Road, Schertz. 210-619-1850. www.schertz.com/191/ Parks-Recreation 29 PLAY GOLF AT THE LIBRARY To close out a summer of library activities and events, the Schertz Public Library will be transformed into a mini golf course, which will wind through the shelves and stacks of the library. The course will be set up by a professional mini golf company and library volunteers. During the event, the library will be closed for business. The event is free and open to the public. 10 a.m.-4 p.m. Schertz Public Library,

798 Schertz Pkwy, Schertz. 210-619-1700. www.schertz.com/2038/Public-Library AUGUST 03 CELEBRATE NATIONAL WATERMELON DAY To close out a summer of events, the city of Schertz is partnering with the Schertz Family YMCA to host a National Watermelon Day Celebration. The event will include a watermelon drop contest, swimming with melons and more. 5-7 p.m. $3 (entry fee). Pickrell Park Pool, 703 Oak St., Schertz. 210-619-1850. www.schertz.com/191/ Parks-Recreation 04 CLOSE OUT THE SUMMER WITH CIBOLO The last Cibolo Summer Nights event of the year will be focused on water activities and fun. Cibolo Summer Nights is held once a month from May through August, with each day oering a dierent activity for families to enjoy. The Splash Zone event will oer activities that will help cool down the summer heat. 6:30 p.m. Free. Multi- Event Center, 200 S. Main St., Cibolo. 210-658-9900. www.cibolotx.gov

To celebrate Parks and Recreation Month, the city of Schertz will host a variety of activities throughout the month at dierent city parks. Activity themes include Twilight Yoga, Pup- sicles in the Park, Pickleball Play, a Glow Party, a Foam Party and a Field Day. The activities will be free to attend. Each activity will be held at a dierent location during the event, and all programs will be held in the evening. Information regarding event start times and locations can be found on the parks and recreation department website. 210-619-1850. www.schertz.com/191/Parks-Recreation THROUGH AUG. 11 GET HELP WITH BACK TO SCHOOL The Randolph Area Christian Assistance Program began accepting applications for the Back-To-School Program on July 10. Applications will be accepted from families in need of help with school supplies because of limited or no income, who are at or below the federal poverty guidelines. The deadline to apply for the Back-To-School Program is Aug. 11. The RACAP also welcomes

SUPPORT STUDENTS THROUGH BOWLING FIESTA LANES

AUG. 18

The Schertz-Cibolo-Selma Area Chamber and sponsors will hold the 2023 Caterpillar Chamber Bowl, which helps raise money for the DECA, formerly Distributive Education Clubs of America, programs at Samuel Clemens High School and Byron P. Steele High School. Alongside the bowling tournament, a silent auction, rae and 50/50 drawing will be held. 11 a.m.-3 p.m. and 5-9 p.m. Preregistration required. Fiesta Lanes, 1202 Huisache Ave., New Braunfels. 210-764-4030. www.thechamber.info/ caterpillar-chamber-bowl (Courtesy The Chamber (Schertz- Cibolo-Selma area))

Find more or submit Northeast San Antonio Metrocom events at communityimpact.com/event-calendar. Organizers can submit local events online to be considered for the print edition. Submitting details for consideration does not guarantee publication.

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TRANSPORTATION UPDATES Live Oak City Council authorizes use of $7.42M for bond projects

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ONGOING PROJECTS

STREET UPGRADES The city of Live Oak will focus on main thoroughfares with bond funds before moving to local streets.

CORRIDOR PKWY.

3009

Live Oak City Council on May 30 authorized the city manager to pay $7.42 million to Texas Materials Group for the first phase of $18 million in bond projects approved by voters in 2022. Director of Public Works Mark Wagster said the first phase of projects will provide needed rehabilitation and new paving for the portions of arterial roads, or main thoroughfares, within city limits, including Toepperwein, Judson and O’Connor roads.

Alongside the major road projects, portions of local streets will also be rehabilitated with new paving. Local streets include Marble Lake, Forest Bluff, Wilderness Trail, Cool Sands Drive, Belgrave Way, Bressani Way, Welsford, Rimwood Street, Dry Canyon Trail, Welcome Drive, Palisades Drive Sage Oak, and Gateway Boulevard. City Council also authorized up to $1.8 million in change orders for additional work on the roads.

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Tri County Parkway reconstruction This project includes a new asphalt base that will be stronger than a gravel base and provide more support and struc- tural capacity for Tri County Parkway from Corridor Parkway to FM 3009 and on Lookout Road from Doerr Lane to Tri County Parkway. The proj- ect also includes a new sewer line installation, which progresses east to Tri County Parkway and down to FM 3009. As of July 11, the contractor is still doing final clean up. Timeline: spring 2022-summer 2023 Cost: $4.9 million Funding source : Schertz Economic Development Corporation reserves

ITHACA FALLS

MILLER RD.

NEW WORLD DR.

SOURCE: CITY OF LIVE OAK

Haeckerville Road in Cibolo closed for reconstruction Haeckerville Road in

completed in December. Work will include install- ing sidewalks, curbs, bike lanes and two travel lanes. The $8.75 million project is funded through 2018

general obligation bonds and drainage, water and street impact fees. During construction, the road will be limited to southbound traffic only.

Cibolo closed to thru traffic on June 6 for reconstruc- tion as part of the Town Creek Drainage Project, which is expected to be

ALL INFORMATION ON THIS PAGE WAS UPDATED AS OF JUNE 20. NEWS OR QUESTIONS ABOUT THESE OR OTHER LOCAL TRANSPORTATION PROJECTS? EMAIL US AT NEMNEWS@COMMUNITYIMPACT.COM.

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NORTHEAST SAN ANTONIO METROCOM EDITION • JULY 2023

News from Cibolo, Universal City & Judson ISD CITY & SCHOOLS Judson ISD compensation plan raises midpoint for teacher wages by 4.5%

UPDATING PAY Judson ISD trustees gave raises to all staff members that are calculated based on the midpoint of the position’s salary range.

Teachers, nurses, counselors and librarians 4.5% raise Step incentive (based on tenure): up to $2,500 Sign-on incentive: $500 All-star (full year) incentive: $500 Hard-to fill-incentive for special education teachers: $500 Auxiliary and paraprofessional staff 5.5% raise on the midpoint Spring incentives: $1,000 Winter incentives: $1,000 Attendance incentive: up to $1,200 quarterly

JUDSON ISD The board of trustees on June 22 approved an updated compensation plan for the fiscal year 2023-24 budget. Last year, the board increased wages by an estimated 6%, which were increased again by 4.5% in the new plan. “We have had retention issues with teachers; we’ve had morale issues on campus; it has been harder than ever to be in education,” Board Presi- dent José Macias said. “Last year, I was really proud to lead a 6% raise because it told our teachers we appreciated them. It also sent a huge message that we want them to stay.” The details: Under the new plan, a 4.5% increase to the midpoint rate for teachers, nurses, counselors and librarians was added, which makes the starting salary for new teachers $60,264, according to JISD documents. The raise can be calculated by finding the middle of the salary range for the position, multiplying it by the percent increase, and that total will be added to individual salaries. • Auxiliary and paraprofessional staff, which includes police officers and bus drivers, received

a 5.5% raise on the midpoint. Administrative and professional staff were given a 3% raise on the midpoint. • Alongside these wage increases, various incen- tives were approved, such as sign-on, all-star, which is the full school year, and hard-to-fill jobs incentives. Meeting highlights: Originally, the raise for teach- ers was set at 3%. During the meeting, trustees approved an additional 1.5% increase, which adds an estimated $3 million expense to the budget. • Trustees Suzanne Kenoyer and Jennifer Rodríguez voted against the additional increase due to concerns about the budget deficit. • “Recurring costs cannot continue to dump into the general fund,” Kenoyer said. “We can’t take out a fund balance every year in a deficit budget.” • The district will also be undergoing an audit that focuses on the compensation plan and provides information on where improvements can be made. • Macias said trustees will be tasked with hard decisions by the time the audit is complete and the next budget comes around.

Hard-to-fill incentive for police officers, bus drivers, special education classroom paraprofessionals: $500

Administrative/professional staff 3% raise on the midpoint Spring incentives: $1,000 Winter incentives: $1,000

SOURCE: JUDSON ISD/COMMUNITY IMPACT

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Schertz City Council will meet July 25 at 6 p.m. 1400 Schertz Parkway, Bldg. 4, Schertz. 210-619-1030. www.schertz.com Cibolo City Council will meet July 25 at 6:30 p.m. 20203 S. Main St., Cibolo. 210-658-9900 • www.cibolotx.gov Universal City. 210-659-0333. www.universalcitytexas.gov Judson ISD will meet July 20 at 6 p.m. 8205 Palisades Drive, Live Oak. 210-945-5100 • www.judsonisd.org Universal City City Council will meet Aug. 1 at 6:30 p.m. 2150 Universal City Blvd., MEETINGS WE COVER HIGHLIGHTS CIBOLO City staff is asking for community input on the Comprehensive Plan, which outlines the vision for the city as it moves forward with future development and projects. Plan topics include land use and character, transportation, housing, and community facilities. Residents can give feedback on the city website or at upcoming public meetings.

Universal City City Council discusses patio homes UNIVERSAL CITY A new single-family project is being proposed at the corner of Athenian and Centerbrook in Universal City. On June 6, developer Terramark Urban Homes sought feedback from City Council before proceed- ing with a request to rezone the property from commercial to a planned unit development. The project: According to the developer’s plans, the project will include 27 patio homes with distinct appear- ances and about 1,562 square feet of living space, resident parking and a community space. Meeting highlights: Feedback from Council was mostly in favor of the development with a few concerns regarding

Proposed development

SOURCE: CITY OF UNIVERSAL CITY/COMMUNITY IMPACT

traffic as well as the ability for waste management and emergency services to access the properties.

What’s next?: With Council feedback, the developer can look into modifications to the property before going to the Universal City Planning and Zoning Commission. • The process includes presentations on a preliminary plan and the final plan to the commission and Council, followed by a vote.

Live Oak accepts bid for a Woodcrest Trail

allocation of $400,000 from Live Oak Economic Development Corp. funds for the project. The new trail will begin at Avery Road and connect with an existing walking and jogging trail at Woodcrest Park, located at 11021 Forest Pass Court.

LIVE OAK City Council on June 13 accepted a bid from Abelar Inc. for the construction of the new Woodcrest Trail project. The $262,000 bid included

authorization should a potential change order be needed for addi- tional work not to exceed 25%, or $65,500, of the base bid. In December, Council approved the

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2023

HOME EDITION

REAL ESTATE DATA

COMPILED BY JARRETT WHITENER

2022-23 Northeast San Antonio Metrocom real estate market at a glance Year-over-year data for the area shows ZIP codes on average having an increase in days on market and the average home sales price. The 78266 ZIP code was the only ZIP code in the area with a decrease in average price. Three out of ve ZIP codes saw a decrease in number of homes sold between 2022-2023 compared to 2021-2022.

1604

78108

78266 78148

78154

78233

SOURCES: SAN ANTONIO BOARD OF REALTORS, FREDDIE MACCOMMUNITY IMPACT

Number of homes sold

National mortgage rate data After staying relatively at the rst two years of the pandemic, mortgage rates have sharply risen since early 2022, peaking Nov. 10 of last year before seeing some decline the last six months. 30-year xed-rate mortgage 15-year xed-rate mortgage

June 2021-May 2022

June 2022-May 2023

6.48%

3.72%

3.22%

2.65%

5.73%

0 2%

3.16%

2.16%

2.43%

January 2020

January 2021

January 2022

January 2023

78108

78148

78154

78233

78266

Average home sales price

Average days on market

June 2021-May 2022

June 2022-May 2023

June 2021-May 2022

June 2022-May 2023

78108

78148

$343,131

$241,756

+9.28%

+11.79%

$375,003

$270,281

78154

78266

$274,656

$597,940

+11.05%

-22.88%

$305,010

$461,083

78233

$328,671

+13.22%

$372,106

78108

78148

78154

78233

78266

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INSIDE INFORMATION

COMPILED BY ERIC WEILBACHER

2023 HOME EDITION

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 5.25%.

Peak interest rates

As market values have decreased over the last year, interest rate increases from the Board of Governors of the Federal Reserve System Federal Open Markets Committee have continued. Interest rate increases occurred after almost every meeting of the group for the past 14 months. HOW IS YOUR INTEREST RATE DETERMINED? When applying for a mortgage or other type of loan, the federal funds rate serves as the baseline for determining an interest rate. FEDERAL FUNDS RATE Current rate target: 5%-5.25%* What is it? This is the interest rate banks use to lend money to each other overnight. Banks are legally required to keep a certain percentage of their customers’ money on reserve, prompting banks to aim for keeping enough money on reserve without going under their limit. Why change the rate? This is used by the Federal Reserve to both control the supply of money available and keep ination in check. As the rate goes up, it becomes more expensive to borrow money or take out a loan. *AS OF JUNE 14 CALCULATING AN INTEREST RATE A bank or mortgage lender will base its best rate—or prime rate—o of the uctuations in the federal funds rate. What is the prime rate? The prime rate is usually determined by adding three points to the federal funds target rate, but that can vary depending on the bank and other factors, according to Bill Chittenden, associate professor of nance at Texas State University. Current 30-year xed rates dropped slightly in June from a high of 6.79% to 6.71%, according to Freddie Mac, the Federal Home Loan Mortgage Corporation. Chittenden said for a homebuyer who has a budget of $1,500 for a monthly payment, that buyer could aord a roughly $350,000 mortgage two years ago. Due to increases in the federal funds rate, that same monthly payment could only get them a $260,000-$270,000 home in the current environment.

2003 After the 2001 recession, interest rates begin to climb up as the economy recovers.

2022 The Federal Reserve begins ratcheting up rates in response to record ination.

2020 In response to the economic fallout of the coronavirus pandemic, rates are again slashed to eectively zero.

2008 In response to the 2008 Great Recession, interest rates are slashed.

SOURCE: FEDERAL RESERVECOMMUNITY IMPACT

WHAT CAN I AFFORD? Mortgage interest rates determine the monthly cost of a home. These examples are based on reported average interest rates by Freddie Mac each June from 2020-23 with a conventional 20% down payment and a 30-year xed mortgage. The following does not take into account property tax rates, homeowner insurance, homeowners association fees or other costs that go into a monthly mortgage payment.

Home cost: $350,000 20% down Payment: $70,000 Loan term: 30-year xed Monthly principal and interest payment

June 2021: $1,183 (3.02%) June 2022: $1,634 (5.75%) June 2023: $1,808 (6.71%)

SOURCES: FEDERAL RESERVE, CONSUMER FINANCIAL PROTECTION BUREAU, FREDDIE MACCOMMUNITY IMPACT

SOURCE: FREDDIE MACCOMMUNITY IMPACT

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NORTHEAST SAN ANTONIO METROCOM EDITION • JULY 2023

RESIDENTIAL REAL ESTATE

GUIDE

For more home improvement tips visit communityimpact.com.

COMPILED BY SAMARA PENNY

2023 HOME EDITION

Bexar County home appraisals increase 14.8% Each year, appraisal values for San Antonio-area homes are assessed and often increase, leading homeowners to le protests. In 2023, the Bexar Appraisal District received 171,572 protests from owners—a decrease from the estimated 178,000 appeals led in 2022. BY JARRETT WHITENER Peter Snaddon, chief appraiser of the Guadalupe Appraisal District, said property is appraised at its “highest and best use,” and is dened as the most probable use that will yield the greatest net income to the land over a holding period. “Determining a parcel’s highest and best use is accomplished through the consideration of four standard tests which relate to the use that is physically possible, legally permissible, nancially

HOME IMPROVEMENT AND MAINTENANCE

Appraisals at a glance Appraisal Districts measure the value of a

MAINTAINING YOUR HOME

The National Association of Home Builders oers routine home maintenance tips for homeowners looking to maintain their homes’ value and ensure their safety.

ASK A PEST CONTROL EXPERT

RISING APPRAISALS Appraisal values in Bexar County increased by 15.8% in 2023, resulting in 171,572 property owners ling protests, which with evidence could result in reduced appraisal values. Economic A local population’s ability to be nancially able to purchase the property Physical/environmental The proposed or existing use must t the size, shape and topography. Governmental State, regional and municipal codes that put restrictions on what can be developed property based on four categories or factors. Social The number and ages of people moving in and out of an area, including household makeup

Find other useful home ownership tips at www.nahb.org.

Owner Lamar Williams, a Jacksonville, Fla., native, opened Joonbug Termite and Pest Control three years ago. Williams uses techniques he brought from Florida. WHAT ARE SOME THINGS TO AVOID DOING TO GET RID OF PESTS? [The] No. 1 thing with any pest out there, throughout the winter because bugs don’t die o in cold weather. The heat doesn’t make infestation worse or better; it’s just more of a favorable environment for them. HOW OFTEN SHOULD A HOMEOWNER SEEK PEST CONTROL?

According to appraisal district ocials, the overall market value in Bexar County increased by 15.8%, with single-family residential values increasing by 14.8%. The preliminary value of an average home was $341,650, up from $308,460 in 2022. Despite the appraisal increase of 14.8%, the state government protects property owners by using the homestead cap, which prohibits an increase over 10% year over year. With this cap, property owners would only see a maximum increase in property value by 10%. Appraisal districts determine the value of appraised real estate by looking at the physical and environmental aspects of the property, as well as governing city codes, the ages and number of people moving into an area and household makeup. While these are the main concepts to reach an appraisal value, appraisal districts can only share the full breakdown of a property value when an appeal is submitted by the owner.

whether you’re a company or doing it yourself, is to make sure you properly identify the insect because certain types of roaches and ants, if you use sprays on them, you’ll make it worse. WHAT IS THE PEAK SEASON FOR PEST INFESTATIONS? It varies year to year depending on the weather. This year, we didn’t have a bad winter, so we started getting calls as early as February, slowing down around the holidays. We still get calls even

feasible and maximally productive,” he said. Property owners can appeal the value of their property if they were given the incorrect appraised value, or the value is unequal compared with other properties. To have the appeal approved, evidence must be submitted to prove the property does not align with the appraised value. Although the deadline to le a protest has passed for 2023, homeowners have other tools at their disposal to help make housing costs more aordable. Cities, including Universal City, and Live Oak, oer homestead exemptions for residents age 65 and older. These exemptions lock tax rates for approved individuals and protect them from increases. For more information, residents are encouraged to contact local municipalities or the entity oering the exemption.

EXTERIOR

INTERIOR

We always recommend having a regular service every quarter, every three months. Baseboard sprays are a temporary x; they don’t really x the problems; they’re more of a Band-Aid. The way our service is set up is we do an initial treatment on the inside and the outside, then every three months we come back and redo the entire outside barrier, which is a seven- step process.

1 Roofs should be inspected by a qualied roofer every three years, and skylights should be inspected so leaks do not develop. 2 Ensure downspouts and gutters do not get clogged with leaves and other debris. 3 Inspect siding each year to see if it needs repainting, and trim shrubs away so they do not touch the siding. 4 Check for split or cracked caulking on windows and doors annually, and replace the caulk as necessary. 5 Moving parts of garage doors need to be oiled once every three months.

6 Air lters require regular replacement, generally once every three months. 7 Regularly check security alarms and circuit breakers . Check batteries in smoke and carbon monoxide detectors. 8 Clean each faucet’s aerator every three to four months. Maintain garbage disposals by running cold water through them. 9 Masonry walls can develop a white powder that can be scrubbed o with water and a sti brush. 10 Hardwood oors without polyurethane need to be waxed with a liquid or paste “spirit” wax. Use emulsion wax on vinyl.

+14.8% +15.8% +20.9%

Bexar County market values

Lamar Williams Owner Joonbug Termite and Pest Control 9210 Granberry Pass,

CLEARWOOD PATH

Single-family property values

Multifamily property values

Universal City 210-241-7660 https://joonbugpest.com

SOURCES: BEXAR COUNTY APPRAISAL DISTRICT, GUADALUPE COUNTY APPRAISAL DISTRICTCOMMUNITY IMPACT

GRANBERRY PASS

SOURCE: NATIONAL ASSOCIATION OF HOME BUILDERSCOMMUNITY IMPACT

LIVE OAK 14623 IH-35 N (210) 651-1911

RECTOR 819 E Rector Dr (210) 340-2244

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

STONE OAK 23026 US Hwy 281 N (210) 497-1322

CONTINUED FROM 1

Developing multifamily

Population changes Between 2016 and 2021, most area cities have seen increased populations with the city of Cibolo growing the fastest. More people are expected to move to the area and city’s will have to provide housing options.

Multiple multifamily developments are in progress to bring a variety of housing options for residents and people planning to move to the area.

2016 population 2021 population

Multifamily projects

Cibolo

Planned developments Open developments

3009

Dorado: Over 700 units

25,256

+24.68%

31,489

1103

Ascend at 1604: 424 units

SELMA

Schertz Station: 348 units

Live Oak

15,021 15,554

CIBOLO

+3.54%

RIPPS KREUSLER RD.

Citadel at Lookout: 300 units

Vero Sade: 288 units

Schertz

UNIVERSAL CITY The Grand at Cibolo Borgfeld: 364 units

37,597

CIBOLO COMMONS

+10.67%

Universal City Development 1: 268 units

41,607

W. BORGFELD RD.

Selma

BROAD OAK DR.

Trophy Oak: 324 units

8,866

+19.57%

LIVE OAK

1518

10,601

SCHERTZ

W. BYRD BLVD.

Universal City

Universal City Development 2: 291 units

19,733 19,679

0.27%

1518 Apartments: 300 units

1604

MAP NOT TO SCALE N

SOURCES: U.S. CENSUS BUREAU 2021 AMERICAN COMMUNITY SURVEY 5YEAR ESTIMATESCOMMUNITY IMPACT

SOURCES: CITIES OF SCHERTZ, CIBOLO, LIVE OAK, SELMA, UNIVERSAL CITYCOMMUNITY IMPACT

expectations set by the community, said Michael Cas- sata, Universal City development services director. “The city has put in place a [Planned Unit Devel- opment] process that allows for a thorough vetting of proposed multifamily developments,” Cassata said. “We are aware of the regional growth demands and need for additional housing, and strive to ensure that any development that is approved in Universal City meets the quality-of-life expecta- tions demanded by our residents.” Building multifamily The cities of Schertz, Cibolo, Selma, Live Oak and

Universal City have all experienced more multi- family units built alongside a growth in population. Over the last two years, developments such as Ascend at 1604, Trophy Oaks and the Citadel at Lookout Road have begun leasing apartments for residents. In Universal City, there are two upcoming mul- tifamily developments that were approved by City Council within the last six months, Cassata said. The rst location, at 2902 Pat Booker Road, will consist of 10 buildings and 268 units. The second development, at the southeast corner of Loop 1604 and West Byrd Boulevard, will have

eight buildings making up 291 units. Universal City is bound by other cities, so o- cials have to maximize available land to accommo- date increased residential and commercial growth, Cassata said. This means multifamily projects are popping up in areas where market conditions do not favor commercial development due to location and other factors. “Ideal places for new multifamily are adjacent to Loop 1604 and certain inll sites on Pat Booker Road that have traditionally been zoned com- mercial but are not viable commercial properties based on current market conditions,” Cassata said.

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2023 HOME EDITION

Increasing jobs The number of non-farm jobs in the San Antonio-New Braunfels Metropolitan Statistical Area has seen a steady increase, bringing more jobs to the area, which attracts more people and the need for more housing.

2023: 1.16M

2022: 1.11M

120,000

2019: 1.07M

2018: 1.06M

2021: 1.05M

2017: 1.03M

2016: 1.01M

110,000

2020: 951,300*

100,000

90,000

SOURCE: WORKFORCE SOLUTIONS ALAMOCOMMUNITY IMPACT

*NOTE: NUMBERS AS A RESULT OF THE COVID19 PANDEMIC

most appealing aspects is the small-town feel that makes residential areas feel like communities. When cities have an increase in population and need to accommodate that growth, the small-town charm can be lost in the increased developments, James said. “We have a lot of people who want that small-town feel that come here, and then the growth makes it not much of a small town anymore,” James said. In Cibolo, the Comprehensive Master Plan is being updated to lay out the plan for land use within the city, including multifamily develop- ments, Lee said. This plan will have a 30-year outlook on develop- ment in the city, and give city sta guidelines when planning future projects and addressing long-term goals, Lee said. To meet resident concerns and expectations, cit- ies are looking to local events, parks and alterna- tive forms of development to keep the community feeling residents are looking for when they move to the area. “We can’t stop growth,” James said. “It is not like we can put in place things to not grow. It really is about trying to manage that growth in a way that is positive, but it is also about trying to keep that unique sense of community.”

“There is also potential for some new multifamily in the Aviation District area.” Schertz and Cibolo have more room for devel- opment than surrounding cities, leading to many projects being conducted within either of those cit- ies’ limits, Assistant City Manager Brian James said. While many of the multifamily developments in Schertz are in design or planning phases, one development is under construction along FM 1518. James said this development is a joint eort between the developer and the Schertz Housing Authority to bring 300 units of workforce housing to the area. James explained that while aordable living units may have negative connotations, the cost of housing is nonetheless rising. With wages not increasing at a rate that keeps up, more people are now eligible to qualify for housing that is con- structed to be more aordable. “The cost of housing has grown so fast … that a lot of folks who qualify for [aordable housing] now aren’t who we would normally expect to qualify,” While city ocials have a hand in approving the incoming developments, each project is started with a developer who comes in and looks at a specic prop- erty to determine what they would like to use it for. “We have zoning around town that allows multi- family development,” he said. “It is just whether that James said. The process

developer is interested in that area of multifamily zoning or not.” When developers decide to use a property for a dierent use than it is zoned for, they move through the rezoning process, which leads to the planning and zoning commission and city council to approve the rezoning request, Schertz Planning Manager Emily Delgado said. Cibolo Economic Development Director Kelsee Jordan Lee said the Cibolo City Council has already determined zones for multifamily and planned unit developments. Each city has a planning and zoning team that works with developers throughout the planning process to ensure code compliance. Anytime a property is being rezoned, public hear- ings are held to give residents an opportunity to be involved in the conversation. Residents within 200 feet of the property will receive notices in the mail, and with enough prop- erty owners against the rezoning, residents can trig- ger a supermajority vote from Cibolo City Council, meaning the zoning approval would need a 75% vote before moving forward. “We are growing, and multifamily developments will continue coming, but we want residents to con- tinue giving us feedback, so we can have a plan for the future development,” Lee said. Finding balance For many residents within these cities, one of the

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