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NORTHEAST SAN ANTONIO METROCOM EDITION 2022
ONLINE AT
REAL ESTATE EDITION
VOLUME 1, ISSUE 10 JULY 9 AUG. 11, 2022
DIMINISHING AFFORDABILITY
MARKET WATCH
$408,809 median home value $111,254 annual income needed for a home of this median value 851,058 households in MSA 76.87% of households cannot a ord home value 0.1% priced out of the home market SOURCE: NATIONAL ASSOCIATION OF HOME BUILDERS COMMUNITY IMPACT NEWSPAPER Real estate experts are keeping an eye on the San Antonio- New Braunfels Metropolitan Statistical Area’s rising home prices and interest rates, and declining inventory and wages. CALCULATING AFFORDABILITY Experts recommend homebuyers invest three to four times their annual income on a home, while rst-time buyers should invest three and a half to four times their annual income.
IMPACTS
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Cibolo awards $8M for Cibolo Valley Drive reconstruction TRANSPORTATION UPDATES 6
REAL ESTATE EDITION 2022
Median home values across the San Antonio area have increased 17% year to date for 2022.
JARRETT WHITENER COMMUNITY IMPACT NEWSPAPER
Rising home prices outpace area wages
REAL ESTATE DATA
10
BY JARRETT WHITENER
Clare Losey, assistant research economist for the Texas A&M Uni- versity Texas Real Estate Research, said housing prices are outpac- ing increases in income, making it unlikely that the average income of $51,740 for the San Antonio-New Braunfels Metropolitan Statistical Area is enough to a ord the average closed values of homes in the area. “A ordability has certainly dimin- ished,” Losey said. “It is largely because the increase in home prices has pretty signi cantly outpaced the increase in incomes. It is very unlikely that a ordability is going to improve, at least signi cantly, over the next couple of years.” CONTINUED ON 16
In the Northeast San Antonio Met- rocom, the lowest average home sales price among the ve zip codes that make up the area was reported at $253,253 as of June, which is an estimated 52.06% increase from the 2017 lowest average home sales price of $166,548, according to data pro- vided by the San Antonio Board of Realtors. In the most recent data available, the SABOR reported in May the San Antonio area saw a 2% decrease in home sales compared to May 2021, and the median home prices have increased around 24%, which experts attribute to supply chain issues, in a- tion and housing demand.
Multiply annual income by 3.5 or 4 First-time homebuyers
Example: $50,000 × 3.5 = $175,000
MAKO'S ON THE CREEK
18
Multiply annual income by 3 or 4 Other homebuyers
Example: $50,000 × 3 = $150,000
NOTE: AFFORDABILITY CALCULATION DOES NOT INCLUDE INTEREST RATES, ADDITIONAL COSTS OR VARIABLES. SOURCE: TEXAS A&M UNIVERSITY REAL ESTATE RESEARCH CENTER COMMUNITY IMPACT NEWSPAPER
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COMMUNITY IMPACT NEWSPAPER • COMMUNITYIMPACT.COM
THIS ISSUE
ABOUT US
Owners John and Jennifer Garrett launched the rst edition of Community Impact Newspaper in 2005 with three full-time employees covering Round Rock and P ugerville, Texas. Now in 2022, CI is still locally owned. We have expanded to include hundreds of employees, our own software platform and printing facility, and over 30 hyperlocal editions across the state with a circulation to more than 2.4 million residential mailboxes.
HIGHLIGHTS FROM THIS MONTH
FROM JASELLE: In this month’s annual Real Estate Edition, Reporter Jarrett Whitener takes a look at how residents are juggling the soaring costs of the housing market with wages in the area’s top industries that are not always keeping up, making a ordability a challenge. Jaselle Luna, PUBLISHER
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FROM TRICIA: After I bought my northeast side house in 2015, I set to work making it mine. I put in new tile ooring, added crown molding, painted the kitchen cabinets white and painted the interior Sherwin-Williams Monorail Silver, a beautiful blue gray. But what are the trends now? We asked the experts and compiled the answers in a handy Home Improvement Guide you can nd inside this month’s edition. Tricia Schwennesen, EDITOR
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NORTHEAST SAN ANTONIO METROCOM EDITION • JULY 2022
IMPACTS
Businesses that have recently opened or are coming soon, relocating or expanding
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GARDEN RIDGE
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Planet Party
COURTESY PLANET PARTY
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3009
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CIBOLO
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SELMA
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SCHERTZ
EVERYDAY WAY
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stayApt Suites
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IKEA-RBFCU PKWY.
JARRETT WHITENER/COMMUNITY IMPACT NEWSPAPER
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UNIVERSAL CITY
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WOODLAND OAKS DR.
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LIVE OAK
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JoonBug Pest Control LLC COURTESY JOONBUG PEST CONTROL LLC
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Ridge, is undergoing Phase 3 of its build- ing addition. Lock Away Storage features 24-hour cameras, contactless rentals and other services to ensure customers have the best safety for their personal belong- ings. The expansion is estimated to finish
NOW OPEN 1 Modern Touch Dentistry in June opened a new location at 645 Woodland Oaks Drive, Ste. 200, Schertz. Modern Touch Dentistry offers high-quality clinical care and personalized service, according to their website. Services in- clude guided implant surgery, children’s dentistry, periodontics, endodontics, Invisalign and more. 210-810-3690. www.moderntouchdentisry.com 2 Planet Party opened a new location inside Rolling Oaks Mall in June. Located at 6909 N. Loop 1604 E., San Antonio, Planet Party will offer private party res- ervations. Planet Party allows families to have safe, private and clean parties with accommodations, such as a game room, a free play arcade, a toddler zone, kiddie rides, moon bounces and more. Party sizes at Planet Party are up to 72 guests, and food, drinks and decorations are not included. 210-535-7096. www.planetpartysa.com 3 HealthTexas on June 6 opened a clinic at 16977 I-35 N., Ste. 260, Schertz. Dr. John Brian Lim heads the Schertz clinic, which focuses on provid- ing the community with primary care
physicians. 210-477-7181. www.healthtexas.org 4 Creepy Classics on May 14 celebrated a grand opening at Rolling Oaks Mall, 6909 N. Loop 1604 E., San Antonio. Creepy Classics sells books, decor, clothing, movie memorabilia and other products based on the horror genre. www.facebook.com/creepyclassics COMING SOON 5 UBEO of San Antonio will open a new location at 17750 Lookout Road, Ste. 505, Schertz. UBEO is a business technology consultant that tailors solutions based on the needs of clients. The new location is anticipated to open by the end of the year. 1-888-201-8431. www.ubeo.com 6 R&R Air Freight will open a new location at 17750 Lookout Road, Ste. 535, Schertz. R&R assists with distribution, lo- gistics and warehousing needs for freight products. The location is estimated to open Sept. 30. 210-946-9447. 7 stayApt Suites will open a new location at 7645 N. Loop 1604 E., Live Oak. The new location will offer apart- ment-style hotel rooms featuring dedi- cated living rooms, kitchens and separate
bedrooms. The new location is set to open in July. 210-239-1112. www.stayapt.com 8 iCode Cibolo will open in the Cibolo Crossing retail center located at 18384 I-35 N., Ste. 121, Schertz. iCode offers STEM education courses featuring multiple topics for students ages 8-18. An official opening date has not been announced. www.icodeschool.com RELOCATIONS 9 Raul’s Sports Store officials on June 9 announced the store would be opening a new location at Rolling Oaks Mall, 6909 N. Loop 1604 E., San Antonio. Raul’s Sports Store was formerly located at Wonderland of the Americas, 4522 Fredericksburg Road, in Balcones Heights. The store sells sports memorabil- ia and custom products including branded barbecue gear and clothing. An opening date has not been announced. 210-607-9731. www.raulssportsstore.com EXPANSIONS 10 Lock Away Storage-Garden Ridge , located at 9384 Schoenthal Road, Garden
on July 29. 210-934-1545. www.lockaway-storage.com ANNIVERSARIES
11 JoonBug Pest Control LLC celebrated its one-year anniversary July 1. JoonBug is located at 405 W. Lindbergh Blvd., Univer- sal City, and offers pest control services for rodents, termites, mosquitoes and more. 210-241-7660. www.joonbugpest.com NEW OWNERSHIP 12 In June, Strahler Dental Partners took over the dental practice owned by Mark A. Penshorn. The practice, located at 2501 FM 3009, Schertz, offers dental care for adults and children. Dr. Cody Strahler and Penshorn have worked together since 2021. 210-659-1379. www.drpenshorn.com IN THE NEWS On June 16, the city of Schertz an- nounced Fire Chief Kade Long’s retire-
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COMMUNITY IMPACT NEWSPAPER • COMMUNITYIMPACT.COM
TO-DO LIST
July events
COMPILED BY TRICIA SCHWENNESEN & JARRETT WHITENER
SUPPORT A CITIZEN’S POLICE ACADEMY OLYMPIA HILLS GOLF AND EVENT CENTER
CATCH A FLICK AND FLOAT PICKRELL PARK
JULY 16
JULY 23
Enjoy a casino night at the Olympia Hills Golf and Event Center where proceeds bene t the Universal City Citizens Police Academy Alumni Association. Guests can expect games, prizes and refreshments. 6-9 p.m. $40 per person. 12900 Mount Olympus, Universal City. 210-659-0333, ext. 52. www.uccpaaa.org/events
23 STROLL ALONG CIBOLO’S DOWNTOWN MARKET DAYS Enjoy food trucks, crafts and the wares of vendors along a closed Main Street from Pfeil Road to Loop 539. Market Days occur every fourth Saturday of the month from March-November. Check the city’s website or social media in the event of rain. 9 a.m.-2 p.m. Free (admission). Main Street, Cibolo. 210-658-9900. www.facebook.com/ CityOfCibolo/events 30 CELEBRATE THE MAGIC OF DISNEY’S ENCANTO Get out your favorite lawn chair or blanket for Universal City’s Movies in the Park. The PG-rated 2021 film follows Colombian teenager Mirabel as she navigates the relationships within her magical family. Guests can expect music, dancing and karaoke from 7 to 8:30 p.m. Movies begin at sunset. Concessions available. Free admission and parking. Universal City Park, 305 North Blvd. 210-659-0333 www.universalcitytexas.com/679/ Movies-In-the-Park Catch a viewing of the 2009 lm “Cloudy with a Chance of Meatballs” as part of the Schertz Parks and Recreation Department’s Music & Movies in the Park. Arrive early as there are occupancy limits for the pool. 7-11 p.m. Free. Pickrell Park Pool, 703 Oak St., Schertz. 210-619-1850. www.schertz.com/ calendar COURTESY CITY OF SCHERTZ
The city of Schertz celebrated the grand opening of the first Great Northern Trail section on June 21. The entire 8-mile trail once complete will connect Schertz Parkway to Cypress Point.
COURTESY CITY OF UNIVERSAL CITY
COURTESY CITY OF SCHERTZ
JULY 14 SHARE SOME POETRY AT AN OPEN MIC NIGHT Practicing poets are welcome for open mic night at the Schertz Public Library on the second Thursday of the month. 6:30-8 p.m. Free. Meeting room 1, 798 Schertz Parkway, Schertz. www.schertz.com/calendar 23 LEARN ABOUT WELLNESS AT THE PARK Hands ‘N Harmony Health and Wellness will host Wellness Day in the Park, a family-friendly event encouraging families to get outside and get active. The event will include music, food vendors, fitness demonstrations and free activities. Health and wellness professionals can register to participate on the event web page. 8:30-11:30 a.m. Free (admission). Red Horse Park, 1100 North Blvd., Universal City. 210-566- 1168. www.handsnharmonywellness. com/specialevent
ment effective June 30. Long joined the city of Schertz in August 2015 as the assistant fire chief and was promoted to fire chief in 2017. Former Assistant Fire Chief Greg Rodgers was made Fire Chief effective July 1. Universal City City Council on June 7 recognized Capt. Bobby Martin for his retirement. Martin served as a firefighter for 36 years and was promoted to captain in 2006. City Council awarded Martin for FEATURED IMPACT NOW OPEN The city of Schertz celebrated the grand opening of the rst segment of the Great Northern Trail on June 21. The trail stretches 8 miles and connects Schertz Parkway to Cypress Point. The rst section is about half-mile in length, from Schertz Parkway to Wiederstein Road. Design on the next section is already in the works. The project is estimated to be complete over the next decade at a cost of $1.5 million. 210-619-1600. www.schertz.com/ 191/Parks-Recreation
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his dedication and service to Universal City over the years. CLOSINGS 13 1103 Nutrition , located at 2451 FM 1103, Ste. 105, Cibolo, closed on June 3. 1103 Nutrition focused on healthy, nutri- tional and affordable beverages such as shakes, teas, and iced coffees. 830-358-9902.
Find more or submit Northeast San Antonio events at communityimpact.com/event- calendar. Event organizers can submit local events online to be considered for the print edition. Submitting details for consideration does not guarantee publication.
(Regularly $259) Includes Exam & X-rays $ 49 New Patient Special
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645 Woodland Oaks Dr., Suite 200, Schertz, Tx, 78154 www.moderntouchdentistry.com Call for Appointment: 210-810-3690
Dr. Hoda Ghanizadeh
Dr. Iman Marashi
5
NORTHEAST SAN ANTONIO METROCOM EDITION • JULY 2022
TRANSPORTATION UPDATES
COMPILED BY JARRETT WHITENER
Cibolo awards $8M for Cibolo Valley Drive reconstruction Cibolo City Council on June 14 awarded $8.09 million to D&D SEGMENT BREAKDOWN This project has been divided into seven segments based on repair needs. Timelines for each segment have not been set but could overlap with one another.
ONGOING PROJECT
3009
Contractors Inc. for the rehabilitation of Cibolo Valley Drive from FM 1103 to Old Wiederstein Road. This project is partly funded by the certi cate of obligation bond passed in 2020, which allocated $5 million to the road. The remaining balance will be split between the general fund with an allocated $2.5 million as well as the city’s street and maintenance fund with an allocated $798,290. According to Capital Improvement Project Manager Mike Natalino, Cibolo Valley Drive is the largest single proj- ect the city has undertaken to date. Due to the project’s size, the city used two engineering rms to break the development into seven segments, each based on the type of work needed. “The entire roadway will receive a continuous top coat,” Natalino said. “It will not be like Old Wiederstein Road, which has those segments where you can feel the bumps every
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ELAINE S. SCHLATHER INTERMEDIATE SCHOOL
1 Segment 2 Segment 3 Segment 4 Segment 5 Segment 6 Segment 7 Segment NOTE: SEGMENTS DO NOT INDICATE ORDER OF CONSTRUCTION
OLD WIEDERSTEIN RD.
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ALL INFORMATION ON THIS PAGE WAS UPDATED AS OF JUNE 21. NEWS OR QUESTIONS ABOUT THESE OR OTHER LOCAL TRANSPORTATION PROJECTS? EMAIL US AT NEMNEWS COMMUNITYIMPACT.COM. Cost: not to exceed $4.9 million Funding source: Schertz Economic Development Corporation reserves Tri-County Parkway reconstruction The city of Schertz is reconstructing Tri-County Parkway from Corridor Parkway to FM 3009 and on Lookout Road from Doerr Lane to Tri-Coun- ty Parkway. This project also adds sanitary sewer line upgrades along Lookout Road. Status: Due to rain events in the area, sinkholes appeared in the excavated area causing setbacks for Tri-County Parkway. Due to a cement shortage, the project will switch to using lime stabilize the soil. Timeline: April-end of 2022
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SOURCE: CITY OF CIBOLO COMMUNITY IMPACT NEWSPAPER
time you transition.” According to Director of Public Works Timothy Fousse, the city is working with Schertz-Cibolo-Uni- versal City ISD to direct school tra c while sections are under construction. To prevent access to schools along Cibolo Valley Drive, the segments near schools will not be under construction while school is in session.
Despite the segment in the middle of Old Wiederstein and Green Valley roads not being under construction until the summer, the tra c pattern for Elaine S. Schlather Intermediate School will be altered beginning at the start of the 2022-23 school year. The project is estimated to begin in early August and be completed by the end of August 2023.
River of Life Christian Ministry
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Pastor Evangelist Mary L. Springs
5624 Randolph Blvd., San Antonio, TX 78233 210-773-4430 • TheRiverSA.Com • msprings@satx.rr.com
6
COMMUNITY IMPACT NEWSPAPER • COMMUNITYIMPACT.COM
EDUCATION BRIEFS
News from Comal, Judson & Schertz-Cibolo-Universal City ISDs
Schertz-Cibolo-Universal City ISD will meet July 19 at 6 p.m. 1060 Elbel Road, Schertz 210-945-6200. www.scuc.txed.net/scucisd Judson ISD will meet July 21 at 6 p.m. 8205 Palisades Drive, Live Oak 210-945-5100. www.judsonisd.org Comal ISD will meet July 19 at 6 p.m. 1404 N. I-35, New Braunfels 830-221-2000. www.comalisd.org MEETINGS WE COVER Kim announced his resignation during a June 7 board of trustees budget workshop meeting. Citing personal reasons, Kim submitted his resignation that will be effective Sept. 30. He will be taking personal leave until that date, according to the district. In a June 8 letter to the community, CISD Board President Jason York said that Mandy Epley, assistant superintendent of strategic initiatives and programs at CISD, has been appointed to serve as interim superintendent. DISTRICT HIGHLIGHTS COMAL ISD On June 20, the Comal ISD board of trustees approved the fiscal year 2022-23 budget. The $294.58 million budget includes $156.45 million for instruction, and almost $26 million is expected to go back to the state of Texas in recapture payments. Also, the board adopted a $15.98 million child nutrition fund budget and $100.53 million debt service fund budget. JUDSON ISD Jeanette Smallwood was named the Judson ISD Bus Assistant of the 2021-22 school year. Smallwood assists on buses that serve students with special needs and has worked with the district since 2017. SCHERTZ-CIBOLO-UNIVERSAL CITY ISD Veronica Goldhorn retired from the district after serving 30 years as a teacher, assistant principal, principal and director of elementary education. Goldhorn also grew up and attended school in the district. COMAL ISD Superintendent Andrew
Judson ISD approves FY 2022-23 budget, compensation
BY JARRETT WHITENER
BUDGET BREAKDOWN The FY 2022-23 general fund budget increases revenue an estimated 7.55% while expenditures increase 12.95%.
JUDSON ISD The board of trustees on June 22 approved the final budget for fiscal year 2022-23. According to the budget, in FY 2022-23, the district will have an estimated taxable value of $12.65 billion, which is an increase of $730 million compared to FY 2021-22. This new budget gives the district a general operating fund increase of 7.55% with FY 2022-23 revenue estimated to be $233.8 million. This estimated revenue is $17.66 million higher than FY 2021-22 revenue. On the expenditures side, the district anticipates spend- ing $258.75 million, which is $33.51 million, or 12.95%, higher than the previous year. Bill Atkins, assistant superintendent of finance and operations, said personnel makes up 84% of total expenditures. Atkins said the budget includes $650,000 for increasing capacity of the curriculum and instruction department. Through all revenue streams which include the Interest and Sinking Fund and the Child Nutrition Fund, the estimated revenue is $297.08 million, and estimated expenditures total $322.04 million, resulting in a $24.96 million deficit. “If we adopt the budget, we have an almost $25 million
$297.08M Total estimated revenue $322.04M Total estimated expenditures
$24.96M Total estimated deficit $1.22 Estimated total tax rate per $100 property value
SOURCE: JUDSON ISD/ COMMUNITY IMPACT NEWSPAPER
budget deficit,” Atkins said. “But we do have a healthy fund balance.” Under the budget, the maintenance and operation tax rate would be $0.8546, and the interest and sinking tax rate would be $0.3654, bringing the total rate to $1.22 per $100 property value. Atkins noted tax rates are estimated and will not be officially adopted until September. The budget also includes the compensation plan. Board trustees agreed to a 4% midpoint raise for professional staff; a 6% midpoint raise for auxiliary, clerical, teachers and other staff; and a one-time incentive for employees.
Schertz-Cibolo-Universal City ISD board of trustees approves pay increases, bonuses for FY 2022-23
2022-23 COMPENSATION The board of trustees unanimously approved pay increases June 21. 2.5% increase for teachers, librarians, counselors and nurses 2.5% increase for paraprofessionals, auxiliary and clerical staff 1.5% increase for administrators $500 recruitment and retention bonus for eligible employees SOURCE: SCHERTZ-CIBOLO-UNIVERSAL CITY ISD/COMMUNITY IMPACT NEWSPAPER
BY TRICIA SCHWENNESEN
presentation given to board members. The district’s teachers, counselors, nurses and clerical staff will get a 2.5% raise from the midpoint of each pay grade. Trustees also approved a one-time $500 retention bonus—minus taxes—to be paid on Jan. 27 for all eligible employees. The compensation package included market adjustments that raised pay for some workers as much as 10%-20%.
SCHERTZ-CIBOLO-UNIVERSAL CITY ISD The board of trustees unan- imously approved June 21 a fiscal year 2022-23 compensation package that brings pay raises to all employees. Administrators, such as principals and assistant principals, will see a 1.5% increase from the midpoint of each pay grade. Beginning teacher salaries for those with no experience will begin at $53,200, according to a
7
NORTHEAST SAN ANTONIO METROCOM EDITION • JULY 2022
CITY & COUNTY
News from Cibolo, Live Oak & Schertz
Schertz City Council approves nearly $20 million bond resolution
SCHERTZ City Council on June 7 passed a resolu- tion with the intention to purchase $19,855,000 in certificates of obligation. The funds through the bonds would be used to cover FM 1518 road improvements, Main Street improvements, the replacement of the Northcliffe AC Pipe, the Live Oak Water Transmission Main and the relocation of utilities on FM 1518. City staff explained that a little over $11 million of the bonds are tied to water and sewer funds, which are not supported by taxes. Council Member Davis Scagliola raised concerns about the funds not being voter-approved, and said the city should be transparent, despite the tax rates not being raised as a result of purchasing the bonds. “I don’t like this idea,” Scagliola said. “I don’t like spending that kind of money without voter approval and without really having considerable input from residents themselves.” Assistant City Manager Brian James explained that the projects do not result in new infrastructure and that community feedback suggests residents expect the city to maintain current infrastructure.
“What I have heard in the 10 years I’ve been here is residents expect us to deal with basic city services: police protection, fire protection, streets, water lines, sewer lines, basic maintenance of parks,” James said. “That is the thing that we routinely hear from our residents.” City Council voted 5-1 in favor of the resolution with Scagliola voting against the item. The approval of the resolution only shows an intention from the city to purchase certificates of obligation in the amount of $19,855,000. Council will revisit the item Aug. 2, when it is expected to approve the sale of the bonds after the bid process ends. Schertz residents not in favor of the bonds can put together a petition to stop the sale of the bonds and move the bonds to the next ballot to be voted on. The petition needs to be supported by 5% of registered voters to succeed. The deadline to submit the petition is 45 days following the approval of the resolution, meaning the petition would need to be submitted before the Aug. 2 issuance of certificates of obligation.
PRICE BREAKDOWN Should Schertz purchase the $19.86 million in certificates of obligation, the funds would be split among five projects with three being utility-related.
Total: $19.86 million
FM 1518 road improvements: $5.61 million FM 1518 utility relocation: $5 million Live Oak Water Transmission Main: $4 million Main Street improvements: $3.25 million Northcliffe AC Pipe replacement: $2 million
SOURCE: CITY OF SCHERTZ
Live Oak Economic Development Corp. to contribute $7.75 million toward debt service
Cibolo Council revisits city’s noise ordinance
CIBOLO City Council on June 14 discussed the noise ordinance for the city, which was previously brought up in April to allow residents and business owners to come to an agreement about how to deal with noise downtown. Cibolo Police Chief Bryan Huggins gave a presentation on the results of a stakeholder meeting between resi- dents and businesses, and presented a compromise for council to consider. Council Member Katie Cunning- ham said the noise issue needs to
be addressed in the unified devel- opment code, or UDC, and the code needs to be revisited. “I think we really need to look at the UDC before looking at the decibels, not that the decibels are not something to look at, but that we really need to look at the UDC and see what is realistic,” Cunningham said. Due to conflicting opinions and comments from residents and busi- ness owners, City Council gave staff direction to bring back options to be voted on during a future meeting.
LIVE OAK City Council approved a resolution June 14 to accept $7.75 million from the Live Oak Economic Development Corp. to help repay debt on the 2022 bond series. The $18 million bond was approved to be used for repairing and maintaining major collector streets within the city. The LOEDC was able to contribute to the payment because the street repairs and maintenance meet the
criteria for a permissible project, and the money contributes to new or expanded business development.
PAYING OFF DEBT
• The Live Oak Economic Development Corp. gave $7.75M to the city to help pay off debt • The debt is the $18 million bond that passed for streets SOURCE: CITY OF LIVE OAK
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COMMUNITY IMPACT NEWSPAPER • COMMUNITYIMPACT.COM
COMPILED BY JARRETT WHITENER
Schertz City Council will meet July 12, 26 and Aug. 2 at 6 p.m. 1400 Schertz Parkway, Bldg. 4, Schertz. 201-619-1030. www.schertz.com Cibolo City Council will meet July 12 at 6:30 p.m. 200 S. Main St., Cibolo. 210-658-9900. www.cibolo.gov Universal City City Council will meet July 19 at 6:30 p.m. 2150 Universal City Blvd., Universal City. 210-659-0333. www.universalcitytexas.com Garden Ridge City Council will meet July 13 at 6 p.m. 9400 Municipal Parkway, Garden Ridge. 210-651-6632. www.ci.garden-ridge.tx.us Live Oak City Council will meet July 12 at 7 p.m. 8001 Shin Oak Drive, Live Oak. 210-653-9140. www.liveoaktx.net Selma City Council will meet July 13 at 6:30 p.m. 9375 Corporate Drive, Selma. 210-651-6661. www.ci.selma.tx.us MEETINGS WE COVER CITY HIGHLIGHTS Live Oak City Council on June 14 was in favor of a modernized and more vibrant city flag design.
Cibolo discusses land swap for Niemietz Park CIBOLO City Councilon June 14 discussed a land swap with the Cibolo Economic Development Corp. for Niemi- etz Park.
TRADING SPACES The Cibolo Economic Development Corp. wants to trade land with the city of Cibolo to make space for a multi-use development featuring Niemietz Park, a hotel, restaurants, retail shopping and green spaces.
In August 2021, the CEDC closed on the purchase of about 16 acres of commercial land adjacent to Niemietz Park. This purchase was to find new and unique economic development opportunities for the city, according to city officials. As part of the initiative, the CEDC is requesting a one-to-one swap trading a section of the city’s current park with a section of the adjacent EDC property. The swap would shift the park to the center of the development, changing the layout and orientation of the park. The city would continue to own and operate Niemi- etz Park while the EDC develops the surrounding area. The development plan showed a hotel, restaurants, retail shopping and live entertainment for the area. The council requested revisions to the plan and will revisit the trade in a future meeting. If approved, the swap would potentially go to voters on the November ballot. Mayor Stosh Boyle shared his support for the trade, which would help revitalize the park and add more parking for the area. “A lot of times, these park properties fall by the wayside and you just get what you got, and you have to build around it,” Boyle said. “By the EDC purchasing the land next to it, it gives us an opportunity to clean this up.”
Local retail Local entertainment Local restaurant
Green space (open) (land swap)
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Hotel
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SOURCE: CITY OF CIBOLO
Council Member Katie Cunningham said the park would be a great addition to the city as long as the same ameni- ties are available after the property is adjusted. “I want to ensure that by doing a land swap, we are not sacrificing something that we already have for the promise of something that may not happen,” Cunningham said.
SCHOOL SUPPLIES DRIVE
Help support our Community. Drop off your School Supply Donation during the month of July at: First United Bank 4917 FM 3009 Schertz, TX 78154
Member FDIC.
Equal Housing Lender. NMLS# 400025.
© 2022 First United Bank. All rights reserved.
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NORTHEAST SAN ANTONIO METROCOM EDITION • JULY 2022
2022
REAL ESTATE EDITION
REAL ESTATE DATA
Data on the local real estate market
COMPILED BY TRICIA SCHWENNESEN
2021-22 Northeast San Antonio metrocom Real estate market at a glance
78108 78148 78154 78233 78266
35
Data from the San Antonio Board of Realtors paints a picture of a hot real estate market with average home prices rising by a minimum of 16% but up to more than 25% in other areas. Fewer homes were sold over the last year compared to the previous year,
1604
but they are spending fewer days on the market. SOURCES: SAN ANTONIO BOARD OF REALTORS, FREDDIE MAC COMMUNITY IMPACT NEWSPAPER
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10
Average days on market
Median home sales price
May 2021
May 2022
June 2020-May 2021
June 2021-May 2022
78108
78233
$271,000
$196,000
+25.46%
+21.35%
$340,000
$237,850
78266
78148
$455,000
$222,166
+17.48%
+16.48%
$261,000
$530,000
78154
$260,000
+19.23%
$310,000
Bexar County
Comal County
Guadalupe County
National mortgage rate data Mortgage rates steadily declined early in the pandemic with the 30-year xed-rate mortgage dropping to as low as 2.65% in January 2021. Rates have since increased, spiking to their highest point since 2009 as of early May.
Number of homes sold
June 2020-May 2021
June 2021-May 2022
30-year xed-rate mortgage
15-year xed-rate mortgage
5.27%
5%
4.51%
3.72%
4.52%
4%
2.65% 3.22%
3%
3.99%
3.16%
2% 0 January 2019
2.16%
2.43%
January 2020
January 2021
January 2022
78108
78148
78154
78233
78266
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10
COMMUNITY IMPACT NEWSPAPER • COMMUNITYIMPACT.COM
DEVELOPMENT UPDATES
Developments underway in the northeast area
COMPILED BY JARRETT WHITENER
PHOTOS BY JARRETT WHITENER COMMUNITY IMPACT NEWSPAPER
BUFFALO CROSSING II Bu alo Crossing II is a 162-acre planned unit development that allows for mixed-density single- family homes, located on Bu alo Crossing in Cibolo, according to city o cials. Multiple developers, including Bella Vista, Gehan Homes and Bellaire Homes, are working over the next ve years on di erent sections of the community located behind the existing Bu alo Crossing neighborhood. Prices and availability timelines vary. Plans call for 480 units with a mix of 60-foot and 70-foot lots with about 20.6 acres of open space and 4,067 linear feet of walking and biking trails linking Schlather Park to the Gatewood subdivision.
RED RIVER RANCH Red River Ranch has been ongoing since 2015 and consists of six residential phases totaling 380 single- family lots, a 324-unit multifamily development and four commercially zoned lots fronting FM 78. According to developer D.R. Horton, oor plans vary from three to ve bedrooms and include granite countertops, stainless steel appliances, nine-foot ceilings and more. Red River Ranch is also providing 20.8 acres of parkland dedication. According to D.R. Horton, housing prices are estimated from $307,000, and new construction homes are sold out, but an interest list is available for providing updates to potential buyers. A completion date has not been announced.
ASCEND AT 1604 Ascend at 1604 is located at 6730 N. Loop 1604 E., San Antonio, and will o er apartments and “casitas” that developers, DHI Communities, classify as “elevated living.” The development o ers multiple rental options, including one-, two- and three-bedroom apartment homes as well as single-family casitas with rental prices ranging from $1,145-$1,925. As development gets closer to completion, applications have opened for potential renters, and an interest list is available for those who want to learn more about the community and a potential opening date. As of early July, an opening date has not been announced.
1103
1103
78
1604
BUFFALO CROSSING
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DORADO AT CIBOLO CROSSING The two-phase multifamily project, part of Cibolo Crossing located along I-35 across from Santikos Cibolo, is under development by Grey Forest Development LLC. Development of the 305 units is in Phase 1, according to the city of Cibolo, but has faced a delay since July 2021 related to supply chain and construction complications. The project remains on hold as of early this year with no date to resume work announced, the developer said.
35
3009
CIBOLO CROSSING
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In this HOT market you need a buyer specialist
Jill Whittaker , REALTOR ® Schertz Sales Manager, Veteran
210.317.4311 • jill-whittaker@jbgoodwin.com • JillLovesHomes.com
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NORTHEAST SAN ANTONIO METROCOM EDITION • JULY 2022
PEOPLE
Gage Mueller Solar energy specialist, ADT Solar
BY LAURA ROBB
Gage Mueller, a solar energy specialist at ADT Solar, has experience in the solar energy industry as both a customer and a service provider. After installing solar panels on his own house in 2017, Mueller’s interest in solar energy grew until he decided to pursue a career in the industry in 2020 with SunPro, now ADT Solar, a residential and commercial solar panel company. In 2020, ADT Solar installed panels that produced more than 43,600 kilowatts of solar energy in Texas, accord- ing to Solar Power World. Answers have been edited for length and clarity.
WHAT QUESTIONS SHOULD PEOPLE ASK WHEN CONSIDERING SOLAR? Homeowners should ask: “Do I qualify for the tax credit?” They should call their [certi ed public accountant], because the solar [panel] sales guy will say, “The government will give you 26%.” But it’s not true—you have to qualify. The other question that I tell people to get answered is: How will this a ect your homeowner’s insurance? The panels are attached to your dwelling. Per the law, anything attached to the dwelling is covered by homeowner’s insurance. Your premium may go up—but you need to know that ahead of time to make an informed decision. Once solar is up, there’s nothing you can do. DO SOLAR PANELS IMPACT APPRAISALS AND PROPERTY TAXES? Most of the time, solar increases the value of your house—which is good, but you don’t pay a higher property tax. If your house appraises for $200,000 today and you put $20,000 worth of solar on it, then it appraised for $220,000. Your tax liability is still $200,000—because $20,000 is solar renewable energy
and quali es for an exemption. So you gain the value in the appraisal, but not in property taxes. WHAT CREDITS AND REBATES ARE AVAILABLE? It’s a federal tax credit. There is a di erence between the words “credit” and “rebate.” It’s a credit, so you do have to qualify. Currently, it’s 26% of the cost of the solar [pan- els] or the contract. That can mean installation costs, panels, inverters, bolts, railing, all of it. The credit is good through the end of 2022. Next year, it drops to 22%. In 2023, on the residential side, it goes away. WHAT VARIABLES CAN AFFECT THE EFFECTIVENESS OF SOLAR PANELS? It can depend on a lot of things. You need to ask yourself: How does your house sit? Do you have a good, southern-facing roof? Are there obstructions causing shading? The sun has to be able to hit those panels in order for it to do its job. Is the roof less than 5 years old? Does it have roof penetrations? Those elements can complicate installations. ... People like fancy roof lines, but they aren’t very conducive for solar.
Gage Mueller said solar energy panels can increase a home’s value without increasing property taxes. (George Wiebe/Community Impact Newspaper)
“PEOPLE LIKE FANCY ROOF LINES, BUT THEY AREN’T VERY CONDUCIVE FOR SOLAR.” GAGE MUELLER, SOLAR ENERGY SPECIALIST AT ADT SOLAR
STATE stats
According to the Solar Energy Industries Association, the national trade association for the solar power industry, Texas was ranked No. 1 in the nation for solar panel use in the rst quarter of 2022. SEIA data predicts Texas will lead the nation in growth in the solar energy industry over the next ve years.
10,088 jobs in the
of the state’s electricity is solar.
3.75%
solar industry
506 solar energy companies 202 installers and developers
85 manufacturers
219
other
invested by the solar industry statewide as of Q1 of 2022
more megawatts projected from solar energy in the next ve years
$16.6B
18,401
SOURCE: SOLAR ENERGY INDUSTRIES ASSOCIATION COMMUNITY IMPACT NEWSPAPER
EMPHASIZING ENERGY EFFICIENCY
While the U.S. Department of Energy recommends a professional assessment of a home’s energy e ciency, it is also possible for homeowners to perform one on their own. Here is a list of areas to check when assessing a home’s energy usage.
AIR LEAKS Air leaks can save up to 20% on energy per year if addressed. In
INSULATION Depending on building ages, insulation may not be up to standard. Checking attics, walls near outlets and basements can ensure heat losses are kept to a minimum. Wall insulation may require a thermographic evaluation. APPLIANCES Energy use for appliances can be estimated using the energy guide label on the appliance itself or by using an electricity usage monitor. Unplugging appliances in between uses can keep them from drawing unused electricity.
LIGHTING When replacing bulbs, residents can consider LEDs as well as energy-saving incandescent bulbs. Electric utilities may o er rebates for purchasing energy-e cient lamps. HEATING AND COOLING The U.S. Department of Energy recommends upgrading systems older than 15 years. Checking ductwork for dirt streaks can reveal air leaks, which can be sealed.
addition to leaking windows and doors, check for leaks on baseboards or where di erent building materials meet. Leaks can be sealed or plugged with caulk or weather stripping.
SOURCE: U.S. DEPARTMENT OF ENERGY COMMUNITY IMPACT NEWSPAPER
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COMMUNITY IMPACT NEWSPAPER • COMMUNITYIMPACT.COM
GUIDE
Local businesses o er home improvement tips
2022 REAL ESTATE EDITION
ASK A REALTOR
MAINTAINING YOUR HOME The National Association of Home Builders o ers routine home
BY TRICIA SCHWENNESEN
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Jill Whittaker is a Realtor with JB Goodwin Homes, based in Schertz. She o ers advice for both buyers and sellers who are considering the Northeast San Antonio metrocom area.
maintenance tips for homeowners looking to maintain their homes’ value and ensure their safety.
2
paid out of the proceeds. [Another] option if they don’t have the money, but if they did have to invest in just one thing, I would say, like, landscaping you can do yourself, so you can do that more economically, like, pull up a lawn mower and just cut the grass. That doesn’t cost you any money. So, I would probably focus on the ooring, and make sure that the ooring is uniform and clean, and if the carpet needs to be replaced to replace it versus trying to clean it. WHAT HOME CHARACTERISTICS ARE YOU NOTICING HOMEBUYERS ARE MOST INTERESTED IN OR ARE LOOKING FOR IN THE NORTHEAST SAN ANTONIO METROCOM AREA? We have a limited supply, so you would think they would be looking for anything that they can get accepted on, but that is, interestingly enough, not the case. They are still looking for a move-in ready home, so it needs to be clean, it needs to be updated with those things that we just talked about: ooring, paint. Those are the two biggest things, but cleanliness is a big thing to them. The houses that are sitting on the market are typically dirty. And there [are] clearly maintenance issues that need to be addressed so buyers, even with the low inventory, [are] reluctant to invest in that big of an investment—hundreds of thousands of dollars—on a property that kind of looks gross. WHEN YOU ARE WORKING WITH POTENTIAL BUYERS, WHAT ARE SOME THINGS THAT THEY CAN DO TO PREPARE FOR BUYING A HOUSE? The No. 1 thing they can do is nd a trusted local lender that can sit down with them, going over their nances and giving them a realistic picture of what they’re going to qualify for; getting them started on their application; and making sure that they have the nancial piece of it settled before you even go out and look at a property. And buyers tend to fall in love with properties when they’re in them, and in this market, if you have a contract o ered in a timely fashion, really getting that nancial piece of it settled before you even go out and look [at homes is important]. The local mortgage companies that only do home mortgages, that have a loan o cer you can sit down with and talk to them in person, have them review your information, and when you have questions you can reach them and communicate with them.
WHAT PROJECTS SHOULD A HOMEOWNER CONSIDER BEFORE SELLING A HOME? I would give you three areas to focus on; I would say No. 1 [is] landscaping. Obviously, [summer is] not the best time of year to be working on landscaping, but at a minimum things like fresh mulch making sure your ower beds are fresh and not weedy, and your yard looks clean and maintained, so I would say landscaping is probably the No. 1. You want to [have] good curb appeal and [make] a good rst impression. The second area I would recommend is paint. So, when buyers are walking through the home and they’re paying attention to things, blemishes on the paint [can] speak to a maintenance [issue]. If they’ve got chips out of the paint and smudges and dirt and things like that it kind of then says, “Maybe I should look a little deeper, look into the way they take care of their air conditioning, or do they, you know, clean out the sinks very often,” and things like that. And then the third area, I would say, is the ooring. I’ve seen a lot of buyers who are very reluctant to move forward on the purchase of a home because they’ll come into a house with, say, ve di erent [ oorings]—tile and carpet and linoleum—and, you know, it’s just overwhelming to them. It’s actually a very simple x. It can be done in a day or two, and it has a huge return on your investment. Or just replacing the carpet, a lot of people want to o er a carpet allowance, but if you actually replace the carpet, as opposed to just trying to clean it or o ering allowance, it will move the property a lot quicker. IF YOU HAD TO PICK JUST ONE THING TO INVEST IN TO IMPROVE A HOME FOR SALE, WHAT WOULD YOU RECOMMEND? Well, can I o er a third-party option, a Plan B? With the current market the way it is, there’s almost no one unless you bought your home last year or earlier [that doesn’t have equity in their home.] You’ve got equity in your home. The problem is people don’t have access to cash. They don’t want to do that home improvement because they’re like, “I just don’t have the money in the bank right now, but when I sell it, I will,” but then that’s too late. Well, basically, the programs that are available will charge you at closing so you can get all that work done in advance with the bill being
6
Find other useful homeownership tips at www.nahb.org.
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4
8
10
5
3
EXTERIOR
INTERIOR
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.
SOURCE: NATIONAL ASSOCIATION OF HOME BUILDERS COMMUNITY IMPACT NEWSPAPER
WEATHER READY AT HOME In addition to preparing for disasters by stockpiling food and water, homeowners can prepare themselves and their homes for severe weather events through home maintenance and repairs.
Renovations: while updating appliances, ooring, walls and windows
Construction: during
Now: immediately and are renter-friendly
Measures that can be taken:
the design phase of a new home or addition
Windows & doors
R C Plants Trees can protect
Walls & oors
Roofs
N R C
R C
N R C
Weather stripping can protect doors and windows from rain and external moisture.
Insulating pipes with foam sleeves can protect them from extreme temperatures.
Overhanging roofs can shade windows from the sun while still allowing indirect light in.
sunny sides of buildings. Native trees are best adapted to the home’s climate.
R C
R C
N R C
Using mold- resistant insulation can improve air quality, especially in homes that are humid or prone to ooding.
Solar panel installation can be paired with a smart inverter
Thermal curtains can protect against both extreme heat and cold while conserving energy.
for optimal energy use.
Jill Whittaker Realtor, Schertz sales manager JB Goodwin Homes 17305 I-35 N., Ste. 123 210-317-4311 www.jillloveshomes.com
3009
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SOURCES: HOUSTON ADVANCED RESEARCH CENTER, TEXAS STATE ENERGY CONSERVATION OFFICE COMMUNITY IMPACT NEWSPAPER
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NORTHEAST SAN ANTONIO METROCOM EDITION • JULY 2022
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