San Antonio, Texas - De Ayala Properties

Transcription

Plaza Mexico
San Antonio, Texas
TABLE OF CONTENTS
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14-17.
18-19.
20.
21.
22-28.
28-30.
31-33.
34-39.
40.
41.
42-44.
TABLE OF CONTENTS
SITE LOCATION MAP
OVERALL SITE PLAN
RENDERED SITE PLAN
THE SHOPS @ PLAZA MEXICO SITE PLAN
THE SHOPS @ PLAZA MEXICO PROPOSED LEASE PLAN
VIEW TO THE NORTH FROM THE CORNER OF N. ELLISON DR. AND W. MILITARY
DRIVE
THE SHOPS @ PLAZA MEXICO – RENDERING.
DESIGN PHOTOS
DESIGN PHOTOS
PLAZA MEXICO GENERAL INFORMATION
WESTOVER HILLS MASTER PLAN PRICING SHEET & PLAZA MEXICO DEVELOPMENT
PROFORMA
SAN ANTONIO VISITOR INFORMATION
SOCIO ECONIMIC BENCHMARK
CONSUMER EXPENDITURE SUMMARY REPORT
DEMOGRAPHICS
WEST SAN ANTONIO RESIDENTIAL LOT GROWTH
WEST SAN ANTONIO TRADE AREA.
METROSTUDY
POSTAL COUNTS
ARTICLES
TREC REPORT
POTENTIAL IMMIGRATION BENEFITS
LETTER OF INTENT
Plaza Mexico
San Antonio, Texas
De Ayala Properties, L.L.C.
713.203.9211
[email protected]
em
an
W
is
d.
.p.
0c
,40
13
r
ve
sto
e
W
H
Ingram Park
Mall
s
ill
Cu
le
br
a
Ell
Loop 1604
32,000 c.p.d.
Warren High
School
s
ga
Du
39,0
00
41
0
20,000 c.p.d.
HWY 151
c.p.
d.
H
nd ills
hl a
c
i
R
Stevens High
School
Potranco
c.
p.
d.
o
nc
tra
Po
ary
W. Milit
d.
.p.
c
0
,60
16
00
0
Hyatt Hill
Country
Vacation Club
15
8,
.M
ry
ta
LO
OP
r.
nD
is o
Site
W
80
Acres
ili
SOUTHWEST
RESEARCH
15,900 c.p.d.
HWY 151
Site Location Map
NOT TO SCALE
23,000 c.p.d.
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Restaurant
ST. HWY. 151
W. MIL
WESTOV
ER HILL
ITARY
DR.
S BLVD.
Vallero
Future NISD
Middle
School
Overall Site Plan
NOT TO SCALE
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
St. Hwy. 151
Parcel 1
Parcel 2
Parcel 3
Parcel 4
Parcel 6
Parcel 7
Parcel 8
Lake
Parcel 9
Parcel 10
Parcel 5
Parcel 14
Parcel 11
Office 2
NOT TO SCALE
ry D
Condo. 2
Office 1
Site Plan
ilita
Condo. 1
W. M
Parcel 12
r.
Parcel 13
N. Ellison Dr.
Retail
Office
Condominium
Hotel
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Retail
7
PM- 0
0
7,7
PM-4
5,250
PM-5
6,300
ry D
6
PM- 0
0
8,5
ilita
-9 0
M
P ,40
15
PM-8
10,3
25
PM
19 -2
,6
68
PM-3
20,270
W. M
PM
17 -1
,5
00
r.
0
-1 0
M
P ,45
19
N. Ellison Dr.
The Shops @ Plaza Mexico Site Plan
NOT TO SCALE
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
The Shops @ Plaza
Mexico Proposed
Lease Plan
NOT TO SCALE
PM-1 =
PM-2 =
PM-3 =
PM-4 =
PM-5 =
PM-6 =
PM-7 =
PM-8 =
PM-9 =
PM-10 =
TOTAL
17,500 S.F.
19,688 S.F.
20,270 S.F.
5,250 S.F.
6,300 S.F.
8,500 S.F.
7,700 S.F.
10,325 S.F.
15,400 S.F.
19,450 S.F.
130,383 S.F.
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
St. Hwy. 151
N. Ellison Dr.
W. Military Dr.
View to the North from the corner of
N. Ellison Dr. and W. Military Dr.
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
The Shops at Plaza Mexico
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
10
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
PLAZA MEXICO GENERAL INFORMATION The Shops at Plaza Mexico
Conceptual Design Narrative
OVERALL SITE: 80 ACRES
Retail:
Parcel 1: Parcel 2: Parcel 3: Parcel 4: Parcel 5:
Parcel 6: Parcel 7: Parcel 8: Parcel 9: Parcel 10: Parcel 11: nts
loop 1604
ver
o
est
51
y. 1
Hw
ed
g.s.f.
g.s.f.
sB
Hill
W
pos
Pro
Site
200,000 200,000
.
lvd
.
Office 1:
Office 2:
The Design of The Shops at Plaza Mexico is intended to convey the essence of a
shopping experience in Old Mexico but be located near some of the main tourist attractions in San Antonio, Texas. It will consist of variety of craft focused
shops and restaurants ranging in square footage from less than one thousand
square feet to more than ten thousand square feet each. The exterior shells of
buildings will be made of economic materials perhaps concrete tilt wall construction with steel joists which have been enhanced with traditional Mexican
building materials. The faces of the buildings will be decorated with carved
stone highlights at the main entry points and a cantera stone wainscot through
out. The facades will generally be a mix of stucco finishes and details painted in
bright and mute colors. Featured entries may have domed cupolas with ceramic
tile highlights. The interior courts will be paved with stained concrete and have
highlights of natural stone and masonry at the main intersections and entries.
The center court will contain a large gazebo that could serve as a band shell or a
stage. Along the pathways there will be a variety of fountains, trellises, arcades
and seating areas. The entries will be punctuated buy large multi-level fountains
or statuary. The storefronts will feature a variety of materials including wood,
steel and aluminum and will be shaded with deep arcades, canvas awnings, and
decorative steel canopies either supported off of the buildings or on columns.
The landscaping will be colorful and appropriate to the architecture. The goal of
the architecture will be to create a unique environment for specialty shops that
have a Mexican theme.
Vicinity Map
n Dr
6.18 acres
lliso
17.53 acres
Right of Way:
N. E
Office:
3.8 acres
St.
3.62 acres
2.55 acres
2.52 acres
2.48 acres
2.49 acres
2.34 acres
2.02 acres
2.09 acres
1.39 acres
2 acres
5.49 acres
The Shops @ Plaza Mexico: 17.89 acres
Retail Space:
130,000 s.f.
Lake Area:
W
ry
ita
il
.M
Condominium: 4.81 acres
Building 1:
Parking Garage:
Residential:
Building 2:
Parking Garage:
Residential:
60,000 s.f.
120,000 s.f.
north
loop 410
60,000 s.f.
120,000 s.f.
Note: All acreage and square footages are approximate.
11
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Westover Hills Master Plan Pricing Sheet
Pad Sites
Parcel
Parcel
Parcel
Parcel
Parcel (Hotel)
Parcel
Parcel
Parcel
Parcel
Parcel
Parcel
1
2
3
4
5
6
7
8
9
10
11
Plaza Mexico Development Proforma
Acreage
Sq. Feet
Price Per SF
Total
3.62
2.55
2.52
2.48
2.94
2.34
2.02
2.09
1.39
2
5.49
157,687
111,078
109,771
108,029
128,066
101,930
87,991
91,040
60,548
87,120
239,144
$11.00
$11.00
$12.00
$12.00
$12.00
$12.00
$14.00
$15.00
$22.00
$15.00
$7.50
$1,734,559
$1,221,858
$1,317,254
$1,296,346
$1,536,797
$1,223,165
$1,231,877
$1,365,606
$1,332,065
$1,306,800
$1,793,583
7/26/07
Item
Cost
Per Sq. FT. of Building
Notes
Land
$6,664,680
$51.27
17 acres at $9.00 psf
Site Work
$4,909,513
$37.77
Shell Building
$8,557,900
$65.83
Architectural
$300,000
$2.31
Structural Engineering
$200,000
$1.54
Civil Enginerring
$200,000
$1.54
Testing
$25,000
$0.19
Permiting
$10,000
$0.08
Geotech
$10,000
$0.08
Environmental
$10,000
$0.08
Tap fees
$50,000
$0.38
Development Fee
$538,697
$4.14
4%
Contingency
$538,697
$4.14
4%
Construction Interest
$648,000
$4.98
$22,662,486
$174.33
130000
Retail Center
Plaza Mexico
Parcel
14
17.89
779,288
$9.00
$7,013,596
Condominium
Parcel
13
4.81
209,524
$8.00
$1,676,189
Office Sites
Parcel
Project Total
Lake
80' r.o.w.
Total Acreage
12
17.53
763,607
69.67
3.8
3,034,825
$5.00
$3,818,034
Total Development Costs
6.18
79.65
12
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
San Antonio Visitor Information
No. of Visitors
per Year
Venue
San Antonio Visitors
21.3 Million
Rivercenter Mall
19 Million
San Marcos Outlet Malls
6 Million
Convention/Business
3.9 Million
The Alamo
2 Million
Sea World
*
Shops at La Cantera
*
Six Flags Fiesta Texas
*
Information provided by the San Antonio Area Tourism Council
* Proprietary information not available
VISITOR INFORMATION
13
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Socio Economic Benchmark Report
ST HWY 151 & MILITARY DR W SAN ANTONIO TX 78227
08-21-2006
Coordinates Longitude:
Latitude:
-98.630450
29.433880
08-21-2006
Latitude:
100.0 Mile
Ring
31415.93 sq/mi
POPULATION
2000 Population
2005 Population
2010 Population
% Population Change 1990-2000
Population in Group Quarters (2000)
HOUSEHOLDS
2000 Households
2005 Households
2010 Households
% Households Change 1990-2000
Average Household Size (2000)
FAMILIES
Family Households (2000)
Non-Family Households (2000)
Population in Family Households (2000)
Population in Non-Family Households
(2000)
100.0 Mile
Ring
31415.93 sq/mi
(2005)
(2010)
3,207,562
3,571,452
3,913,212
29.67%
11.34%
INCOME
Per Capita Income (2000)
96,998
101,223
101,222
1,162,437
1,263,526
1,358,541
30.16%
8.7%
2.7
2.7
2.8
791,609
838,205
881,221
Average Household Income (2000)
$55,444
$60,689
$67,508
Median Household Income (2000)
$41,655
$46,351
$52,311
Average Family Income (2000)
$62,763
$69,971
$76,865
Median Family Income (2000)
$49,399
$54,528
$59,762
$64,484,520,4
59
$78,059,399,9
85
$93,229,632,4
59
Aggegrate Income (2005)
Aggegrate Income (2010)
2,629,343
2,884,867
3,133,252
HOUSEHOLD INCOME
Household Income <$10,000 (2000)
Household Income $10,000-$14,999 (2000)
481,221
585,362
Page 1
http://www.anysiteonline.com
678,737
$20,104
$21,856
$23,824
Aggregate Income (2000)
370,829
425,321
477,319
Source: Applied Geographic Solutions
© 2005 MapInfo Corporation Copyright Troy, New York. All rights reserved. 1-800-489-8829
-98.630450
29.433880
110,541
70,623
73,175
78,863
77,242
14
Page 2
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
08-21-2006
Latitude:
-98.630450
29.433880
08-21-2006
Latitude:
100.0 Mile
Ring
31415.93 sq/mi
Household Income $100,000-$124,999
(2000)
(2000)
(2000)
Household Income $200,000+ (2000)
79,157
69,745
66,057
59,225
106,078
119,150
115,804
58,597
Household Income < $10,000 (2005)
(2005)
(2005)
(2005)
Household Income > $200,000 (2005)
112,975
66,771
70,955
74,860
71,064
74,501
74,046
69,956
61,533
109,275
132,059
145,688
84,356
Household Income < $10,000 (2010)
115,142
62,504
64,868
100.0 Mile
Ring
31415.93 sq/mi
(2010)
(2010)
(2010)
Household Income > $200,000 (2010)
28,043
24,865
25,272
42,493
32,891
40,104
-98.630450
29.433880
Page 3
70,860
70,372
75,913
62,167
58,752
71,723
121,756
128,332
161,307
112,950
68,772
57,617
55,507
EDUCATION
Population Age 25+ (2000)
Less than 9th grade (2000)
9th-11th grade No Diploma (2000)
High school graduate (incl equiv) (2000)
Some college No Degree (2000)
Associate Degree (2000)
Bachelor's Degree (2000)
Graduate or Professional Degree (2000)
1,984,078
199,851
210,628
471,358
457,123
110,123
348,774
186,221
Less than 9th Grade (2005)
9th-12th Grade No Diploma (2005)
HS Graduate (2005)
College No Diploma (2005)
Bachelor Degree (2005)
Graduate or Prof School Degree (2005)
2,244,303
240,722
248,068
585,589
441,963
137,281
395,989
194,691
Less than 9th Grade (2010)
2,507,279
251,101
15
Page 4
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
08-21-2006
Latitude:
-98.630450
29.433880
08-21-2006
Latitude:
100.0 Mile
Ring
31415.93 sq/mi
9th-12th Grade No Diploma (2010)
HS Graduate (2010)
College No Diploma (2010)
Bachelor Degree (2010)
Graduate or Prof School Degree (2010)
MARITAL STATUS
Never Married (2000)
Married Spouse Present (2000)
Married Spouse Absent (2000)
Widowed (2000)
Divorced (2000)
Non-Family 2+ Pers Female Head Children
(2005)
Non-Family 2+ Pers Male Head No Children
Non-Family 2+ Pers Female Head No
Children
Family Married Couple w/ Children (2010)
Family Male No Wife w/ Children (2010)
Family Female No Husband Children (2010)
Family Married Couple No Children (2010)
Family Male No Wife No Childen (2010)
Family Female No Husband No Children
(2010)
Non-Family 1 Person Male (2010)
Non-Family 1 Person Female (2010)
Non-Family 2+ Pers Male Head Children
(2010)
Non-Family 2+ Pers Female Head Children
(2010)
Non-Family 2+ Pers Male Head No Children
Non-Family 2+ Pers Female Head No
Children
698,919
1,247,090
145,945
132,804
262,801
766,792
1,396,635
171,149
295,443
142,991
Now Married (2010)
Separated (2010)
Divorced (2010)
Widowed (2010)
842,563
1,492,154
223,211
342,124
151,581
HOUSEHOLD BY TYPE
Family Married Couple w/ Children (2005)
Family Male No Wife w/ Children (2005)
Family Female No Husband Children (2005)
Family Married Couple No Children (2005)
Family Male No Wife No Childen (2005)
Family Female No Husband No Children
(2005)
Non-Family 1 Person Male (2005)
Non-Family 1 Person Female (2005)
Non-Family 2+ Pers Male Head Children
(2005)
100.0 Mile
Ring
31415.93 sq/mi
259,837
690,191
443,467
171,904
462,344
228,435
Now Married (2005)
Separated (2005)
Divorced (2005)
Widowed (2005)
310,500
36,341
123,723
300,328
25,773
41,540
161,386
198,320
1,550
-98.630450
29.433880
Page 5
884
31,340
31,840
311,689
40,575
144,099
314,028
30,599
40,231
184,933
238,613
843
790
22,108
30,032
EMPLOYMENT STATUS
Not in Labor Force (2000)
Total Labor Force (2000)
In Armed Forces (2000)
Employed (2000)
Unemployed (2000)
846,540
1,593,438
28,106
1,487,341
77,992
Civilian Employed (2005)
Civilian Unemployed (2005)
1,776,356
32,467
1,657,758
86,131
944,564
1,956,199
36,626
16
Page 6
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
08-21-2006
Latitude:
-98.630450
29.433880
08-21-2006
100.0 Mile
Ring
31415.93 sq/mi
Civilian Employed (2010)
Civilian Unemployed (2010)
2000 EMPLOYMENT BY INDUSTRY
Agriculture forestry fishing and hunting
Mining
Construction
Manufacturing
Wholesale Trade
Retail Trade
Transportation and Warehousing
Utilities
Information
Finance and Insurance
Real estate/rental/leasing
Professional scientific and technical svcs
Management of companies and enterprises
Administrative/support/waste management
svcs
Educational services
Health care and social assistance
Arts entertainment and recreation
Accommodation and food services
Other services (exc public administration)
Public administration
VEHICLES AVAILABLE
Total Vehicles Available (2005)
Households No Vehicle (2005)
Households 1 Vehicle (2005)
Households 2+ Vehicles (2005)
Average Vehicles Available (2005)
Total Vehicles Available (2010)
Households No Vehicle (2010)
Households 1 Vehicle (2010)
Latitude:
-98.630450
29.433880
100.0 Mile
Ring
31415.93 sq/mi
1,824,877
94,697
1,040,816
Households 2+ Vehicles (2010)
Average Vehicles Available (2010)
805,869
2
16,143
6,085
122,318
154,044
45,397
176,147
48,956
13,371
50,648
81,367
32,196
95,561
435
56,559
146,443
146,182
22,781
102,625
73,323
96,759
2,279,290
84,922
446,038
732,566
1.9
2,552,956
80,984
471,687
Page 7
17
Page 8
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Consumer Expenditure Summary Report
08-21-2006
Latitude:
-98.630450
29.433880
08-21-2006
Latitude:
100.0 Mile
Ring
31415.93 sq/mi
2000 Population
2005 Population
3,207,562
3,571,452
2000 Households
2005 Households
1,162,437
1,263,526
100.0 Mile
Ring
31415.93 sq/mi
Food Away From Home
Alcoholic Beverages
Beer and Ale Not At Home
Wine Away From Home
Whiskey Away From Home
$2,918.72
$523.08
$73.46
$35.77
$59.60
$60,689
Gifts
$1,355.63
Total Expenditures
$49,240
Health Care
Health Care Insurance
Health Care Services
Health Care Supplies and Equipment
Prescription Drugs
Eyeglasses and Contact Lenses
Medical Equipment
$3,019.78
$1,570.13
$737.46
$712.19
$450.87
$126.96
$134.35
Household Furnishings and Equipment
Household Textiles
Furniture
Floor Coverings
Major Appliances
Housewares and Small Appliances
$1,998.48
$149.35
$545.32
$70.80
$243.71
$989.31
Shelter
Mortgage Interest
Property Taxes
Other Owned Dwelling Costs
Repairs and Maintenance
Rent
Other Lodging
$9,882.20
$4,008.99
$1,635.37
$1,238.37
$926.52
$2,411.68
$587.78
Household Operations
Babysitting and Elderly Care
Household Services
Other Household Operations
$1,690.13
$405.23
$311.79
$973.11
Apparel
Mens Apparel
Boys Apparel
Womens Apparel
Girls Apparel
Infants Apparel
Footwear
Apparel Services and Accessories
Repair and Alterations
Dry Cleaning
Coin-Operated Laundry
Other Services and Accessories
$2,166.40
$377.68
$118.26
$698.61
$144.67
$110.58
$369.86
$346.74
$11.63
$99.45
$56.36
$179.31
Contributions
$1,855.52
Education
Books and Supplies
Tuition
$1,071.21
$149.43
$921.79
Entertainment
Fees and Admissions
Video and Audio Equipment
Recreational Equipment and Supplies
Pet Supplies and Services
Other Recreational Equipment
$2,692.36
$686.87
$942.69
$1,062.80
$262.86
$799.94
Food and Beverages
Food At Home
$7,343.86
$3,902.06
-98.630450
29.433880
Miscellaneous Expenses
Legal and Accounting
Page 1
$769.80
$92.49
18
Page 2
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
08-21-2006
Latitude:
-98.630450
29.433880
100.0 Mile
Ring
31415.93 sq/mi
Funeral and Cemetery
Finance Charges Excl Mortgage &
Vehicle
Other Miscellaneous Expenses
$83.75
$497.79
$95.78
Personal Insurance
$535.77
Reading
Newspapers
Magazines
Books
$166.81
$71.43
$34.25
$61.13
Tobacco
Cigarettes
Other Tobacco Products
$351.49
$316.28
$35.21
Transportation
New Vehicle Purchase
Used Vehicle Purchase
Motorcycles (New and Used)
Vehicle Finance Charges
Gasoline and Oil
Vehicle Repair and Maintenance
Vehicle Insurance
Public Transportation
Other Transportation Costs
Utilities
Natural Gas
Electricity
Fuel Oil And Other Fuels
Telephone Service
Other Utilities
$10,103.45
$2,778.26
$1,980.65
$84.19
$487.52
$1,709.22
$800.03
$1,166.63
$517.17
$579.79
$3,549.34
$496.42
$1,300.96
$130.82
$1,212.42
$408.72
Page 3
19
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Updated Summary Report
Updated Summary Report
07-18-2006
Latitude:
1.0 Mile
Ring
3.14 sq/mi
3.0 Mile
Ring
28.27 sq/mi
-98.630450
29.433880
7,193
7,759
7,576
7,834
8,135
8,442
-2.36%
3.41%
61,513
75,153
82,340
88,839
95,445
102,705
9.56%
7.89%
182,790
208,886
231,078
246,607
262,346
279,653
10.62%
6.72%
HOUSEHOLDS
1980 Households
1990 Households
2000 Households
2005 Households
2010 Households
2015 Households
1,951
2,218
2,285
2,355
2,441
2,525
3.02%
3.06%
18,056
24,227
27,257
29,344
31,508
33,845
12.51%
7.66%
48,933
63,422
72,784
77,503
82,422
87,710
14.76%
6.48%
2005 RACE
White Population
Black Population
Am Indian/Alaska Native Population
Asian Population
Hawaiian/Pacific Islander Population
Other Race Population
Two or More Races Population
3,999
638
87
87
0
2,688
335
48,999
7,566
943
1,329
78
25,694
4,228
150,536
16,819
2,523
3,653
216
60,667
12,193
2005 Hispanic Population
2005 Non-Hispanic Population
6,078
1,756
63,917
24,922
174,733
71,874
$11,946
$34,536
$39,739
$14,224
$36,770
$40,607
$14,331
$39,089
$43,883
223
2,911
8,111
Household Income < $10,000
Latitude:
5.0 Mile
Ring
78.54 sq/mi
POPULATION
1980 Population
1990 Population
2000 Population
2005 Population
2010 Population
2015 Population
INCOME
2005 Per Capita Income
2005 Median Household Income
2005 Average Household Income
07-18-2006
1.0 Mile
Ring
3.14 sq/mi
Household Income > $200,000
Page 1
3.0 Mile
Ring
28.27 sq/mi
20
5.0 Mile
Ring
78.54 sq/mi
263
218
188
138
162
194
182
124
188
207
163
50
27
10
17
1,853
2,111
2,426
2,292
2,306
2,180
1,933
1,604
2,849
2,803
2,442
1,000
333
145
156
4,733
5,350
5,699
5,273
5,340
5,189
4,972
4,468
7,373
8,126
7,445
2,994
1,158
608
664
Average Household Size
Owner Occupied Units
Renter Occupied Units
3.3
1,441
917
3
15,066
14,237
3.1
44,439
33,052
Total Establishments
Total Employees
65
1,002
2,074
32,578
5,437
75,485
DEMOGRAPHICS
-98.630450
29.433880
Page 2
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
MEDINA COUNTY
WEST SAN ANTONIO RESIDENTIAL LOT GROWTH
FM
Garrett
1150 Lots
SH
Sivage Hms Culebra Valley Ranch
258 Lots
1000 Lots
Silver Oaks
497 Lots
NEW GUILBEAU
I EL
DR
W
GUILBEAU RD
New Territories
1957
Palo Blanco
190 Lots
Village/Enclave in the Woods Mainland Square Area
778
270 Lots
D
Bridgewood
1052 Lots
Meadows of Bridgewood
995 Lots
Northwest Crossing
3318
John Marshall Area
622
Cripple Creek
112 Lots
ER
AR
West Pointe III
1040 Lots
47 1
NF
ND
FM
AE
Wildwood
871
Braun Station
2030
BA
OL
D
Stillwater Ranch
71 Lots
0
47 1
Gilbeau Park Area
2010
Wildhorse Vistas
264 Lots
15 6
FM
Centex/Moos
749 Lots
TEZEL RD
Kallison Ranch Remuda Ranch
6500 Lots
480 Lots
47 1
OL
D
Weimer
1296 Lots
FM
Wind Gate Ranch
116 Lots
D
Coral Springs
121 Lots
Wal-mart
Westwinds North
92 Lots
LE
BR
AR
Great Northwest (W)
4926
LEON VALLEY
D
TALLEY RD
CU
Great Nortwest (E)
3350
NB
IS
W
Maxim
000
U
Properties in Residential Pre-Planning
LE
B
R
D
E
R
RE
000
A
Radisson Resort
Oak Creek
247
D
DR
ING
Crown Meadows
87 Lots
RA
MR
D
140 Lots
Incorporated Towns
Proposed Thoroughfares
Tara Area
1135
EA R
Sunset
872 Lots
±
³
Champions Park
928 Lots
GROSENBACHER
Air Force Village
340
§
¦
¨
Westbury Place
265 Lots
Lackland Terrace Area
2237
Lackland Heights Area
1587
Amberwood/Kriewald Place
2064 Lots
Hillcrest
849 Lots
Stablewood Farms
315
Ludwig
1000 Lots
LACKLAND AFB
Liberty Village
216 Lots
£
¤
Canyon Crossing
Applewood Ranch
800 Lots
90
Masterson Rd 335
1100 Lots
Luckey Ranch
2410 Lots
11.2005
The information contained herein was obtained from sources believed reliable as of the
date of this map. SA Reserach Corporation makes no guarantees, warranties, or
representations as to the completeness or accuracy thereof.
410
Sienna Park
705 Lots
Mesa Creek
515 Lots
Map Prepared by SA RESEARCH CORPORATION
210.804.1919
MARBACH RD
W
Champions Park II
800 Lots
Millers Meadow
90 Lots
HEB
RS
Hollyhills/Briggs Ranch
458 Lots
Big Country
1438
Meadow Village Area
1762
D
RY
TA
Golf Club of Texas
Enclave at Lakeside
459 Lots
I
MIL
CH P
Post Oak Dev
1700 Lots
Wal-mart
Home Depot
Heritage Park
1458
Milestone Dev South
1000 Lots
Trails of Briggs Ranch
650 Lots
HUNT LANE
BEXAR COUNTY
R ES
Mountain Laurel Ranch
285 Lots
W
Wolf Creek
589 Lots
Laurel Mountain Ranch
1620 Lots
DR
X
11/T
Rinco Dev
2912 Lots
National Security Agency
R
WESTOVER
MARKET
PLACE
Villas of Westlakes TH
100 Lots
Milestone Dev North
1020 Lots
CitiCorp
±
RD
Hunt Crossing Lakeview
300 Lots
369 Lots
ELLISON DR N
WY 2
Felder Tract
2655 Lots
Heritage Area
4169
Stone Creek
728 Lots
Sundance
403 Lots
Scale: 1" = 6000'
Aerial Photography 03.2005
G
IN
Chestnut Springs
485 Lots
Trophy Ridge
533 Lots
Cool Crest
145
RD
RY
442 Lots
CO
Lowe's
Westcove Village
67 Lots
Park Place
440
AN
ITA
HEB
Wal-mart
FM 1957/POTRANCO RD
TX H
Texas Research Park
Weston Oaks
1415 Lots
Bella Vista
6758 Lots
7
Westover Crossing
497 Lots
POTRANCO
Amhurst POINTE
Rustic Oaks
218 Lots
9 57
19 5
AM
Brycewood
295 Lots
POTRANCO RD
9 57
FM 1
Monticello Ranch Wynwood Place (WC)
750 Lots
339 Lots
FM
151
TR
L
MI
Rolling Oaks Est
346 Lots
A. Guiterrez West
510 Lots
Caracol Creek/Hts
435
A. Guiterrez East
Vistas (WC)
280 Lots
397 Lots
Redbird Ranch
6000 Lots
FM 1
2050
Villages of WC
171 Lots
Steven's Ranch
6280 Lots
Magnolia Heights
350 Lots
Spring Vistas Area
1604
PO
Existing Houses (Built-out with total number of Houses)
Military and Coverted Bases
Doral Area
888
Mirabella at Legacy Trails
Enclave at Westover Hills
53 Lots
193 Lots
Westcreek
1841
Total Lots (Existing & Future Houses)
C
Timber Ridge
1147
Hyatt Resort Westover Woods
West Pointe East
3100 Lots
Legend
Active Master Development Plans (MDP's)
Pipers Meadow Area
913
BV
Seaworld
RD
M
Twin Creek
620
Woodglen
515
AN
RD
CapitalGroup
Carlson Park TH
40 Lots
Takata Seatbelts
SO
Westover Elms Grissom Trails
62 Lots
255 Lots
EM
RS
Northwest Vista College
IS
GR
269 Lots
Stonegate Hill
277 Lots
V
GE
RO
North San Antonio Hills
180
Westoak Estates
190 Lots
S
WI
A
EM
Shadow Mist
97 Lots
Hiddenwoods Est
28 Lots
Creekside/Westover Valley
1174
Culebra Crossing
World Savings
Hill Country Retreat
2000 Lots
The Village
104 Lots
Westover Valley
379 Lots
Alamo Ranch
5326 Lots
Tamaron
148 Lots
TEZEL
ROGERS RD
West Pointe West
3700 Lots
Timber Creek Area
1046
RD
HEB
HEB
LACKLAND AFB ANNEX
892 Lots
Heather's Creek
79 Lots
Meadow Acres
154
Heather's Cove
171 Lots
Hallie Heights
198 Lots
21
Ridge Stone
123 Lots
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
70
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22
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Subdivisions are sequentially numbered from left to right across the page.
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Map
Grid
TMA
TMA
Dot
No
85
19
Price
Range
Qtr
Ann
Starts Starts
Qtr
Clos
Ann
Clos
Occ. Tot.Inv
VDL Future
Total
Lots
0
0
0
0
21
0
0
0
21
Future
0
0
0
0
0
0
0
4,116
4,116
$89-$120
13
48
13
27
27
26
19
101
173
Future
0
0
0
0
0
0
0
442
442
Armadillo/Potranco
Future
0
0
0
0
0
0
0
1,400
1,400
Bella Vista
Future
0
0
0
0
0
0
0
632
632
Alamo Ranch
Amberwood
38
Amhurst
6
B/O 2Q80
80
12
Adams Hill
TMA
TMA
Subdivision Activity And Profile Summary
Subdivision
TMA
TMA
TMA
50
Big Country
B/O 1Q99
0
0
0
0
1,335
0
0
0
1,335
TMA
83
Brycewood
$129-$155
30
87
17
81
149
41
83
0
273
B/O 4Q83
0
0
0
0
202
0
0
0
202
B/O 1Q04
0
0
0
0
163
0
0
0
163
TMA
TMA
108
32
Caprock/Doral
Caracol Creek/Heights
TMA
39
Caracol Creek
B/O 3Q04
0
0
0
0
275
0
0
0
275
TMA
42
Champions Park
$102-$135
14
14
0
0
0
14
99
816
929
TMA
96
Chestnut Springs
$97-$139
4
9
0
0
0
9
99
351
459
TMA
90
Creekside Glen
B/O 4Q04
0
0
0
10
38
0
0
0
38
TMA
68
Creekside
B/O 3Q00
0
0
0
0
1,094
0
0
0
1,094
B/O 3Q02
0
0
0
0
103
0
0
0
103
B/O 4Q99
0
0
0
0
30
0
0
0
30
B/O 4Q97
0
0
0
0
420
0
0
0
420
B/O 1Q87
0
0
0
0
108
0
0
0
108
TMA
TMA
TMA
TMA
110
109
98
114
Crown Meadows Villas
Crown Meadows West
Crown Meadows
Doral
TMA
94
El Sendero
B/O 4Q04
0
0
0
12
399
0
0
0
399
TMA
76
Emerald Place
$100-$166
28
53
9
34
35
31
1
0
67
TMA
3
Future
0
0
0
0
0
0
0
1,632
1,632
Felder/DR Tract
TMA
56
Fillmore Place
B/O 3Q04
0
0
0
0
34
0
0
0
34
TMA
67
Heritage Hills
B/O 2Q05
0
9
0
19
50
0
0
0
50
B/O 2Q94
0
0
0
0
2,354
0
0
0
2,354
B/O 1Q99
0
0
0
0
1,615
0
0
0
1,615
B/O 4Q96
0
0
0
0
620
0
0
0
620
$83-$95
6
20
1
1
1
19
50
57
127
$124-$150
37
62
6
12
12
50
66
725
853
Future
0
0
0
0
0
0
0
103
103
$100-$136
23
80
13
96
122
30
61
156
369
$86-$107
18
65
15
66
161
29
57
365
612
Future
0
0
0
0
0
0
0
4,000
4,000
Lackland City/Heritage Farms
B/O 4Q86
0
0
0
0
775
0
0
0
775
Lakeside/Enclave
$107-$150
25
91
42
62
62
29
70
299
460
Future
0
0
0
0
0
0
0
189
189
TMA
TMA
61
64
TMA
107
TMA
46
TMA
45
Heritage Northwest
Heritage Park
Hidden Meadow North
Hillcrest-TH
Hillcrest
TMA
66
Hummingbird Estates
TMA
87
Hunt Crossing
TMA
TMA
73
36
TMA
78
TMA
103
TMA
95
Kriewald Place
KS/Westoaks Galo
Lakeview
TMA
28
Laurel Mountain Ranch
$113-$164
48
138
36
68
68
70
24
1,460
1,622
TMA
79
Legacy Trails/Fairways
B/O 2Q03
0
0
0
0
147
0
0
0
147
B/O 1Q02
0
0
0
0
44
0
0
0
44
B/O 1Q04
0
0
0
0
136
0
0
0
136
TMA
TMA
70
81
Legacy Trails/Greens
Legacy Trails/Retreat
Map
Grid
Dot
No
Subdivision
Price
Range
Qtr
Ann
Starts Starts
Qtr
Clos
Ann
Clos
VDL Future
Total
Lots
TMA
69
Legacy Trails
Future
0
0
0
0
0
0
0
53
53
TMA
63
Magnolia Heights
$114-$166
20
131
27
117
173
64
25
88
350
TMA
113
Marbach Gardens
B/O 4Q02
0
0
0
0
223
0
0
0
223
TMA
104
Marbach Ridge
B/O 1Q05
0
0
0
21
96
0
0
0
96
TMA
57
Mesa Creek
$80-$110
0
0
0
0
0
0
64
255
319
TMA
111
Millers Meadow
$96-$116
25
79
23
47
47
32
11
0
90
TMA
11
Future
0
0
0
0
0
0
0
523
523
Monticello Ranch
TMA
17
Mountain Laurel Ranch
$170-$270
2
10
0
3
3
7
50
0
60
TMA
44
Oak Creek Estates
B/O 1Q99
0
0
0
0
627
0
0
0
627
TMA
52
Park Place
$90-$135
3
50
10
60
483
14
2
0
499
TMA
116
Pinn Oaks
B/O 1Q83
0
0
0
0
140
0
0
0
140
TMA
21
Potranco
Future
0
0
0
0
0
0
0
284
284
TMA
1
Redbird Ranch
Future
0
0
0
0
0
0
0
7,309
7,309
TMA
8
Rolling Oaks Estates
B/O 4Q88
0
0
0
0
9
0
0
0
9
TMA
14
Rustic Oaks
$92-$125
30
103
22
88
118
42
58
0
218
TMA
84
Santa Fe/Trails
B/O 1Q05
0
4
0
30
134
0
0
0
134
TMA
58
Sienna Park
$58-$100
24
82
23
93
367
27
110
183
687
TMA
54
Sierra Springs/Pointe
$84-$140
1
75
12
126
673
4
0
0
677
TMA
59
Sierra Springs/Trails
B/O 4Q04
0
0
0
11
331
0
0
0
331
TMA
48
Spring Vistas/Crest
B/O 3Q02
0
0
0
0
242
0
0
0
242
TMA
49
Spring Vistas/Ridge
B/O 3Q02
0
0
0
0
491
0
0
0
491
TMA
4
Future
0
0
0
0
0
0
0
7,129
7,129
TMA
51
$113-$185
8
46
17
35
35
21
23
610
689
TMA
9
Future
0
0
0
0
0
0
0
655
655
TMA
55
Sunset
$62-$121
28
83
21
72
735
38
99
0
872
TMA
93
Tara West
B/O 2Q04
0
0
0
0
162
0
0
0
162
TMA
99
Tara
B/O 4Q96
0
0
0
0
614
0
0
0
614
TMA
97
Timber Ridge/Oaks, The
B/O 2Q99
0
0
0
0
346
0
0
0
346
TMA
106
Timber Ridge
B/O 4Q04
0
0
0
1
727
0
0
0
727
TMA
47
Trophy Ridge
$125-$190
37
110
25
74
74
54
21
384
533
TMA
115
Waters Edge
B/O 3Q04
0
0
0
0
85
0
0
0
85
TMA
7
West Oak Estates
$212-$363
7
45
11
42
64
21
17
88
190
TMA
10
West Pointe East
Future
0
0
0
0
0
0
0
3,100
3,100
TMA
5
West Pointe West
Future
0
0
0
0
0
0
0
8,500
8,500
TMA
91
Westbury Place
$106-$135
6
32
6
14
14
18
234
0
266
TMA
62
Westcove Village
Future
0
0
0
0
0
0
0
67
67
TMA
24
Westcreek Forest
B/O 4Q99
0
0
0
0
226
0
0
0
226
TMA
27
Westcreek Pointe
B/O 4Q99
0
0
0
0
56
0
0
0
56
TMA
40
Westcreek/Bluffs
B/O 4Q99
0
0
0
0
107
0
0
0
107
TMA
23
Westcreek/Estates
$90-$160
0
0
0
20
224
3
7
0
234
TMA
22
Westcreek/Gardens
B/O 4Q04
0
0
0
1
60
0
0
0
60
TMA
13
Westcreek/Highpoint
$120-$195
20
60
26
54
55
33
220
105
413
TMA
37
Westcreek/Hills
B/O 3Q03
0
0
0
0
72
0
0
0
72
Stevens Ranch
Stonecreek
Sundance Square
Custom Page 1
Custom Page 2
SAN ANTONIO Residential Survey (3Q05)
Copyright American METRO/STUDY Corporation
23
Occ. Tot.Inv
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Price Range Distribution of Annual Starts, Closings and Current Inventory
Price
Range
Qtr
Ann
Starts Starts
Qtr
Clos
Ann
Clos
0
0
0
119
0
0
0
119
0
0
0
26
0
0
0
26
0
0
0
0
423
0
0
0
423
0
0
0
0
0
0
0
88
88
B/O 1Q97
0
0
0
0
110
0
0
0
110
Future
0
0
0
0
0
0
0
261
261
Westcreek/Royal Oaks
B/O 1Q98
0
0
0
0
177
0
0
0
177
Westcreek/Summit of
B/O 4Q97
0
0
0
0
57
0
0
0
57
Future
0
0
0
0
0
0
0
85
85
Westcreek/Vistas
$100-$146
72
129
27
128
260
48
88
0
396
30
Westcreek/Willow Brook
B/O 4Q91
0
0
0
0
92
0
0
0
92
34
Westcreek/Woods
B/O 4Q03
0
0
0
0
294
0
0
0
294
15
Westcreek/Wynwood Place
$125-$176
39
163
62
167
249
51
39
0
339
Map
Grid
Dot
No
TMA
25
Westcreek/Hollow
B/O 2Q02
0
TMA
31
Westcreek/Model Home Park
B/O 2Q99
0
TMA
35
Westcreek/Oaks
B/O 1Q00
TMA
16
Westcreek/Park
Future
TMA
26
Westcreek/Quail Meadow
TMA
20
Westcreek/Reserve
TMA
33
TMA
41
TMA
29
Westcreek/Villages
TMA
18
TMA
TMA
TMA
Subdivision
Occ. Tot.Inv
VDL Future
0 100,000
150,000 200,000 250,000
300,000 400,000 500,000
____________Price
Range___________
99,999 149,999 199,999 249,999 299,999 399,999 499,999 1,999,99
Total
Lots
Custom Market
Numerical Totals
Ann Starts
Ann Closings
Housing Inv
VDL Inv
310
321
115
381
1,650
1,435
718
1,186
440
367
226
372
83
78
39
72
17
16
9
17
20
18
11
10
0
0
0
0
0
0
0
0
Custom Market
Percentage Totals
Ann Starts
Ann Closings
Housing Inv
VDL Inv
12%
14%
10%
19%
65%
64%
64%
58%
17%
16%
20%
18%
3%
3%
3%
4%
1%
1%
1%
1%
1%
1%
1%
0%
0%
0%
0%
0%
0%
0%
0%
0%
Total
2,520
2,235
1,118
2,037
100%
100%
100%
100%
Price Range Distribution of Annual Starts vs VDL
70
60
105
Westlake/Villas
$71-$87
0
0
0
6
49
0
58
0
107
TMA
102
Westlakes
$102-$144
12
66
22
74
75
17
0
0
92
TMA
53
Westover Crossing
$102-$155
53
190
55
162
364
84
44
0
492
TMA
100
Westover Elms
$101-$157
10
37
12
45
156
18
52
20
246
TMA
82
Westover Forest
$165-$240
1
40
15
71
180
8
0
0
188
TMA
88
Westover Hills/Enclave
$157-$225
12
18
0
0
0
18
67
158
243
TMA
71
Westover Hills/Estates
B/O 4Q04
0
0
0
2
89
0
0
0
89
10
TMA
72
Westover Hills/Heights
$140-$175
0
0
0
0
69
0
23
0
92
0
TMA
65
Westover Hills/Stonegate Hill
$140-$236
11
55
11
36
147
25
24
82
278
TMA
74
Westover Place
$117-$171
16
71
16
66
228
37
22
22
309
TMA
89
Westover Reserve/Meadows
B/O 1Q03
0
0
0
0
169
0
0
0
169
TMA
86
Westover Reserve/Terrace
B/O 4Q03
0
0
0
0
183
0
0
0
183
TMA
92
Westover Ridge
B/O 2Q02
0
0
0
0
263
0
0
0
263
TMA
60
Westover Valley
$127-$170
28
117
17
67
67
50
13
245
375
TMA
77
Westover/Forest
Future
0
0
0
0
0
0
0
87
87
TMA
75
Westover/Woods
Future
0
0
0
0
0
0
0
53
53
TMA
112
Westwood Gemini TH's
B/O 3Q84
0
0
0
0
22
0
0
0
22
TMA
117
Westwood Park
B/O 2Q93
0
0
0
0
102
0
0
0
102
TMA
43
Wolf Creek
$97-$144
28
44
11
11
11
33
33
502
579
TMA
101
Woodglen
B/O 4Q96
0
0
0
0
258
0
0
0
258
TMA
2
ZCE-Tamaron
$260-$440
0
4
0
3
65
3
4
66
138
Totals
739
2,520
623
2,235
22,717
1,118
2,037 47,846 73,718
Custom Market Totals
739
2,520
623
2,235
22,717
1,118
2,037 47,846 73,718
% Percent of Total
TMA
50
40
30
20
$0-$99
$100-$149 $150-$199 $200-$249 $250-$299 $300-$399 $400-$499 $500-$1999
Annual Starts
VDL
Price Range Distribution of Annual Closings vs Housing Inventory
70
% Percent of Total
60
50
40
30
20
10
0
$0-$99
$100-$149 $150-$199 $200-$249 $250-$299 $300-$399 $400-$499 $500-$1999
Annual Closings
Custom Page 3
Housing Inventory
SAN ANTONIO Price Analysis (3Q05)
Page 1
24
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Subdivision (Map #)
Section Name
Developer
Future Lot Inventory Report
Lot
Size
No. of
Acres
No. of
Lots
Platting Dates
Record
Prelim
**Proposed
Subdivision (Map #)
Survey Equip ExcavB Street Streets
Stakes on Site egun Paving
In
Section Name
Balance
Pulte
0x0
1200.00
3,472
Unit 23A
Pulte
50x120
26.06
111
Unit 23B
Pulte
60x120
23.22
119
Unit 23C
*Pulte
60x120
Unit 25
Pulte
0x0
22.17
75
Unit 41A
*Pulte
0x0
11.00
116
Unit 41B-Encl *Pulte
0x0
14.18
Unit 44A
0x0
6.14
3/14/2005
Dr Horton
Armadillo
42x100
19.23
0x0
0x0
340.00
65x120
31
351
*
0x0
928.00
1,632
0x0
25.12
155
0x0
8.08
59
98
Unit 3B
pulte
0x0
16.41
97
36
Unit 4
Pulte
0x0
17.56
142
4,116
Unit 5
Pulte
0x0
33.96
137
Unit 6
*Pulte
45x110
3,930
101
186
135
Subdivision Totals
9/14/2005
Unit 2A
Unit X
1,400
42
41
8.46
Unit 2, Sec. 2 Newmark
0x0
16.21
Unit 3, Sec. 1 *Newmark
55x120
55x120
Pulte
Rudy Gonzalez
6/14/2005
725
35x120
10.32
0x0
KB Home
45x110
Unit 5
KB Home
45x110
Subdivision Totals
29.70
53 12/16/2004 8/24/2005
Kriewald Place (86A2)
10.40
59
0x0
78 12/16/2004
Unit 4A
6/8/2005
264
87
7/12/2005
7/12/2005
8/1/2005
725
0
57
1/26/2005
103
9.57
632
3/15/2005
459
173
Champions Park (85F2)
156
Unit 4
Obra
44x110
Unit 5
Obra
42x110
90
Unit 6
Obra
42x110
90
Unit 7
Obra
42x110
90
29.98
Subdivision Totals
0x0
20.69
93
*Legacy
0x0
13.71
113
*J.L. Guerra, Jr.
0x0
25.00
156
Unit 4
*J.L. Guerra, Jr.
0x0
22.30
134
Unit 5&6
J.L. Guerra Jr.
55x120
20.46
118
Unit 7
*J.L. Guerra, Jr.
0x0
15.29
66
Unit 3
JSL- Shannon Livingston
Unit 8
*J.L. Guerra, Jr.
0x0
10.08
49
Unit 4
*JSL Dev.
Unit 9
*J.L. Guerra, Jr.
0x0
19.27
87
Unit 5
Unit 6
Subdivision Totals
56 11/10/2004
100
156
0
125
234
Subdivision Totals
Unit 3
6.45
Pulte
16.27
11.03
Unit 2
0x0
Hunt Crossing (86B1)
0x0
*J.L. Guerra, Jr.
Fieldstone
In
Hummingbird Estates (86A2)
45x120
Unit 10
49
Unit 6
Pulte
442
Unit 2, Sec. 1 jay Hanna
Newmark
128
15.60
**Proposed
Hillcrest-TH (86A3)
Unit X
22.22
0x0
Unit 3
Bella Vista (85D1)
Unit 1, Sec. 1 Jay Hanna
0x0
Fieldstone
Unit 2B
3/17/2005
Armadillo/Potranco (85E1)
MDP
Fieldstone
Unit 5
Platting Dates
Record
Prelim
Hillcrest (86A3)
6/28/2005
Amhurst (85F1)
Unit X
No. of
Lots
Unit 4
MDP X
Amberwood (86B3)
Fieldstone
No. of
Acres
Felder/DR Tract (85D2)
8/10/2005
89
Subdivision Totals
Unit 3
Lot
Size
Subdivision Totals
Alamo Ranch (75F2)
Pulte
Developer
816
365
MDP
*Brad Galo
0x0
1445.00
4,000
45x110
14.97
80
0x0
10.09
80
4/13/2005
*JSL Dev.
0x0
10.12
81
7/8/2005
*JSL Dev.
0x0
9.31
58
Fieldstone
50x130
19.98
87
Fieldstone
0x0
11.69
56
4/11/2005
0
8/10/2005
118
Subdivision Totals
Unit 3
365
Lakeside/Enclave (86B1)
8/10/2005
Chestnut Springs (86B1)
Unit 2
12/8/2004
KS/Westoaks Galo (75F2)
6/29/2005
698
95
299
219
80
Lakeview (86B1)
9/14/2005
Unit 1
JSL Dev.
50x120
10.50
67
1/14/2005
Custom Page 1
Custom Page 2
25
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Subdivision (Map #)
Section Name
Developer
Lot
Size
No. of
Acres
No. of
Lots
Platting Dates
Record
Prelim
**Proposed
Subdivision (Map #)
In
Section Name
Developer
Lot
Size
No. of
Acres
No. of
Lots
Platting Dates
Record
Prelim
Unit 2
*JSL Dev.
50x120
10.09
67
7/8/2005
Unit 1B
DR Horton
0x0
4.32
15
8/11/2005
Unit 4A
JSL Dev.
50x120
5.37
35
1/14/2005
9/14/2005
Unit 2-A
*DR Horton
0x0
19.96
83
4/15/2005
Unit 4B
JSL DEV.
50x120
3.22
20
1/14/2005
9/14/2005
Unit 2B
DR Horton
0x0
18.05
60
9/26/2005
Unit 3A
*DR Horton
0x0
11.89
80
4/15/2005
Unit 3B
DR Horton
0x0
10.81
72
9/1/2005
Unit 3C
DR Horton
0x0
12.97
89
9/7/2005
Subdivision Totals
189
134
55
Laurel Mountain Ranch (85F2)
Unit 10
Swann
50x110
134
Unit 11
Swann
50x110
163
Unit 2
Chesley Swann
50x110
Unit 3
Chesley Swann
50x110
181
Unit 26
KB Home
Unit 4
Swann
50x110
126
Unit 26A
KB
Unit 5
Swann
50x110
128
Unit 27
KB Home
Unit 6
Swann
50x110
125
Unit 7
Swann
50x110
158
Unit 8
Swann
50x110
176
Unit 9
Swann
50x110
109
30.59
Subdivision Totals
Subdivision Totals
160
1,460
Charro-Mirasol
50x120
8.58
50x120
16.13
1,300
160
5/12/2004
Mesa Creek (86A2)
6.04
53
0x0
9.61
65
42x110
10.26
65
183
Unit 10
*Thompson Realty
0x0
51.49
138
Unit 11
*Thompson Realty
0x0
45.89
188
Unit 12
*Thompson Realty
0x0
39.02
197
Unit 13
*Thompson Realty
0x0
128.39
672
Unit 14
*Thompson Realty
0x0
90.01
567
Unit 15
*Thompson Realty
0x0
39.40
567
Unit 16
*Thompson Realty
0x0
111.82
571
Unit 17
*Thompson Realty
0x0
46.61
272
Unit 18
*Thompson Realty
0x0
11.01
91
Unit 19
*Thompson Realty
0x0
149.88
671
Unit 1
KB Home
45x110
33.62
137
Unit 2
Thompson Realty
0x0
45.74
197
Unit 2
KB Home
45x115
25.15
115
Unit 20
*Thompson Realty
0x0
61.71
214
3
Unit 21
*Thompson Realty
0x0
8.09
100
Unit 22
*Thompson Realty
0x0
24.46
126
Unit 23
*Thompson Realty
0x0
136.09
780
Unit 24
*Thompson Realty
0x0
52.65
334
Unit 25
*Thompson Realty
0x0
71.50
130
Unit 3A
KB Home
0x0
0.43
Subdivision Totals
255
118
137
Monticello Ranch (85E1)
Unit 1
*Centex
50x110
14.28
106
3/23/2005
Unit 26
*Thompson Realty
0x0
34.47
130
Unit 2
*Centex
50x110
25.47
135
8/23/2005
Unit 3
Thompson Realty
0x0
40.55
207
Unit 3
*Centex
50x110
18.94
123
8/1/2004
Unit 4
*Thompson Realty
0x0
89.42
365
Unit 4
*Centex
50x110
19.31
159
8/1/2005
Unit 5
*Thompson Realty
0x0
42.34
529
Unit 6
*Thompson Realty
0x0
16.53
83
Subdivision Totals
523
523
0
Subdivision Totals
Potranco (85F1)
Unit 1
Chesley Swann
Unit 2
Milestone Potranco Devel.
Unit 4
*Chesley I. Swann
0x0
14.83
103
55x120
16.46
97
4/14/2005
0x0
13.00
84
8/8/2005
Subdivision Totals
284
Unit 1-A
*
*DR Horton
0x0
0x0
1700.00
20.66
4/15/2003
2/9/2005
183
0
7,129
7,129
0
Stonecreek (86A1)
187
8/29/2005
97
Redbird Ranch (85C1)
MDP X
0
Stevens Ranch (85D1)
53
88
42x100
Subdivision Totals
Magnolia Heights (76A4)
Unit 3B-LennaConnell-Barron (los
Cedros/Hausman JV#2)
7,309
In
Sienna Park (86A2)
7/27/2005
Legacy Trails (76A4)
Unit 4
7,309
**Proposed
Unit 1A
*Armadillo
50x110
Unit 2X
Armadillo
45x120
2.01
67
7
Unit 2Y
Armadillo
55x120
49
Unit 3
*Armadillo
45x120
9.13
69
101
Unit 4
*Armadillo
55x120
17.30
6,800
Unit 5
*Armadillo
55x120
15.69
59
110
Unit 6
*Armadillo
45x120
25.00
121
4/15/2005
5/12/2004
7/19/2005
7/19/2005
8/2/2005
9/29/2005
Custom Page 3
Custom Page 4
26
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Subdivision (Map #)
Section Name
Developer
Lot
Size
No. of
Acres
No. of
Lots
Unit 7
Armadillo
55x120
69
Unit 8
Armadillo
45x120
52
Unit 9
Armadillo
45x120
16
Subdivision Totals
610
Platting Dates
Record
Prelim
**Proposed
Subdivision (Map #)
In
Section Name
Unit 5
494
0x0
Unit 1
KB
45x120
Unit 2
KB Home
0x0
63
Unit 6A
KB
0x0
24
Unit 7
KB
0x0
52
Subdivision Totals
35
655
8/10/2005
9/8/2005
Brad Galo
50x120
9.76
43
Unit 3
*Brad Galo
0x0
42.85
132
Unit 4
*Brad Galo
0x0
25.75
110
Unit 5
Brad Galo
0x0
29.95
99
Subdivision Totals
384
620
McMillin
0x0
29
Unit 4
McMillin
0x0
59
Subdivision Totals
88
6/23/2004
1286.00
3,100
*
0x0
2200.00
8,500
Michael H Gulley
0x0
7.76
341
43
Glenn Gehan
50x110
24.54
88
McMillin
Unit X
Gordon Hartman
40x110
0x0
Subdivision Totals
McMillin
Unit X
Gordon Hartman
Subdivision Totals
50x110
0x0
12.68
73
6/14/2005
Legacy homes
50x120
*Legacy
50x120
85
158
158
0
65x120
17.19
82
6/8/2005
Hartman
50x120
3.39
22
9/23/2002
7/12/2004
Unit 2A
Brad Galo
55x120
11.42
61
Unit 2B
Brad Galo
50x120
15.13
78
Unit 2C
*Brad Galo
0x0
8.81
51
6/6/2005
Unit 2D
*Brad Galo
0x0
10.18
55
6/6/2005
245
8/24/2005
8/24/2005
106
139
70x150
22.76
87
6/1/2005
7/25/2005
Ryland
55x115
13.26
53
5/25/2005
7/25/2005
Wolf Creek (85F1)
105
8/24/2005
Unit 2
Chesley Swann
50x120
17.15
73 12/14/2004 7/29/2005
Unit 3
*Brad Galo
50x125
21.89
78
9/14/2005
Unit 4
*Chesley I. Swann
0x0
14.05
88
4/18/2005
Unit 5
*Brad Galo
0x0
14.06
70
Unit 6
*Brad Galo
0x0
16.84
57
Unit 7
*Brad Galo
0x0
13.31
74
Unit 8
*Brad Galo
0x0
7.71
62
Subdivision Totals
43
502
9/14/2005
5/9/2005
351
151
ZCE-Tamaron (75D2)
88
0
Westcreek/Reserve (75F4)
Unit 1
5/23/2000
Phase 3
Phase VI
67
88
20
Westover/Woods (76A3)
45
4.78
11.91
Westover/Forest (76A2)
0
Westcreek/Park (75E4)
Unit 2
45x110
Subdivision Totals
Westcreek/Highpoint (75E4)
Unit 3
5/1/2001
In
Westover Valley (76A3)
Westcove Village (86A1)
Unit X
85
Phase 2
Unit 4
West Pointe West (75D3)
MDP
Medallion Homes
Phase IV & V Joey Guerra
0x0
15.76
**Proposed
Westover Place (76A4)
7/29/2005
West Pointe East (75E3)
*
Platting Dates
Record
Prelim
Westover Hills/Stonegate Hill (76A3)
35
West Oak Estates (75E3)
Unit 3
50x110
Subdivision Totals
Trophy Ridge (86A1)
MDP
Garrett Brothers
Phase 2-Pulte Pulte
Unit 2
No. of
Lots
Westover Hills/Enclave (76B4)
481
14.35
No. of
Acres
Westover Elms (76B3)
116
Unit 1B
KB
Lot
Size
Westcreek/Villages (75F4)
Sundance Square (85E1)
Remaining
Developer
Unit 1
jack Dean
200x400
90.87
18
1/13/1995
Unit 2
Michael Steward
200x400 128.15
30
3/13/1996
Unit 3
Michael Steward
200x400 130.48
18 12/23/1996 3/30/1997
128
21.77
Subdivision Totals
133
261
261
66
0
66
0
Custom Page 5
Custom Page 6
27
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Subdivision (Map #)
Section Name
Developer
TOTALS
Custom Market Totals
Lot
Size
No. of
Acres
No. of
Lots
47,846
47,846
Platting Dates
Record
Prelim
45,753
45,753
SAN ANTONIO CONSULTING
**Proposed
In
2,093
The San Antonio Consulting Team
Metrostudy Consulting Practice
Jack Inselmann
Vice President, US Central Division
The Metrostudy consulting team in San Antonio has
extensive experience in performing a variety of services
for our clients. Below is a summary of some of the
types of assignments we have conducted in San
Antonio.
Over the past twenty years, Jack has gained a
reputation in the San Antonio housing industry for
thorough analysis and thoughtful insight into the
many factors that affect the outlook for the local
housing and real estate market. Jack plays an active
role in all of the market study and consulting work
performed
in
the
San
Antonio
region.
[email protected]
2,093
Eldon Y. Rude, MAI
Director of Consulting, Austin & San Antonio
Eldon has been involved in the real estate consulting
industry for over 18 years, the last 7 years with
Metrostudy. Eldon managed a commercial real estate
appraisal business in San Antonio in the early 1990’s
where he gained valuable insight into the key forces
that impact local real estate markets. Eldon is the
primary contact for Metrostudy’s consulting practice
in San Antonio
x
Market Demand Studies - Whether the
client is interested in the achievable sales
velocity in a new project, or an equity investor
requires a comprehensive evaluation of the
factors that will impact a proposed project,
Metrostudy can prepare a market study that
will address the critical issues.
x
MUD Studies - Metrostudy routinely prepares
market studies that are used by the client in
the creation of Municipal Utility Districts.
Metrostudy assisted in the promulgation of the
market study guidelines with the Texas Water
Commission (now Texas Commission on
Environmental Quality).
x
Builder Land Packages - Builders often
engage Metrostudy to assist them in
developing land packages that must be
submitted to corporate for new land deals.
Metrostudy can either prepare the entire
package, or provide the client with specific
information necessary to complete the
package.
x
Competitive Product Studies - In planning
a new community, a key question regards the
segmentation of lots and new home pricing.
Metrostudy is routinely engaged to assist
developers and builders with this critical stage
in planning. Our database of lot and new
home information can be queried to develop
insightful facts and statistics to assist in this
process.
x
Lot Pricing Studies - Proper lot pricing is
critical to the success of any project.
Metrostudy can assemble Lot Pricing figures
that will provide the client with timely
information on what developers in competitive
projects are charging for their lots. In most
instances we will furnish this information in a
matrix format which also displays the key
features of the competitive projects included in
the Lot Pricing Study.
Phone: (512) 473-2250
Email: [email protected]
Erik Lind
Market Analyst, Austin & San Antonio
Erik has been with Metrostudy for over four years.
Erik’s responsibilities include researching market
information for use in consulting assignments, as well
assisting in the development of market studies and
lot and housing data packages. Erik is a graduate of
Texas A&M University. [email protected]
The Metrostudy San Antonio Market Area
Metrostudy routinely performs market studies in the
entire San Antonio MSA which now covers eight (8)
counties. Metrostudy’s quarterly lot and housing
surveys provide much of the information employed in
our consulting work here. Our survey team drives
over 3,000 miles and over 400 subdivisions every 90
days in order to maintain a timely and accurate
database of information that can be relied upon by
our clients.
Custom Page 7
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Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Future Lot Inventory – as soon as a preliminary plat is submitted (sometimes
a site plan) for consideration by a city, the subdivision lots are
considered to be Future Lots.
Metrostudy Definitions and Methodology
REPORTS:
Vacant Developed Lot (VDL) – after the subdivision streets have been paved
Residential Survey Report – 6 Quarter History of Quarterly Closings,
and our surveyor can physically drive in front of the lot, we
consider the subdivision to be developed and to contain Vacant
Developed Lots, or ‘VDL’.
Inventory Levels, Starts (Lot Absorption), Subdivision Section
Profiles, Price Range(s), Lot Sizes & Current Lot Supply, Active
Builder List, (Detail for Starts & Closings is at the Subdivision Level,
Detail for Price Ranges and Lot Sizes is at the Section Level)
Start – as we inspect lots, when a housing slab or foundation has been poured,
we record a housing ‘Start’.
Price Analysis Report – Annual Closings, Starts, Current Quarter Inventory, &
Lots by Price Range (Depth of Market by Price Range)
Inventory – after a home has been started, it remains as ‘Inventory’ until it is
VDL Analysis Report – Annual Starts and Current Inventory Levels by Lot Size
by Submarket, & Subdivision
x
MARKET:
Market – encompasses the overall San Antonio region
x
Market Area – within the market are smaller geographic regions. The 12
market areas are: Southwest, Bandera-Culebra, Babcock
Northwest, Far Northwest, North Central, Far North, Northeast,
East, Southeast, South, Boerne and New Braunfels.
x
Sub-Market – is a general territory within the marketing area in which the
subdivision is located. They are: (North Central) East of 281 &
West of 281; (Far North) Stone Oak/Sonterra; (Northeast)
Schertz/Cibolo.
occupied.
It can remain in the following three states until
occupancy takes place. It is possible for a home to be started and
closed within the quarter and to skip the inventory state. In such
case, a Start and Closing are recorded for the quarter.
Under Construction (UC) – a slab has been poured and the unit is “in
process” and unfinished.
Finished Vacant (FV) – when all improvements are complete, the lot &
yard are cleaned-up, and the house is ready for occupancy, the
inventory unit is classified as ‘Finished Vacant’-FV.
Finished Model (FM) – builders often use a finished home as a center for
sales and marketing. In such case, the inventory unit is classified
as a ‘Finished Model’ home.
Closing – when an actual ‘Move-In’ has occurred, the home becomes ‘Occupied’
and a Closing is recorded.
Annual Starts & Closings – is the sum of activity for the most recent four
quarters. Totals for all categories (Starts, Closings, VDL, Inventory,
etc.) for the quarters are available as follows:
First Quarter (1Q)…………third week in April
Second Quarter (2Q)………third week in July
Third Quarter (3Q)………...third week in October
Fourth Quarter (4Q)……….third week in January
SURVEY PROCESS:
We gather all single-family subdivision plats in the San Antonio market, and our
‘Surveyors ’physically inspect each lot every 90 days. This task begins on the
first day of the beginning of each quarter and is completed within ten days. The
results of these surveys are totaled, tabulated and delivered in the form of
briefings, publications, site assessments, and market studies. Each of our
reports will include the following terms and abbreviations that are defined as
follows:
Months of Supply (MOS) – this can be applied to the three categories of
housing inventory as well as vacant developed lots and future lots.
MOS for lots, either developed or future, is calculated by dividing
the lots by the Annual Starts divided by twelve:
MOS for lots = VDL/(Annual Starts/12)
29
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
MOS for housing inventory is calculated similarly, but
with Annual Closings:
MOS for Housing Inventory = Inventory/(Annual
Closings/12)
Target Market Area (TMA) – these are the most competitive subdivisionssimilar/comparative lot size, lot price, home price, amenity level,
etc. They are not necessarily confined to the same Sub Market as
the subdivision under study.
30
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
POSTAL COUNTS
31
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
32
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
33
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
It was DeAyala who went to Laredo a few years ago with Arena Ventures to help kick-start a
$40 million Laredo Entertainment Center project. In 2002, that 10,000-seat arena opened its
doors and in year one hosted more than 100 events. It is also home to one of the Central
Hockey League's most successful franchises, the Laredo Bucks, which are affiliated with the
American Hockey League's San Antonio Rampage.
San Antonio Business Journal - December 5, 2005
http://sanantonio.bizjournals.com/sanantonio/stories/2005/12/05/story1.html
That development has since spurred additional development, including a 14-screen movie
theater complex, an automotive dealership and a new Hawthorne Suites hotel. DeAyala says
Laredo National Bank, along with restaurants and other retail establishments, have solidified
the Laredo development.
EXCLUSIVE REPORTS
Business Pulse Survey: NFL in San Antonio? Click here to vote
From the December 2, 2005 print edition
Now DeAyala has his sites set on the Alamo City, in an area that has attracted his attention
first because it is surrounded by a number of premier developments, such as SeaWorld and
the Hyatt Hill Country Resort. It is situated in an area expected to add another quarter-million
people over the next 15 years.
Longhorn sack leader bags prime real estate
Site eyed for hotel, entertainment, office projects
W. Scott Bailey
Charles Martin Wender, a veteran local developer with deep roots in Westover Hills, says
San Antonio is "all about corridors," adding, "Now (Hwy.) 151 is becoming one of those
corridors we always knew it would be."
In the mid 1980s, Julian "Kiki" DeAyala was blitzing San Antonio Gunslingers quarterbacks
in the old USFL days at Alamo Stadium.
Two decades later, he is chasing down new development opportunities in the Alamo City and
is already moving forward on his first big project here.
Says DeAyala, "The Westover Hills/Northwest Area of San Antonio is the fastest growing
area of the city. It has a large base of major employers and has attracted many national home
builders."
DeAyala is president of Houston-based DeAyala Properties, which has acquired some 80
acres of prime real estate on San Antonio's far West Side. That acreage is situated along the
northwest corner of Military Drive and State Highway 151, an area DeAyala says is
"emerging as a preferred corridor for commuter traffic."
As such, DeAyala says his project will only add to the "significant retail, office and medical
projects planned for the area." Furthermore, he is convinced that "much more is needed to
keep pace with the population growth."
DeAyala, a former All-USFL linebacker for the Houston Gamblers, says plans for that
acreage includes a mix of hotel, entertainment and office complexes. He says the project will
likely take up to four years to fully build out and could represent an eventual total investment
of more than $200 million.
DeAyala says talks are under way with multiple hotel operators. The end result, he says,
could ultimately be a three-hotel complex anchoring the 80-acre site. He says the
development could also include a unique water feature surrounded by a cluster of
restaurant/entertainment attractions.
Equally important, DeAyala says, his firm is interested in pursuing additional projects here.
"That's something we're really pursuing," he says.
"We are looking at other sites in San Antonio," says DeAyala, the all-time sack leader at the
University of Texas who spearheaded the purchase of the initial 80-acre site.
Political punch
"It's a hot market," DeAyala continues. "There is a lot going on there already. But there is
plenty of room to grow."
Some local leaders are optimistic that the Alamo City is on the threshold of what could
become a historic period of economic prosperity.
DeAyala won't say what other sites his firm might look to develop in San Antonio. But he
does say the Alamo City is a market on the move.
A new report provided by Travis Tullos, chairman of the Greater San Antonio Chamber of
Commerce's Economic Analysis Panel, suggests that San Antonio is headed for important
gains in key areas such as employment, housing, retail spending and tourism, among others.
DeAyala predicts that in his lifetime, "San Antonio and Austin will grow together to become
one big (market)."
"There's nothing on the horizon in the next 12 to 24 months that would suggest that these
trends won't continue," Tullos contends.
Sold on San Antonio
ARTICLES
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Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Former City Manager Terry Brechtel says this may be a landmark moment for the Alamo
City.
"We're knocking on a lot of doors these days," she says. "What is working so well right now
is the fact that we have a business community that is working well with local government."
Brechtel adds, "What you are seeing is that on all fronts, people, leaders, are coming together.
There is the discovery of San Antonio."
The former pigskin standout believes there is currently a convergence of strengths on
multiple fronts that promises to put San Antonio in great growth position. One of those
strengths, DeAyala says, is city leaders' willingness to be proactive on the economic front -- a
proclamation at which some developers in the past would have laughed.
"It's a great city with a lot of political cooperation right now," DeAyala says. "San Antonio's
leadership has done a tremendous job of creating a climate for tourism, job creation, and a
quality of life second to none. We see our project as a continuation of this growth and plan to
build a high quality, mixed-use development."
© 2005 American City Business Journals Inc.
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35
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
"This is exactly the right thing for us to do," said Monahan, whose congregation joined in 1999
with a Houston branch of the religious order to create Christus Health.
Health care group plans 2 campuses
Web Posted: 07/15/2005 12:00 AM CDT
Christus Health has a combined $3.6 billion in assets in seven states and Mexico, and 27,000
employees, officials said.
Zeke MacCormack
Express-News Staff Writer
Tom Royer, president of Christus Health, said the new sites complement existing services by the
faith-based provider, which counted $460 million in charitable care among $2.6 billion in revenue
logged for the fiscal year that ended last month.
BOERNE — In its first expansion in 19 years, Christus Santa Rosa Health Care on Thursday
announced plans to open a medical complex here next year and another in western San Antonio.
"We were called to Boerne," he said. "This is really a calling, and it really fits in with our mission."
Physicians' offices and outpatient clinics will mark the first phase of what system officials predict
will eventually become comprehensive medical campuses at the 37-acre site here and on a 100acre parcel in Westover Hills.
[email protected]
Mayor Patrick Heath joined other Boerne area officials in cheering the initiative, expected to
reduce reliance on more distant medical providers while adding jobs and millions of dollars to the
local tax base.
"We're always looking for good corporate citizens in our community," Heath said. "They'll add yet
another dimension to the health care resources we have."
The sites selected are in fast-growing areas now underserved by the medical community, officials
said.
"Everyone will be happy to have health care at their fingertips," said County Judge Eddie J. Vogt.
"This ought to really help our overstretched EMS."
There's been talk of locating a hospital here since the 1950s, he said, and the need has grown
substantially as the county's population surged to about 30,000 in recent years.
"The community has really wanted more services because they're growing so fast," said Don
Beeler, president of Christus Santa Rosa Health Care, which operates three San Antonio
hospitals.
He said he expects the new campuses to offer "the entire continuum of health care services."
The Boerne parcel is between U.S. 87 and Interstate 10 on a major entry corridor to the Kendall
County seat of 8,000. The Westover Hills location is at the northwest corner of Texas 151 and
Westover Hills Boulevard.
What is built and how soon depends on needs to be identified in meetings with community
leaders and physicians, but Beeler said a "pretty aggressive" timetable calls for initial facilities to
open within 14 months.
The design will be consistent with local character, he said, noting, "We recognize that Boerne is
changing but you want to preserve what is your heart and soul."
Sister Helena Monahan of the Sisters of Charity of the Incarnate Word, which built San Antonio's
first hospital 135 years ago, said history was repeating itself as the nonprofit again reached out to
areas in need.
36
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Wender transforms ranch to
thriving growth corridor
Freeway changes area
When Wender originally bought the Westover Hills property, up to 90 percent of it was set aside for housing. What
changed the usage was the building of State Highway 151, the Stotzer Freeway. “That made Westover Hills a major
commercial corridor," he says. In fact, of all his deals, he is most proud of bringing the freeway that runs from U.S. 90
to Loop 1604.
BY LISA Y. TAYLOR
Wender had originally intended to only have a boulevard running through his property, but plans ballooned when he
hired Ralph Bender to design Westover Hills' roads. For years, Bender, a former director of San Antonio's planning
department, had been trying to build a freeway in the city's West Side. He told Wender that he should have it built
through Westover Hills.
As Westover Hills approaches its 20th anniversary, its developer, Charles Martin "Marty" Wender, reflects on how he
assembled a who's who of users such as JP Morgan Chase & Co., World Savings & Loan Association, Sea World San
Antonio, and the Hyatt Regency Hill Country Resort to his far West Side development along State Highway 151.
As Wender points to one of the mixed-use project's aerial photos that wallpapers his office, he recalls its beginnings: "I
had ranch land. Then I took a freeway through here." Simply stated, but no small feat that he also brought a mix of
corporations, resorts and services to land that used to be the home of a few people and now employs 20,000. Acquiring
the deals took geographic, infrastructure and incentive advantages that are still moving Westover Hills forward today.
Success has also stemmed from Wender's ability to sell the city's assets.
"I told him he's crazy," Wender says. "I said, 'You plan my 3,500 acres. Don't plan the whole city.' I said, 'Time will kill
you. Freeways take years and years and years. We've got to build today.' "
Bender was not deterred from his idea and he urged Wender to visit Raymond Stotzer Jr., district engineer of the state
highway department at the time. "Raymond Stotzer was most dynamic in getting stuff done," Wender says. "He was a
man that could make anything happen." Stotzer persuaded Wender to give right-of-way for the freeway to speed its
approval, and Bender and Wender convinced almost all of the other affected landowners, including Southwest Research
Institute and the Van De Walle Farms, to donate right-of-way to the state. To provide half of the access road funds,
Wender donated $4 million of his own money, and he convinced some of the other landowners to contribute another $2
million.
"He's first a San Antonio salesman, and secondly he sells the development's land," says Mario Hernandez, president of
the San Antonio Economic Development Foundation.
Why he went west
In October 1983, Wender purchased the first ranch that would comprise Westover Hills. Developing in West Bexar
County was not the prevailing real estate trend, but his background compelled him to make different choices than those
made by many real estate developers at that time. Wender moved to San Antonio in 1969 after graduating from the
University of Texas - Austin. He married into a third-generation family real estate business that had offices at the
corner of El Paso and South Zarzamora streets.
With land and money commitments, Wender, Bender, and a team that included then Mayor Henry Cisneros walked into
the office of the highway commission and made their freeway pitch. “We made our presentation, and they're so
dumbfounded," Wender says. "No one had ever done this before." The commission approved the freeway's building on
the spot. Only 90 days had passed since the day Wender walked into Stotzer's office and drew with a grease pencil what
was to become S.H. 151's path. In 1986, the freeway's access roads opened. "It changed the property," Wender says.
"It was a new corridor in San Antonio."
For the first 12 years that the Fort Worth native lived in the city, he was an observer of northern development, since his
business built in the South, East and West sides. Wender recalls that in the 1970s the most valuable real estate
in San Antonio was on the North Side at San Pedro Avenue. In 1981, Wender left the family business, and struck out on
his own. He bought a ranch and developed Crownridge at Interstate-10 and Camp Bullis Road. "When I woke up in
1981 and bought this ranch, I realized the "golden corridor" had become 1-10, not 281, not San Pedro," he says. As he
looked for where to build next, he observed that growth had shifted
near 1-10 due to the South Texas Medical Center, USM and the
University of Texas at San Antonio. However, the land's hills, rocks
and Edwards Aquifer Recharge Zone restrictions created economic
barriers to developing it. So it made sense to him to build further
west. In all, he bought five ranches for Westover Hills that would
total 3,500 acres, paying a sum of $40 million.
Planning ahead, he reserved a 400-foot wide median for the freeway's main lanes that are under construction today and
could open the middle of next year. The main lanes make up $34 million of $102 million in highway construction in
progress in the Westover Hills area. Also in the works is a $28 million interchange that could open in 2006 at the intersection of Loop 1604 and S.H. 151.
Because of Wender's deal with the state, today it is common for private developers to donate land or partially finance
state highways that go through their property. Bender says he has heard Stotzer remark that S.H. 151 saved the state a
billion dollars as other highway projects have followed the freeway's financial and land arrangement.
Other than helping Westover Hills, the freeway has linked the city's West, South and Nor_sides, and has brought businesses to the surrounding area, Bender says. "It's had a tremendous impact on (U.S.) 90 West," he says. 'There's all kinds
of industrial development because of that freeway."
When the Texas real estate crisis hit in the late 1980s, Wender
started to see his dream slip away as his financial partner, Bexar
Savings Association, failed. But Wender persevered. His search for
a new partner landed him in a deal with Canada-based Samoth
Capital Corp. In 1998, Sterling Financial Corp. acquired Samoth
and its Westover Hills investment. Wender and Sterling are general
partners in Westover Hills Development Partners LP.
Making the deals
Getting the state to build S.H. 151 was instrumental in bringing Sea World to Westover Hills in 1988, Wender says.
After SeaWorld, resorts and corporations followed. Wender beams when he talks about his role in bringing the Hyatt
resort. ”The Hyatt brought a new industry in San Antonio," he says. Before the Hyatt opened in 1993, San Antonio
lacked a tourist golf course destination, he says.
To finance the resort's development, he secured $150 million in debt and equity financing from the Long-Term Credit
Bank of Japan Ltd. and two Japanese companies. "I convinced the Japanese that San Antonio could be a true golf
destination," he says. "Now the Convention and Visitors Bureau promotes golf, and what else is coming to town? The
PGA"
37
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Preliminary plans call for the center to have a creek running through it with shops and restaurants on each side.
It will be "a place where you go after work and go out and eat and walk around and shop," he says. Wender expects
future retail development will at least mimic the success of the Rudy's Country Store & Bar B-Q that opened in 1998
across from Sea World. He is a 50-50 investor in that location with the chain's owner. In all, 200 acres are reserved for
retail.
He says he supports the building of another golf resort at a 1,500-acre site near Sea World called The Village at West
Pointe. The site was proposed by the project's developers as an alternative to the much-contested site of the PGA Village
planned for northeast Bexar County.
Wender markets San Antonio's and Westover Hills' tourist appeal to corporations considering locating to his sites. The
strategy worked in drawing Paris-based Oberthur Gaming Technologies Corp., which prints lottery tickets for an international clientele. "Because their customers are government employees, they made a decision that they wanted their plant
to be in a location that people like to go to," Wender says.
He foresees Westover Hills will be built out in the next 10 years with up to 50,000 employees. More than 1,000
corporate acres have been developed and another 400 acres remain available.
Wender is negotiating a build-to-suit and lease with an insurance company for a 150,000-square-foot service center.
Smaller deals are in the works for office campuses, medical office buildings and apartment complexes.
Increasing restrictions on development over the Edwards Aquifer Recharge Zone and the persistent population growth in
the west will continue to fuel Westover Hill's importance in office development, says Tom Chandler, president and COO
of San Antonio developer Orion Partners Inc.
In 1997, the company opened its campus at the northeast corner of Westover Hills Boulevard and Rogers Road.
Oberthur considered Orlando, but San Antonio won out because of its more centralized location between North
American and Latin American clients, says Oberthur's general counsel Rolando Pablos. The office's surrounding scenery
and its IS-minute drive to downtown makes it ideal for visiting clients, Pablos says.
He adds that the area is situated near a wide variety of housing options for its 350 employees. "Both our executive and
manufacturing-level employees are able to :find suitable housing," he says. Although QVC Inc.'s telemarketing center is
next to Oberthur's campus, Pablos' office has a scenic view. "Personally, I enjoy looking out the window at the Hill
Country rather than glass and concrete," he says.
Attracting jobs
Chandler's company is in discussions with Wender about building an office complex for leasable space. Thinking about
Westover's connection to the city's economic future, Wender points to one of the aerial photos that displays the sites of
Westover Hills users, surrounding major companies and developments. "My dream of dreams would be to take (S.H.)
151, through Kelly (USA), to go down maybe to a ... Toyota site," he says. Big aspirations, but he's already achieved
many.
Wender, 2002 chairman of the Greater San Antonio Chamber of Commerce, takes pride that all of the companies that
have located to Westover Hills have come from outside the city.
In 1989, "The National Real Estate Times" named Westover Hills as one the Top 10 "Emerging Growth Corridors" for
the 1990s. "It has come to fruition," he says.
From city, county and state entities, companies that locate to the development may qualify for a 10-year, 100 percent tax
abatement on real and/or personal property. Hernandez says Westover Hills' proximity to a sizable work force is key to
attracting employers to it.
From 1990 to 2000, the 78251 zip code in which Westover Hills is located has seen its population jump from 15,000 to
26,000 residents. "It's always important to companies when they see the number of rooftops," Hernandez says.
Westover Hills has about 1,000 homes, but other residential subdivisions surround it. Another 200 undeveloped residential acres remain available.
Companies continue to locate to Westover Hills partly because of the development regulations that protect their
investment, Wender says. "We have some of the strictest requirements in San Antonio," he says. Illustrating the extent
of "protective covenants" that builders have to follow, he flips through hundreds of pages of regulations. “There's a
standard for everything," he says. "We control the lighting. We control signage. We control the trees, materials,
everything. We propose using the natural, natural stone and trees." An added protection is Westover Hills' designation
as a city scenic corridor that prohibits billboards. As an example of a corporation pouring resources into protecting its
investment, he points to the campus of The Capital Group Coso at the corner of Westover Hills and Wiseman
boulevards. The 88-acre campus with 500,000 square feet of office space is barely visible from the road because of its
tree coverage.
It was designed by New York City-based Pei Cobb Free & Partners Architects LLP, the company founded by the world
renowned LM. Pei, who designed the Grand Louvre pyramid in Paris.
What's next
While corporate campus sites remain a concentration for Westover Hills, Hernandez expects the development will
change its direction somewhat. "Now it has a critical mass of major employers that need additional services, so it will
see more retail and more service operations," he says.
He's right. Wender is working with a major retail developer to build what is tagged a lifestyle center that would include
retail, dining and entertainment venues. He compares it to the Huebner Oaks Shopping Center at 1-10 and Huebner
Road. He did not want to disclose the developer's name, but he says it has a 67-acre site under contract near the Hyatt
resort. Groundbreaking could take place at the end of this year or early 2004.
38
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
39
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Plaza Mexico - Hwy 151 and Military
40
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
company, or (iii) investing in an existing business, which results in a 40-percent increase
in the enterprise’s net worth or number of employees.
Potential Immigration Benefits
1.
E-2 Treaty-Investor Nonimmigrant Status. As a Mexican national, your investment in a
commercial enterprise may provide the foundation to apply for and obtain an E-2 treaty-investor
nonimmigrant visa based on the North American Free Trade Agreement. In short, an E-2 visa is
available to a principal investor to develop and direct the operations of a U.S. business and other
Mexican nationals who will hold key positions, such as executives, managers, or essentialknowledge personnel, in a Mexican-majority-owned U.S. business. To qualify for an E-2 visa,
an applicant must establish the following items about the investment:
•
The investment must be “at risk.” In other words, if the U.S. business fails, the capital
invested must be subject to loss, e.g., unsecured personal business capital or capital
secured by personal assets. Mortgage debt or commercially-secured loans do not qualify.
•
The investment must be “substantial.” To determine substantiality, three factors are
considered: (i) the investment amount against the total cost to create the business; (ii) the
amount normally considered sufficient to ensure the investor’s commitment to a
successful operation; and (iii) the magnitude of investment to support the likelihood of
success. Although there is no minimum investment amount, the lower the cost of the
U.S. business, the higher, proportionately, the investment must be.
•
The investment may not be “marginal,” which means that the U.S. business must have
the present or future capacity to generate more than a minimal living for the investor and
his or her family.
•
The investment must take the form of a contribution of “at-risk” capital made for the
purpose of generating a return.
•
You must have obtained the capital invested through lawful means.
•
The enterprise must benefit the U.S. economy and create full-time employment for at
least ten U.S. workers.
•
You must manage the enterprise, either through day-to-day managerial control or though
policy formulation.
You would file an immigrant petition by alien entrepreneur, along with documentary evidence of
the new business and investment, with the U.S. Citizenship and Immigration Services
(“USCIS”). If approved, you and each dependent family member, may apply for an immigrant
visa and alien registration at the U.S. Consulate in Ciudad Juarez. Upon approval, each applicant
would receive conditional lawful permanent resident status for two years. You then would
request the USCIS within 90 days prior to the two-year anniversary of having obtained lawful
permanent resident status to remove the conditional status of the residency.
Depending on your circumstances, other immigration alternatives also may be available. You
therefore should consult with an immigration attorney to determine which option is best.
509163 000005 DALLAS 2077136.1
You would apply for an E-2 visa by submitting the appropriate applications, along with
documentary evidence about the investment and U.S. commercial business to the U.S. Consulate
that has jurisdiction over your residence in Mexico. The U.S. Consulate then will schedule an
interview. If the consular officer approves the application, then he or she will issue a visa that
may last up to five years. The first time when you enter the United States as an E-2
nonimmigrant, the immigration inspector should grant you a one-year period of authorized stay;
each subsequent entry will result in your receiving a two-year authorization to remain in the
United States. In addition, you may apply to renew your E-2 visa indefinitely, so long as your
investment remains and you continue to direct and develop the investment. Spouses and
unmarried children under 21 years old also may apply for and obtain E-2 visas, which would
enable them to reside and attend school in the United States; only spouses, however, may seek
employment.
2.
Lawful Permanent Resident Status. The U.S. government makes available immigrant
visas (green cards) to qualified foreign nationals who invest at least $1 million in a new U.S.
commercial enterprise. To qualify for immigrant-investor status, you ordinarily must meet each
of the following requirements:
•
You must invest or actively be in the process of investing at least $1 million in an
enterprise.
•
You must make the investment in a “new commercial enterprise,” which you may
establish by (i) creating an original business, (ii) purchasing and reorganizing an existing
41
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
HWY 151 & Military, LP
6700 Arena Boulevard
Laredo, Texas 78041
EARNEST MONEY:
$___________________ cash to be deposited in escrow with
Chicago Title Company.
CLOSING:
Closing will take place within seven (7) days after substantial
completion of the Unit.
TITLE:
At Closing, Seller will convey the Property to Purchaser by
Special Warranty Deed and furnish Purchaser, at Seller's
expense, an Owner's Policy of Title Insurance in the full
amount of the Purchase Price.
September _____, 2006
_________________________________
_________________________________
_________________________________
_________________________________
Re:
COMMISSIONS:
Nonbinding Letter of Intent – _________ square feet of space in the Plaza Mexico
Development situated in San Antonio, Bexar County, Texas
Gentlemen:
HWY 151 & Military, LP or an affiliated entity ("Seller") desires to establish a business
condominium to be known as “Plaza Mexico” on the Property described below located in San
Antonio, Texas. If and when Seller elects to proceed with the development of such condominium,
the Purchaser named below desires to enter into a contract to purchase the Unit described below.
This letter serves to outline the general terms and conditions upon which the parties would proceed
with such purchase and sale transaction.
PRORATIONS:
Ad valorem taxes, assessments, and all other applicable costs
will be prorated on the Closing date.
CONTRACT:
The parties will execute a contract for the purchase and sale
of the Unit within thirty (30) days after Seller notifies
Purchaser that Seller is prepared to proceed with the
development of the condominium. If Seller fails to so notify
Purchaser within _______ days after the date of this letter,
then this letter will be null and void.
If the foregoing is acceptable, please execute below and return a copy of this letter to the
, 2006, or this letter of
undersigned on or before 5:00 P.M., Houston, Texas time,
[DATE]
intent will be considered null and void.
This letter is merely an expression of interest and is not intended to be a binding contract.
Nothing contained in this letter will be deemed or construed to create any obligations or liabilities on
either party of any nature whatsoever. Therefore, unless and until a binding contract is executed and
delivered by the parties hereto, neither party will have any rights, duties, obligations or liabilities of
any nature whatsoever under or with respect to the subject matter of this letter.
Sincerely,
SELLER:
PURCHASER:
_____________________________________
HWY 151 & MILITARY, LP, a Texas limited partnership
SELLER:
HWY 151 & Military, LP or an affiliated entity
By:
UNIT:
A store space containing approximately ____ square feet, as
generally described in Exhibit "A" and located substantially
in the area depicted on the site plan attached hereto as Exhibit
"C". Seller will construct the Unit generally in accordance
with the specifications described in Exhibit "B".
Its:
PURCHASE PRICE:
$________ per square foot of space in the Unit.
TERMS OF PURCHASE:
Cash at closing.
Hwy 151 & Military GP, LLC, a Texas limited
liability company
General Partner
By:
Page 1 of 6
____________________________________
Julian L. DeAyala, Manager
Page 2 of 6
509163 000005 HOUSTON 481252.2
509163 000005 HOUSTON 481252.2
42
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
ACCEPTED AND AGREED TO:
EXHIBIT "A"
this ___ day of _________________, 2006.
CONDOMINIUM & PROPERTY DESCRIPTIONS
PURCHASER:
Plaza Mexico will be located within a tract of land containing approximately 80 acres
situated at the Northwest intersection of Texas Highway 151 and West Military Drive in San
Antonio, Bexar County, Texas (the "Development"). Plaza Mexico will be located on a 17-acre tract
in the Development situated at the Northeast corner of North Ellison Drive and West Military Drive.
____________________________________
By:
______________________________
Seller intends to establish Plaza Mexico as a business condominium (the "Condominium")
pursuant to the Texas Uniform Condominium Act. The Condominium will be comprised of the 17acre tract of land, together with buildings and other improvements containing approximately
130,000 square feet of retail space substantially in accordance with the site plan attached hereto as
Exhibit "C". Each store space within the buildings will comprise a separate unit in the
Condominium (collectively the "Units" and each individually a "Unit"). Title to each Unit will
include a proportionate share of the common areas of the Condominium.
Name: ______________________________
Title: ______________________________
A Unit owners' association (the "Association") will be established for the Condominium.
Among other things, the Association will have authority to levy assessments for (1) common area
charges (e.g., electricity, water, landscaping and maintenance), (2) a management fee, and (3) the
cost of advertising to promote Plaza Mexico. In addition a property owners' association will be
established for the Development (the "Development Association"). The Development Association
will have the authority to levy assessments on the units in the condominium for costs of maintaining
the common areas of the Development.
Page 3 of 6
Page 4 of 6
509163 000005 HOUSTON 481252.2
509163 000005 HOUSTON 481252.2
43
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
EXHIBIT "B"
EXHIBIT "C"
UNIT CONDITION AT CLOSING/DELIVERY
SITE PLAN
Each Unit will be a "basic cold dark shell" ready for Purchaser's build out. A "basic cold dark
shell" means that only the following items will be provided in each Unit:
1.
2.
3.
4.
5.
6.
7.
5Ǝ reinforced concrete floor slab will be installed;
sanitary sewer service will be provided under slab;
domestic water service will be provided overhead;
fire sprinkler system will be provided as turned-up heads;
electrical service is provided at an electrical service room in each building;
structural steel designed areas to carry roof top A/C units; and
store front glass and glazing with glass and aluminum door.
Page 5 of 6
Page 6 of 6
509163 000005 HOUSTON 481252.2
509163 000005 HOUSTON 481252.2
44
Plaza Mexico
San Antonio, Texas
713.203.9211
[email protected]
Plaza Mexico
San Antonio, Texas
6700 Arena Road
Laredo, TX 78041
713.203.9211
Alamo Architects
108 King William
San Antonio, Tx 78204
210.227.2612

San Antonio, Texas - De Ayala Properties

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