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New 600-acre development to bring more affordable homes to South Side

City and partners break ground on los arcos at vida, first project using city housing bond program.

RJ Marquez , Traffic Anchor/Reporter

William Caldera , Photojournalist

SAN ANTONIO – A new housing community is breathing life into the South Side.

The City of San Antonio and its partners broke ground Monday on a 600-acre development, bringing more affordable housing to the area.

The community named Los Arcos at Vida is located in the 10200 block of South Zarzamora.

This is the first of 14 major housing projects that use funds from the city’s housing bond program that voters approved in 2022.

“Voters in San Antonio had the foresight to change our charter to allow for housing affordability bonds, and this is the very first project to come to fruition because of that,” said San Antonio Mayor Ron Nirenberg. “Last year, this project would not have been possible without that, and that allows us to maintain housing affordability in some of these areas where we need more units developed.”

Los Arcos will be a 324-unit affordable housing community of single-family homes and duplexes with a range of mixed incomes.

“Everywhere from families making about $22,000 a year, all the way up to families making $52,000 a year. Deeply affordable all the way to families at 70% of the area median income or below,” said Veronica Garcia, City of San Antonio’s director of the Neighborhood & Housing Services Department. “It’s not just an affordable place for families to live. It’s really building a community with on-site services for the residents and lots of amenities that the families and individuals can enjoy.”

The development is also located down the street from Texas A&M University-San Antonio and will be adjacent to a new University Health facility undergoing construction.

There will also be more opportunities for people living at Los Arcos to access jobs, preventative services and health care.

“That will come with the University Health System. We know that it’s going to take three or so years to get this hospital going, but the educational component of that is going to be critical for our residents as well,” said Adriana Rocha-Garcia, District 4 councilwoman. “It’s also critical for our students to see Texas A&M-San Antonio here, to know they can just walk or bike down and maybe go to a university right next to their homes.”

Homes at Los Arcos are expected to be ready for leasing by next year.

“It’s quality mixed-income housing that allows us to welcome more people to this area,” said Gretchen Howell, Senior VP of Development for SouthStar communities. “Our vision is that healthy communities represent the broad population and welcome everybody to live in that vibrant, quality lifestyle.”

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About the Authors:

RJ Marquez is the traffic anchor/reporter for KSAT’s Good Morning San Antonio. He also fills in as a news anchor and has covered stories from breaking news and Fiesta to Spurs championships and high school sports. RJ started at KSAT in 2010. He is proud to serve our viewers and be a part of the culture and community that makes San Antonio great.

William Caldera

William Caldera has been at KSAT since 2003. He covers a wide range of stories including breaking news, weather, general assignments and sports.

KSAT 12 News at 5:30 p.m. Sunday : Mar 31, 2024

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San Antonio, TX — September 27, 2023 — Terramark Urban Homes is excited to announce the  groundbreaking of a new housing project named “Dorie Commons” aimed at providing affordable  homeownership opportunities for working families in the vibrant core of San Antonio. This development  marks a significant step forward in addressing the housing needs of the community and was named  after Doris “Dorie” Miller the decorated WWII Hero.  

The project, located on Martin Luther King Blvd., will consist of 20 new for-sale homes, each  thoughtfully designed to cater to the needs of modern families. With prices starting at just $169,900,  Terramark Urban Homes is committed to making homeownership more accessible to those looking to  invest in their future.  

Through a partnership with San Antonio Affordable Housing and the Inner-City Tax Increment  Development Zone, these homes are available at this price.  

Key Features of the New Homes: 

• Affordability: These homes are designed with affordability in mind, allowing working families to  achieve their dream of homeownership without breaking the bank. Special Down Payment  grants are available which means little cash is required to close. 
• Spacious Yards: The homes offer large yards, providing ample space for outdoor activities,  gardening, and family gatherings, all within the comfort of your own home. 
• 1-Car Garages: Each home comes equipped with a one-car garage, providing secure parking and  additional storage space for residents.

Terramark Urban Homes is dedicated to enhancing the quality of life for San Antonio residents by  creating sustainable and attractive housing solutions. The new project on Martin Luther King Blvd.  embodies this commitment by reinvesting back into the neighborhood and offering an affordable  housing option without compromising on quality. 

“We are thrilled to break ground on this project, which reflects our mission to provide affordable  homeownership opportunities in San Antonio,” said Charles Turner, CEO and Founder of Terramark  Urban Homes. “These homes are designed to meet the needs of working families, offering not only a  place to live but a place to plant roots and build wealth.” 

The groundbreaking ceremony is scheduled for late October. Local officials, community leaders, and  members of the media are invited to attend and witness this significant milestone in San Antonio’s  housing landscape. 

For more information about the project or to schedule interviews, please contact: 

Tawnie Arevalos, Marketing Coordinator, Terramark Urban Homes Phone: 210-588-9212 Email:  [email protected]  

About Terramark Urban Homes: Terramark Urban Homes is a leading developer committed to creating  sustainable, affordable housing solutions in the San Antonio area. With a focus on modern design, 

affordability, and community engagement, Terramark Urban Homes strives to enhance the quality of life  for residents while revitalizing neighborhoods. Learn more at www.terramarktx.com

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San Antonio Heron

Telling the complete downtown story

Out of Reach: Why San Antonio can’t get a grip on its affordable housing crisis

December 28, 2022 By Richard Webner

By Richard Webner | San Antonio Current contributor

This article is republished with permission from the San Antonio Current, which first ran the piece on Nov. 30, 2022.

More than 60,000 families are waiting to get an affordable housing unit from Opportunity Home San Antonio, the local housing authority. Lisa Vogt and her three children are among them.

Like many on the list, Vogt can tell a story about how the circumstances of her life, coupled with San Antonio’s severe housing shortage, have driven her to desperation.

She put her name on the authority’s waiting list four years ago as part of an effort to build a new life after she’d finished a 38-month prison sentence on charges of aiding in the distribution of heroin. Her boyfriend had been dealing from the apartment they shared, she said.

“I made a mistake when I was younger,” she said. “I paid my consequences and learned from it. And I never repeated that mistake.”

As a single mother, she had a hard time finding an affordable home even if most landlords didn’t turn her away because of her conviction. When her mother moved to Georgia last year, she could only secure a place—an old house in Southeast San Antonio—by paying the entire year’s rent up front: nearly $21,000. She used money from the sale of her late grandmother’s home.

Vogt liked the rental house, but it had just been remodeled in what she described as a “rush job.” The electricity would periodically cut out, and she had to lay extension cords through the hallways to keep the lights on, she said. For three months, there was no hot water.

In September, her landlords served her with an eviction notice. She believes it resulted from unpaid CPS Energy bills, which led the utility to cut her power. She tried to put the account in her name, but she couldn’t because the house didn’t pass its code inspection after the remodel, she said.

Since then, Vogt and her three kids have been living with her cousin—and her three kids—in a three-bedroom house on the North Side.

“With seven kids and two adults, it’s pretty squeezed,” she said. “She said I could stay with her as long as I needed, but you don’t want to overstay your welcome. I’m always telling her I need to find something. I need to find a place.”

Over the past decade, and especially the past five years, the City of San Antonio and other local entities—including Opportunity Home, until August known as the San Antonio Housing Authority—have focused on producing housing to fit the budgets of people like Vogt, whose incomes are below the local median wage.

Those local entities have revamped policies or created new ones, hired staff and taken on hundreds of millions of dollars in debt to create the thousands of affordable housing units San Antonio sorely needs. As of 2019, some 170,000 Bexar County households spent more than 30% of their incomes on housing, according to a city housing report. That percentage is the threshold at which experts consider housing to be unaffordable.

Yet with construction costs and interest rates soaring, developers are struggling to make the numbers work for their affordable housing projects. Those challenges come even as developers enjoy access to a wider range of local tools and deeper wells of local funding than ever before.

Two of the San Antonio Housing Trust’s key projects recently fell through due to the current price spikes, said Pete Alanis, executive director of the city-created nonprofit.

One of those proposed developments, Patriot’s Pointe on the far South Side, would have included 48 units for residents making less than 30% of the area median income (AMI) —about $25,050 annually. Housing units targeting that price point are rare and valuable, falling within the budgets of low-income workers such as maids, cooks and many employed in the city’s large hospitality sector.

“That’s what we’re facing right now: an increase in construction costs, due to inflation, and an increase in interest rates,” Alanis said. “That’s your double whammy. That’s why you see deals exploding. They’re just busting at the seams.”

Those difficulties come as the city falls behind on a goal it set in 2018 to spur production of 6,344 units over the next decade for residents making 31%-50% of the area median income, or between $25,885 and $41,750 yearly. Those goals arose after Mayor Ron Nirenberg was elected to his first term on promises to make housing more affordable.

As of last year, San Antonio was only 22% of the way toward reaching that goal. Only 1,411 units are either built, under construction or in the pipeline, according to city records. The city fell short on that target even though it surpassed 10-year goals on housing for other income levels.

The economic headwinds haven’t sunk any projects for NRP Group, a Cleveland-based developer with a strong presence in San Antonio. Even so, they have slowed the pace at which NRP can take on new ones, said Debra Guerrero, its senior vice president of strategic partnerships and government relations.

In 2020 and 2021, NRP built 1,757 affordable housing units spread between eight Bexar County apartment complexes, Guerrero said. This year, it expects to finish just one complex, Viento Apartments, just down the road from Texas A&M University-San Antonio.

Like most affordable housing projects these days, Viento relies on a patchwork of funding, including about $27 million in tax credits from the Texas Department of Housing and Community Affairs.

A partnership with the Housing Trust will ensure the development receives a property tax exemption, and Opportunity Home is chipping in $38 million of tax-exempt bonds. Earlier this month, city council voted to award NRP $4 million, half of which was drawn from the $150 million housing bond voters passed last year.

Just the same, Viento wasn’t an easy build. Construction costs soared from $120,000 per unit to $153,000, adding $10 million to the budget, Guerrero said. Since January, rising interest rates, driven by the Fed’s effort to curb inflation, tacked on another $7 million.

“[T]he way that the world is right now [has] prevented us from proposing new transactions,” she said. “That’s where the real harm is coming: Two years from now, we’re not going to have those units on the ground. We’re not going to be under construction for anything.”

Housing first-aid

San Antonio resident Janet Garcia only had to wait a year or so on Opportunity Home’s list before she got a phone call telling her that her name had come to the top.

The call, which she received about four years ago, was well-timed. A week earlier, she’d become homeless, sleeping in her car with her son and daughter.

She moved into Alazán-Apache Courts on the West Side, one of San Antonio’s oldest public housing projects, built in 1941. She flourished there, becoming president of its resident council. While doing volunteer work, she made contacts that led to a job at the Charles A. Gonzalez Senior Community, where she now works as an assistant manager.

In April, she moved into a three-bedroom apartment at Legacy at Alazán, a complex built through a partnership between Opportunity Home and NRP Group. Unlike her old place, the apartment has central heating and air conditioning along with access to a washer and dryer. Before, she’d had to hang her clothes to dry inside during the winter.

The rent is $427 a month.

“Landing at the Courts has been the best thing that’s happened to me in my life,” Garcia said. “When I went there, I didn’t have a car — no nothing. I didn’t know anyone. I don’t have family here at all. My family became the community, my neighbors. In order for me to be able to work and volunteer and do the things that I wanted to do to make a change for my community, I had to rely on my neighbors.”

Until last year, Opportunity Home had planned to demolish Alazán-Apache and replace it — in partnership with private developers — with a community featuring a mixture of incomes but with fewer units priced for deep affordability. It was the same approach the agency took with two other local housing projects: East Meadows on the East Side and Victoria Courts, which replaced the old Victoria Commons near Hemisfair.

Under the leadership of President and CEO Ed Hinojosa Jr., Opportunity Home has abandoned that mixed-income redevelopment model, which had been touted as the best practice for building affordable housing since at least the Clinton administration.

The agency is now looking to rebuild Alazán-Apache and preserve it as old-school, government-owned public housing. The plan is to carry out the development in phases, moving existing residents into newly built units before the old buildings are destroyed.

The first new structure, with 88 units, will be built on a baseball field, Hinojosa told the Current. The agency expects to fund it with $16 million from its own budget plus $8 million from the city’s housing bond.

The rationale for the old mixed-income model was that it kept people who lived in poverty from being segregated, theoretically bringing them closer to opportunity. Many housing advocates in San Antonio, Hinojosa among them, have turned away from that thinking, however.

The new approach preserves crucial units priced for deep affordability, Hinojosa said. It also prevents families from being displaced and uprooted from their social networks, including kids being pulled from their schools. What’s more, the shift in thinking comes as the city has lost 1,700 public housing units since the late ’90s.

Opportunity Home isn’t the only local housing entity to undergo a profound policy shift in recent years.

The two goals undergirding its new approach—to prevent displacement and create deep affordability—have guided new policies from the city, the San Antonio Housing Trust and other groups.

After voters approved updates to San Antonio’s charter last year, letting the city issue bonds for affordable housing, $150 million for housing was tucked into the $1.2 billion 2022-2027 bond package voters approved earlier this year. The city plans to use that money to create housing for the homeless, help residents pay for home repairs and to fill budget gaps in affordable housing projects such as Viento.

Last year, the city appointed its first chief housing officer: Mark Carmona, the former president and CEO of Haven for Hope, a nonprofit that helps the homeless.

Under the leadership of Alanis, the Housing Trust has stopped inking deals offering property tax exemptions to developers for the construction of apartment complexes without affordable units. Those transactions came under fire for encouraging gentrification and draining local governments of tax revenue.

The city also allowed its downtown housing incentive program—the Center City Housing Incentive Policy, or CCHIP—to expire during the COVID-19 pandemic. As with the Housing Trust’s phased-out deals, critics considered CCHIP a harbinger of gentrification.

Among leaders in San Antonio, there’s a new mindset when it comes to housing. In broad terms, the policies are now focused on creating affordability, where they had previously placed greater emphasis on economic development.

A new housing plan

If it seems as though the city, Opportunity Home and the Housing Trust have changed their minds in coordination with each other, they largely have.

The guidepost for the policy shift has been the Strategic Housing Implementation Plan (SHIP), a 77-page report drafted last year by the city, Bexar County, Opportunity Home and the San Antonio Housing Trust. That document lays out policies intended to address the affordable housing crisis. It sets a goal of producing 10,611 affordable rental units and preserving 15,533 homes and rentals over the next decade.

SHIP sprung from the work of the Mayor’s Housing Policy Task Force, a group Nirenberg formed shortly after his election in 2017 to reshape housing policy and emphasize affordability. He’d made affordable housing a central campaign issue, blasting his opponent, then-Mayor Ivy Taylor, for applying “band-aid” policies when a “tourniquet” was needed.

By the time Nirenberg took office, the city had already begun taking on a larger role in affordable housing. At the time, the market was overheating following a long recovery from the Great Recession. Shortly before Nirenberg’s election, the city also created the Neighborhood Housing Services Department, which now oversees housing assistance programs. The 2017-2022 housing bond included $20 million for a pilot program to fund affordable housing—the first of its kind in San Antonio.

But even as Nirenberg steered the city’s policies toward affordability, prices continued to soar, especially after the pandemic.

From January 2020 to October of this year, the median cost of a home in the San Antonio-New Braunfels metro area leapt 43%, rising from $224,499 to $321,000, according to the Texas Real Estate Research Center at Texas A&M University.

Meanwhile, the average apartment rent in the San Antonio region jumped from $1,002 a month at the start of 2020 to $1,269 in the third quarter of this year, according to Austin Investor Interests, which analyzes the local multifamily market. That constitutes a 27% increase.

As those prices went up, so did the need. Opportunity Home’s waiting list grew from about 35,000 families pre-pandemic to “well over” 60,000 today, Hinojosa said.

Bridging the gap

On a recent Wednesday morning, employees of affordable-housing nonprofit Alamo Community Group gathered around their computer screens to watch a man pull numbers from an old-fashioned lottery machine, the kind that spits out plastic balls.

If he pulled a low enough number—under 30 would be good—Alamo Community Group would have a good shot at getting the bonds it requested from the state’s Texas Bond Review Board to use in building Cattleman Square Lofts, a West Side apartment complex. With all 138 of its units set to be affordable—21 of them reserved for those making up to 30% of AMI—the project would be a major win for housing advocates.

However, over the past year, interest rates and construction costs threatened to kill Cattleman Square. Scrambling to fill a widening budget gap, Alamo Community Group kept the project afloat by securing commitments from the city for millions of dollars from the housing bond. It also got the county to promise further millions in federal pandemic-relief funds.

If Alamo Community Group won the bonds, clearing the way to receive millions in state tax credits, the funds would probably be enough to get the project to the finish line.

As employees with the nonprofit watched the on-screen lottery, the man pulling the numbers called them out so quickly that when he got to the Cattleman Square project, no one was sure what he’d said.

“We were like, ‘Was that 25, or was it 45?'” said Jennifer Gonzalez, Alamo Community Group’s executive director. “We’re emailing the tax credit consultant. Did anybody hear what that number was? Did they post the list yet? Is there a rewind button?”

The number was 25. So, after more than three years of work, Gonzalez is confident construction will begin on the complex this spring.

The nonprofit’s work to keep Cattleman Square on track shows that in today’s economy, a never-say-die resourcefulness is needed to make affordable housing projects work.

The process might be compared to patching together a quilt. Often, it requires the quilter to dive deep into a basket of cuttings to collect just the right assortment to fit into one solid whole. Sometimes, those cuttings are hard to come by.

“Every single project is at risk,” said Alanis of the city-backed Housing Trust. “There is not one project where we are like, ‘Oh, this is not going to be a problem.’ Every project has a gap. Every project has interest-rate uncertainty. It’s extremely difficult right now to figure out ways to get projects done.”

Most of today’s affordable housing projects make use of low-income housing tax credits (LIHTCs), a federal funding mechanism that’s been around since the ’80s. The TDHCA distributes the credits in a highly competitive process that prioritizes projects with deep levels of affordability. Upon receiving the credits, a developer sells them to a corporation that uses them to reduce its tax liability.

Typically, and especially with costs escalating, an affordable housing project will require sources of funding beyond tax credits and bonds. These sources are often referred to as “gap financing,” because they’re filling a gap in the budget.

One common approach to filling that hole is to partner with the San Antonio Housing Trust or another governmental nonprofit to receive a property tax exemption under state law.

The developer might apply for funding from a Tax Increment Reinvestment Zone, or TIRZ, or from federal programs such as Community Development Block Grants. Cattleman Square won incentives through CCHIP before that policy expired.

The project will nearly always require a loan from a bank, which is why the recent rise in interest rates has made things tricky. When the rates rise, it lowers the amount a developer such as Alamo Community Group can afford to borrow. Thus, the gap grows.

With a market-rate apartment project, the developer could simply raise the unit rents to offset the higher borrowing costs. But that can’t be done for an affordable project, especially after the developer has pledged to offer certain affordability levels in the application for the bonds and tax credits.

So, the developer must get creative — or make sacrifices. In the case of Cattleman Square, Alamo Community Group waived its development fee and cut costs by abandoning plans to renovate the interior of a historic building. Instead, that structure will sit empty. With one of its prior projects, Mission Reach Lofts in north downtown, the nonprofit lowered ceilings to reduce the amount of cement that was needed, Gonzalez explained.

“It’s constant heart failure. It’s constantly beating our head against the wall,” she said. “This project has probably been the hardest project we’ve ever done. We solve one problem, and then another problem comes up. And then we think we’ve solved that one, and then something changes, again. It has been this constant moving target.”

One of SHIP’s recommendations was to create what it calls a “dedicated revenue source for gap financing”—a source of funds affordable-housing developers can tap to fill holes in their budgets.

The city is doing that with its housing bond. Of the $150 million total, $75 million is devoted to producing, buying or rehabilitating affordable housing.

Three weeks ago, city council voted to distribute the first round of those funds to Cattleman Square, Viento and other projects. Another round is likely to be distributed in the spring, said Mark Carmona, the city’s chief housing officer, told the Current.

After that, the funds will likely be exhausted, leaving another four years before voters consider a new bond package.

“I’m impressed with the fact that with the bond money, they tried to get it out as quickly as they can,” NRP Group’s Guerrero said. “But sadly, it’s not going to be enough. It’s going to run out quickly, because they’re having to leverage more money than they thought they would a year ago, because of things we can’t control.”

Still, Guerrero and other housing leaders said they expect economic conditions to improve, making projects easier to complete. “My outlook is, in two years, I hope the world is better,” she added.

Alanis with the Housing Trust said he’s starting to see construction and labor costs reach a peak.

“As we head toward what could well be a recessionary period, we anticipate those to fall,” he said. “Now are they going to fall pretty low to make up for the interest rate hikes, within the next six months? Probably not.”‘

Yet residents such as Lisa Vogt have little room for patience. The search for an affordable home is too urgent to wait the months or years it might take for the economy to turn around.

Vogt is looking for something that sounds simple: a decent place in a decent neighborhood where she and her children can live together. After completing her prison sentence, she promised that she wouldn’t leave them again.

“My kids were not even together the whole three years I was incarcerated — they were separated and moving from house to house. You know, certain things happened to my kids that I wasn’t there to protect them from,” she said. “So, it was like, this isn’t an option. I cannot leave my kids again. If I have to struggle to make ends meet, I’ll do that.”

Around the time the electricity was turned off at her house in Southeast San Antonio, Vogt received a notification from Opportunity Home that she could begin the pre-eligibility process.

She filled out the application and emailed it back. Since then, she’s called the agency several times.

“I’ve told them my situation, I’ve told them this is kind of an emergency,” she said. “They said, ‘Well, we’re backlogged. You just have to be patient with us.'”

San Antonio Affordable Housing Timeline

2001: San Antonio Housing Authority begins demolition of the New Deal-era Victoria Courts public housing complex with plans to redevelop it as a mixed-income community.

• Silver Ventures buys the Pearl and begins renovations, a milestone in the redevelopment of San Antonio’s urban core.

2010: Mayor Julian Castro declare the “Decade of Downtown.”

• The city creates the Inner City Reinvestment Infill Policy, or ICRIP, offering fee waivers to developers to promote development in the urban core.

• NRP Group breaks ground on Cevallos Lofts in collaboration with the San Antonio Housing Trust Public Facility Corp., or SAHTPFC, a newly created city nonprofit that offers property tax exemptions to developers for building mixed-income housing.

2012: The city launches the Center City Housing Incentive Policy, or CCHIP, offering financial incentives to developers with an aim toward stimulating a downtown housing market.

• With a federal grant, SAHA kicks off the redevelopment of the New Deal-era Wheatley Courts public housing complex into a mixed-income community.

2017: Housing affordability is a major sparring point in the mayoral campaign between Ivy Taylor and Ron Nirenberg. Nirenberg argues that Taylor’s policies have acted as a “band-aid” for the problem when the city needs a “tourniquet.”

• After becoming mayor, Nirenberg puts a moratorium on CCHIP amid concerns that it has contributed to rising housing prices and gentrification.

• Nirenberg announces the creation of the Mayor’s Housing Policy Task Force, charged with developing a comprehensive housing policy for the city.

• The city creates its Neighborhood and Housing Services Department, which will oversee many housing-affordability programs.

• Voters approve the city’s first housing bond package, raising $20 million for affordable housing projects.

2018: City Council adopts changes to CCHIP and ICRIP in response to gentrification concerns, requiring affordable units to be built in some projects receiving incentives.

2019: Pete Alanis becomes executive director of the SAHT. In coming years, he will press for deeper levels of affordability and will step back from making deals with for-profit developers for the construction of apartment complexes without affordable units.

2020: The city allows CCHIP to expire.During the Covid-19 pandemic, city council pumps $50.3 million into San Antonio’s emergency housing assistance program to help residents cover rent and mortgage payments.

2021: City council approves a new 10-year plan for affordable housing, the Strategic Housing Implementation Plan, which sprung from the recommendations of the Mayor’s Housing Policy Task Force.

• Mark Carmona is appointed the city’s first chief housing officer.

• SAHA cancels its plans to partner with NRP Group to demolish Alazán Courts on the West Side and redevelop it as a mixed-income community. It instead presents a plan to rehabilitate the complex, preserving it as public housing.

• San Antonio voters approve changes to the city’s charter allowing the city to issue bonds for affordable housing.

2022: SAHA rebrands itself as Opportunity Home San Antonio.

• Voters pass the $1.2 billion bond package, which includes a $150 million for housing.

Richard Webner is a freelance journalist covering Austin and San Antonio, and a former San Antonio Express-News business reporter.

The San Antonio Current , San Antonio’s award-winning alternative media company, has served as the city’s premiere multimedia source of alternative news, events and culture since 1986.

Contact the Heron at [email protected] | @sanantonioheron on Twitter | Facebook | Instagram

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City Council Approves Three Supportive Housing Projects

Published on April 20, 2023

SAN ANTONIO (April 20, 2022) – The San Antonio City Council unanimously approved Affordable Housing Bond funding, which will supplement Bexar County funding, to be awarded to three housing projects designed with on-site supportive services for people who are chronically homeless.      “This joint city-county investment represents a commitment to align limited resources to address homelessness in our community,” said Mayor Ron Nirenberg. “Through solutions such as permanent supportive housing, I am optimistic we can reduce unsheltered and chronic homelessness in San Antonio.”    The three projects selected for award will collectively add 288 permanent supportive housing units to the affordable housing market. Additionally, 13 units will be designated as rapid rehousing units, which reduces the amount of time a family experiences homelessness and quickly re-houses families into permanent, affordable homes.     “Permanent supportive housing is a critical element in our community's strategy to address homelessness,” said Mark Carmona, the City’s Chief Housing Officer. “Paired with on-site supportive services, these new communities allow us to take a holistic approach to an individual’s care and needs. As a city, we are taking the right steps to fill the existing system gaps and helping residents have access to affordable housing.”    Within the Strategic Housing Implementation Plan, a strategy was created to prioritize adding 1,000 units of site-based permanent supportive housing to the San Antonio and Bexar County market over the next 10 years. The goal is to decrease the percentage of unsheltered homelessness by 20%.     “This investment represents 29 percent of the Strategic Housing Implementation Plan goal to provide permanently supportive housing for chronically homeless individuals,” said Veronica Garcia, Director of the Neighborhood and Housing Services Department. “Housing is one of the most basic needs. The homes our partners are creating are affordable, accessible and life-changing for hundreds of individuals and families in our community.”     The projects will accept residents through the city’s Coordinated Entry system, which is a collaborative framework connecting persons experiencing homelessness to the best resources to meet their needs. It is also process for which households are connected to the appropriate housing resources based on their unique needs.    As outlined in the City’s five-year, $150 million Affordable Housing Bond, $25 million has been designated for Permanent Supportive Housing. A total of $94.8 million will be invested into the awarded projects: $13.5 million from the Affordable Housing Bond, $9.5 million from the City of San Antonio’s HOME Investment Partnerships American Rescue Plan Program (HOME-ARP) fund, $6 million from Bexar County Coronavirus State and Local Fiscal Recovery (SLRF) Funds, $2.1 million from Bexar County HOME-ARP funds and private funding sources through the developers. Bexar County Commissioners plan to consider the County’s designated funding in June 2023.    “Intergovernmental collaboration is essential for addressing the complex issue of homelessness and housing insecurity in Bexar County,” said Robert Reyna, Director of Community Development and Housing for Bexar County. “Therefore, Bexar County and the City of San Antonio collaborated on a joint Request for Proposal – allowing us to coordinate efforts, leverage resources, and maximize the impact of our investments. The partnership with COSA represents an important step towards addressing the critical need for permanent supportive housing in Bexar County.” 

The awarded projects are: 

Towne twin village | $12 million .

Developed by Housing First Community Coalition, Towne Twin Village will serve chronically homeless older adults who are 50 years and older. The first phase is underway with 83 tiny homes and RV’s ready to welcome their first residents this month. The new funding allows construction to start on the second phase to include 41 tiny homes and shared amenity spaces for residents including a community kitchen, laundry facilities and gathering spaces. In addition, the funds include infrastructure for phase three, which includes a multi-family development also serving chronically homeless individuals. The overall award includes $2.1 million for on-site permanent supportive services for two years of case management, medical/dental/mental health services, hospice care, daily meals and addiction treatment. The development, located in District 2, is expected to be completed in August 2024. 

THE COMMONS AT ACEQUIA TRAILS | $15 MILLION 

San Antonio Metropolitan Ministry Inc., doing business as SAMMinistries, is developing the Commons at Acequia Trails that will have 200 multi-family efficiency and 1-bedroom permanent supportive homes. The community, located in District 3, is multi-generational housing designed as a walkable traditional neighborhood with ample green spaces and recreation areas. A playground and a 10,500-square foot community center are included. The award includes $1 million for case management and supportive services for two years to include primary and behavioral health care clinic collaboration with local agencies. Construction is expected to be completed in February 2026. 

THE HUDSON APARTMENTS | $4.25 MILLION 

San Antonio Metropolitan Ministry Inc., doing business as SAMMinistries, is fully rehabilitating The Hudson Apartments, which features 60 garden-style apartments, into 47 one- and two-bedroom permanent supportive homes and 13 rapid rehousing three-bedroom homes for families. The community, located in District 1, will have an exterior entrance for privacy and a 3,000-square foot on-site service center for a food pantry and afterschool program. The award includes $684,000 for case management services for two years. Construction is expected to be completed in September 2024.    "Reducing unsheltered homelessness is a top goal of our community's Homeless Strategic Plan," said Melody Woosley, Director, Department of Human Services. "These new permanent supportive housing units provide a proven intervention to end homelessness for the most vulnerable individuals in our community. The programs awarded today will be a crucial part of our community's coordinated homeless system for years to come, and I look forward to further efforts in the near future."    The permanent supportive housing developments are in addition to the 14 Affordable Housing Bond projects awarded in December for rental production, rental rehabilitation and homeownership production.  

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Mother of 6 says San Antonio basic-income program allowed her to rent a home and buy shoes for her kids

• Monique Gonzalez, 41, is a participant in San Antonio's guaranteed basic-income program.
• The program provides no-strings payments to low-income families, helping them secure housing.
• With basic-income, Gonzalez has started renting a house and can afford school supplies for her kids.

Monique Gonzalez described the day she and her six children walked into the shoe store as life-changing.

In the past, Gonzalez often wasn't able to afford shoes for her family. But, in 2020, her circumstances changed. Seeing her daughters' faces light up with excitement over their new Converse is a moment she will never forget.

Gonzalez, 41, is a participant in San Antonio's guaranteed basic-income program . Her family has been receiving no-string-attached payments since 2020 through the nonprofit UpTogether . She said the extra income has helped her find secure housing, pay bills, and afford school supplies for her children.

"It absolutely makes you feel 100% better about yourself — seeing that you can provide for your kids' needs," she said. "But when you can provide for a want every once in a while, it just it puts it over the top."

San Antonio is one of several cities nationwide — and a few cities in Texas — piloting guaranteed basic-income programs. Over a set time period, programs offer no-strings-attached cash payments to low-income individuals. Participants in cities like Denver , Austin , Boston , Minneapolis , and Durham, North Carolina, have reported using the money to secure housing, buy groceries, afford transportation, and pay off debt.

UpTogether led San Antonio's programs, first investing $5,108 in each of the 1,000 individuals participating over a 25-month period. Participants received an initial $1,908 payment in December 2020, followed by eight quarterly payments of $400 between April 2021 and January 2023. Program funding came from the city, foundations, and private funders.

Participants had household incomes that fell below 150% of the federal poverty line — which is $47,340 for a family of seven — and many were facing financial hardship because of the pandemic.

UpTogether is running an additional income pilot that will end in December 2024, giving 25 UpTogether participants $500 a month for 18 months.

Gonzalez's family was enrolled in both income programs. With GBI, she has been able to make choices that are best for her and her children, who are between the ages of eight and 18.

"You're deciding what's best for your family, you're the expert on your family," she said. "Being able to utilize these funds in a manner that puts you back into control — it boosts your confidence."

Basic-income allowed Gonzalez to move her family out of a motel

Gonzalez has lived in San Antonio all her life. Prior to being enrolled in the income programs, she and her family had been living in a motel.

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She had recently gone through a divorce, and her ex-husband had been the only income earner and in change of all household finances. After their separation, Gonzalez said she and her children were left housing and food insecure.

With the extra few hundred dollars from her basic-income payments, she was able to start renting a house. She had been struggling to pay the required deposit and application fee, along with an initial rent payment, and she said the GBI program lifted her out of that cycle.

Today, Gonzalez is a volunteer for families who are working through Child Protective Services cases in the court system. She gets work expenses reimbursed, but she doesn't get a paycheck. Because of her responsibilities and large family, she said it is difficult to hold a traditional 9-to-5 job.

She recently got engaged, and her fiancé — who also has three children — works in construction framing. Gonzalez estimates they bring in a couple thousand dollars a month, but their expenses are difficult to afford without income support.

Being able to meet her family's needs "just makes you feel worth something," Gonzalez said.

Gonzalez said she often has to "triage" expenses between members of her family

Even with basic-income payments, Gonzalez said she is still stretching her money. She likened her spending to "triaging," meaning she usually can only spend money on the immediate expenses that her family needs most.

For example, her children love going to the park to barbecue, but spending money for charcoal and lighter fluid might mean she can't afford dish soap, she said.

"Wherever we pulled that $10 from, having to replace that is hard," she said. "It's the hardest thing ever and something nobody should have to do, but we do it all the time."

She feels anxious about the end of the year when the GBI program ends. Prior to basic-income payments, she had been reliant on local donation programs to get school supplies, Christmas gifts, and clothing.

Gonzalez and her family are still on a tight budget, but they have found a more stable way of life with basic-income payments. She's worried "that's going to change again," when the programs end.

Local and state governments in Arizona , South Dakota , Iowa , and parts of Texas are working to ban GBI programs. Many Republican lawmakers have called basic-income socialist and said it makes people too reliant on the government.

Gonzalez wishes more people understood that, to her, GBI isn't free money: It is the daily support she and her family need, and it's helping her make financial choices for the future.

Basic-income isn't a handout, she said, it's a hand-up.

"It's teaching families different ways of life than we're used to," Gonzalez said. "And it's teaching us not to just settle for basic right to work, but work harder and smarter for what we need for our families."

Have you benefited from a guaranteed basic-income program in San Antonio or elsewhere? Are you willing to share how you're spending your money? Reach out to this reporter at [email protected] .

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2024 to bring the completions of major real estate projects in San Antonio

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On an annual list of real estate markets to watch released in November, San Antonio came in eighth for its overall prospects in 2024, the first time the city broke into the top 10. 

In 2023, San Antonio climbed more than a dozen spaces on the list of 80 real estate markets worth noting in the coming year, according to consulting group PWC’s 45th edition of “Emerging Trends in Real Estate.”

“The worst of inflation is behind us,” stated the report, citing a survey of real estate professionals.

Reeves Craig, vice president of multifamily development for downtown developer Weston Urban, said that a combination of factors is putting San Antonio on the map —  including “the size of our market combined with its geographic location and all the positive demographic, population and economic growth that our market has seen in recent years.”

Here are a few of the major development projects you can expect to see completed, and some that will kick off, in the coming year:

Merchants Ice Building

The Texas Research and Technology Foundation (TRTF) is wrapping up a complete renovation of the four-story Merchants Ice Building at 1305 E. Houston St. that began in late 2022. Trans Pecos Bank will be establishing its offices there in January.

The adjacent Co-Labs building, which will provide small business incubator space on the VelocityTX campus, is also slated for completion in May, said Brian Peters, director of marketing and communications at TRTF. When that project is done, the bioscience nonprofit plans to embark on construction across Houston Street on the former G.J. Sutton property it also owns on the East Side.

Weston Urban expects to have the towering 300 Main residential development complete by summer 2024. The 32-story building rising in the heart of the central business district was designed by the Austin-based architecture firm Page with Rogers-O’Brien acting as general contractor.

The apartment building is taller than the octagonal Frost Tower at 111 W. Houston St. that the developer completed in 2019, the first high-rise built in San Antonio since 1989. Weston Urban also has the Continental Block project under construction with a 16-story apartment building planned and a completion date set for late 2025.

A Baptist Health System campus at Loop 1604 and Wiseman Road is expected to be open in summer 2024. Crews will install major medical equipment starting in January. The 72-acre site includes a medical office building, which is 90% leased, according to a hospital spokeswoman, plus an ambulatory surgical center and an acute care hospital. 

The expanded emergency department at Christus Santa Rosa-Westover Hills will be completed in February. A new four-story tower adjacent to the hospital, which opened in 2009, is expected to be completed in March 2025 and will expand obstetric, neonatal and adult intensive care services, creating more than 100 added patient beds.  

At Loop 1604 and State Highway 151, Methodist Healthcare’s new campus will be completed in late 2024. The planned four-story structure will house various medical specialties and an imaging center. A third of the 74-acre campus will remain undeveloped as habitat for the area’s natural wildlife. 

University Health is planning to open hospitals in the northeastern part of the county, at Retama, and on the South Side, near Texas A&M University-San Antonio, in 2026-27. 

Just days after Civic Park opened to the public, construction began on the second phase of the park in October. It is expected to be complete in late 2024 while the adjacent 10-story multifamily and retail development by Post Lake Capital Partners of Austin and Trube Land Development has a 2026 finish date.

Zachry Hospitality broke ground in November on the 17-story Monarch San Antonio at 222 S. Alamo St. in Civic Park at Hemisfair. It will be the first Curio Collection by Hilton-branded hotel in San Antonio and is expected to open in 2026. 

San Antonio International Airport

While the planned new terminal at the airport is not expected to be completed until 2028, work on a new ground loading facility is ongoing. 

Pre-construction work, including the relocation of a vehicle access gate and other site work,  began over the summer. The ground load facility is expected to be completed in the second quarter of 2025.

Basila Frocks

With a funding agreement renewed by City Council, work on the $3 million project to renovate the historic Basila Frocks building at 502 N. Zarzamora St., should start in late January or early February, said Ramiro Gonzales, CEO of Prosper West. 

“We expect the project to be open before the end of 2024,” he said. “Prosper West will relocate its headquarters [to Basila Frocks] as the anchor tenant.” 

Overland is the architectural design firm. The general contractor is the DreamOn Group led by co-founder Julissa Carielo working with TBG Partners , a landscape architect and urban planner.

Data centers

Two of the growing number of large and energy-hungry data centers being built in San Antonio are expected to be completed this year. 

Microsoft’s SAT40 data center, a $176 million project on the far West Side has a completion date of September, according to regulatory filings, and the $216 million SAT15 in Westover Hills could be done by late March. Microsoft did not respond to a request for more information about the facilities and completion dates.

A trend toward varied housing types continued in San Antonio in 2023. There were a growing number of build-to-rent neighborhoods, newly built tiny homes , multifamily rentals in the city center, and the start of a permanent, single-site housing community , the first in San Antonio. 

As for what to expect in 2024, home prices in San Antonio will fall by over 9%, according to the listing site Realtor.com, but sales will also decline. 

The new year should be interesting, said Bryan Glasshagel, senior vice president of advisory for the construction data firm Zonda. “It should be one of transition for the San Antonio [area],” he said.  “New home starts should stabilize and increase from the lows of 2023, similar to what we have already seen in other Texas markets like Dallas and Houston.”

San Pedro Creek

In October,  two more sections of the San Pedro Creek Culture Park were completed and opened to the public. With Phases 2 and 4.1 now open, the 2.2-mile linear park in downtown San Antonio is set to be fully open in fall 2024. 

Crews began work in 2016 to transform a blighted urban ditch into an art-filled linear park and the first segment of Phase 1 opened in 2018 . Still under construction are two sections: the third phase, from South Alamo Street past Cevallos Street, and Phase 4.2, which stretches from East César E. Chávez Boulevard to El Paso Street.

UIW Founder’s Hall

The general contractor Joeris has been at work since last summer on the remodel of a building that was built by USAA and later used by Southwestern Bell. The University of the Incarnate Word is transforming the 8-story tower into offices and classrooms. The estimated $70 million project is expected to be completed in late November, according to a regulatory filing. 

The City of San Antonio’s City Tower interior renovation project wrapped up in late November with minor “punch list” items scheduled for completion in January 2024, said a public works spokesman. Construction began in late 2020. 

Fifteen floors of the former Frost Bank building are partially occupied by city staff, as well as a floor below the parking garage. The sidewalk and City Tower entrance on Houston Street reopened in November.

Meanwhile, the city currently has 39 unfinished 2017 bond projects throughout San Antonio, such as street improvements. Of those, 25 are expected to cross the finish line by the end of 2024. Progress is updated on the city’s 2017 bond projects tracking site.

Alamo Plaza

In Plaza de Valero at the Alamo, the mission gate and lunette are expected to be completed this summer while construction on the Alamo Visitors Center and Museum gets going in early 2024 and the lower paseo later in the year. Completion of the museum is expected in 2027. 

La Villita and Maverick Plaza

The project to renovate Maverick Plaza in La Villita, which began in August 2021, came to an end in October, said a city spokesman, with only final “punch list” items left to complete. The work to improve the plaza involved adding an outdoor kitchen and kiosk and was done to make way for three planned restaurants. 

The 1894 former horse stable turned event venue at the Pearl, closed since 2020, reopens as a music performance space in January. Following more than a year of renovations, Stable Hall opens to the public on Jan. 13 with a free show featuring singer-songwriters Rob Baird and Angel White. 

Renovation of the former Samuels Glass building at the Pearl is nearly complete. It will open in the spring as a 40,000-square-foot farm-to-market grocery store called Pullman Market . Also planned in the space are four restaurants. 

The Pearl’s development division Oxbow also has two multifamily projects in the works. One is at 102 E. Josephine St., and the other, called Coopers Row, is across the river from the luxury Cellars apartments. In 2024, Oxbow plans to break ground on the Oxbow Grove Hotel project opposite the river from Hotel Emma. 

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6 Home Remodeling Projects to Boost Your Property Value in San Antonio

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The city of San Antonio is known for its rich history, diverse culture, and unique architecture. From cozy cottages to grand estates and modern high-rises, San Antonio has a wide range of homes with distinct styles. If you own a home in San Antonio and are looking to make some home improvements that will not only elevate your home but also add value, you’ve come to the right place. In this Redfin article, we’ll explore some of the latest home remodeling trends in San Antonio that can boost your home’s value. From updating your kitchen to freshening up your curb appeal, we’ve got you covered. Read on to discover 6 valuable home remodeling projects for you to consider in San Antonio.

It’s important to note that the median list price in San Antonio is $275,000, so comparing the list price of different home features can help you determine which upgrades will help you sell for more. 

#1: Glass Door

Adding glass doors to your San Antonio home is a great way to let natural light flood into your space while creating an open and airy atmosphere. With San Antonio’s warm and sunny climate, incorporating glass doors can also blur the lines between indoor and outdoor living spaces and provide access to your backyard oasis. This home remodeling project is an excellent way to add value to your home and elevate your overall living experience.

Homes for sale in San Antonio that included a glass door sold for a median list price of $284,990. 

Local companies to help you with this project:

• Excellence on Aluminum
• Glass Expanse

Your next home is just a tap away

Remodeling your kitchen with modern design elements can bring new life to your home. A modern kitchen typically incorporates sleek finishes, minimalist designs, and high-quality appliances. Not only will this renovation provide an updated and stylish appearance, but it can also improve functionality and efficiency in your cooking and dining space. In a city where the kitchen often serves as the heart of the home, this project can increase your home’s value and make your home more attractive to potential buyers living in San Antonio.

Homes for sale in San Antonio that included a modern kitchen sold for a median list price of $266,499.

• Vision Design and Build
• Howell Enterprises
• C&S Remodeling

#3: Front Porch

Updating and adding seating to your San Antonio home’s front porch is an excellent way to improve your home’s curb appeal while creating an inviting space to enjoy your outdoor surroundings. With the hot San Antonio weather, a front porch provides a shaded area for relaxation, while also offering a place to socialize with neighbors and friends. You can add seating like a porch swing or rocking chairs and incorporate design elements like potted plants, outdoor rugs, and decorative lighting to enhance the ambiance.

Homes for sale in San Antonio that included a front porch sold for a median list price of $289,000.

#4: Large Primary Bedroom

For homebuyers in San Antonio, a large primary bedroom is a highly sought-after feature that can enhance both comfort and property value. A spacious and well-appointed primary bedroom allows for a peaceful and private retreat from the rest of the house. With a variety of design options available, including en-suite bathrooms and walk-in closets, a large primary bedroom can add luxury and convenience to your home.

Homes for sale in San Antonio that included a large primary bedroom sold for a median list price of $315,000.

#5: Recessed Lighting

If you’re looking for a way to add modern touches to your San Antonio home, consider recessed lighting. This style of lighting blends seamlessly into the ceiling, creating a sleek and streamlined look that can give any room an updated feel. In addition to providing ample light, recessed lighting can also be used to highlight specific areas or pieces of artwork. It’s a versatile and popular option for homeowners looking to update their home’s look.

Homes for sale in San Antonio that included a recessed lighting sold for a median list price of $299,900.

#6: Smart Home

Smart home technology allows you to control various aspects of your home from your phone or other smart devices. This can include everything from lighting and temperature to security and entertainment systems. With the ability to customize and automate various functions of your home, a smart home system can add both convenience and efficiency to your daily routine. It can also be a desirable selling feature if you decide to put your home on the market.

Homes for sale in San Antonio that included a smart home sold for a median list price of $279,990.

Per home listing data on Redfin.com, as of April 2023.

Serving homebuyers and sellers in the San Antonio area, Michelle Tiscareno is a top real estate agent at Redfin with the latest market insights and local expertise. With years of experience as a real estate agent in the greater San Antonio area, Michelle Tiscareno possesses a wealth of knowledge and expertise in the local market.

Find the right loan for the home you love

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Wembanyama leads San Antonio against Golden State after 40-point game

San antonio hosts the golden state warriors after victor wembanyama scored 40 points in the san antonio spurs' 130-126 overtime win over the new york knicks.

Golden State Warriors (39-34, 10th in the Western Conference) vs. San Antonio Spurs (18-56, 15th in the Western Conference)

San Antonio; Sunday, 7 p.m. EDT

BOTTOM LINE: San Antonio plays the Golden State Warriors after Victor Wembanyama scored 40 points in the San Antonio Spurs' 130-126 overtime win over the New York Knicks.

The Spurs are 11-34 in Western Conference games. San Antonio allows 119.3 points to opponents and has been outscored by 7.1 points per game.

The Warriors have gone 19-24 against Western Conference opponents. Golden State is 16-10 when it wins the turnover battle and averages 13.6 turnovers per game.

The Spurs average 112.2 points per game, 3.7 fewer points than the 115.9 the Warriors allow. The Warriors average 118.0 points per game, 1.3 fewer than the 119.3 the Spurs give up to opponents.

The two teams match up for the fourth time this season. The Warriors defeated the Spurs 112-102 in their last matchup on March 12. Jonathan Kuminga led the Warriors with 22 points, and Wembanyama led the Spurs with 27 points.

TOP PERFORMERS: Devin Vassell is shooting 47.2% and averaging 19.5 points for the Spurs. Wembanyama is averaging 20.5 points over the last 10 games.

Stephen Curry is averaging 26.5 points and five assists for the Warriors. Klay Thompson is averaging 17.2 points over the last 10 games.

LAST 10 GAMES: Spurs: 4-6, averaging 109.3 points, 45.1 rebounds, 28.9 assists, 7.3 steals and 6.2 blocks per game while shooting 45.9% from the field. Their opponents have averaged 112.9 points per game.

Warriors: 6-4, averaging 113.8 points, 46.9 rebounds, 29.6 assists, 6.4 steals and 4.5 blocks per game while shooting 48.6% from the field. Their opponents have averaged 108.6 points.

INJURIES: Spurs: Charles Bassey: out for season (knee).

Warriors: Dario Saric: out (knee), Jonathan Kuminga: out (knee).

The Associated Press created this story using technology provided by Data Skrive and data from Sportradar .

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