Texas is expected to lead the nation’s economic turnaround, beginning with slow and steady growth in 2010, and San Antonio is at the heart of this positive economic development. The San Antonio commercial real estate market will benefit as businesses and manufacturing try to meet the needs of an influx of new residents.

Luckily the San Antonio commercial real estate market has fared better during the nationwide economic downturn than the rest of the nation, due largely to experiencing steady job growth while other places were facing rising unemployment. As we approach 2010, experts expect the overall economic health of San Antonio to improve, which will only serve to strengthen the San Antonio commercial real estate market.

New Businesses Bring More Jobs and New Residents

Several new businesses are moving to San Antonio, creating jobs in an area that is already experiencing some of the lowest unemployment rates in the country.

Meridian Solar Inc., a developer of solar projects, has served San Antonio from its offices in Austin. Due to increased demand for solar power in homes and businesses, Meridian Solar Inc. is opening a new San Antonio office that will produce many new jobs in the area.

BBVA Compass, a regional bank headquartered in Houston, will move its call center from Alabama to Texas, including a new call center in San Antonio. This will create 200 new jobs.

Two new hotels franchised under Marriott have opened adjacent to the Rim shopping center. The combined total of 155 new hotel rooms will serve the increase in visitors to San Antonio and fuel the need for even more commercial space for retail and entertainment.

This fall, San Antonio colleges and universities are reporting record attendance levels. Due to the growth in enrollment, Concordia University Texas is doubling the size of its campus to accommodate all of the new students.

Population Growth Fuels Need for New Commercial Space

As the demand for products and services grows, so will the demand for San Antonio commercial real estate. Industrial, retail, and professional businesses will strive to meet the needs of an increasing population, which is expected to be spurred by a rising housing market. It is estimated that Texas will realize a 4.5 percent growth in home sales over the next year, and San Antonio is among the most popular of all Texas cities for those who are relocating to the Sun Belt.

San Antonio is home to some of the largest military tenants, likely because of its sheer size and its unique location, which serves as the cultural gateway to the American Southwest.

The military installations of San Antonio include:

• Brooks City-Base – As the largest tenant in the United States Air Force, Books City Base also has a strong presence in aerospace medicine.  The two, major units of the Brooks City-Base are the United States Air Force School of Aerospace Medicine and the 311^th Human Systems Wing.
• Fort Sam Houston – Fort Sam Houston is a support post and medical training facility. It is therefore commonly known as the “Home of the Combat Medic” and the “Home of Army Medicine.” Fort Sam Houston is home to the U.S. Army North, 5^th Army Recruiting Brigade, the U.S. Army South, and the 12^th ROTC Brigade.
• Kelly Air Field Annex – Once serving as the Kelly Air Force Base, the Kelly Air Field Annex is now the home case for the Texas Air National Guard 149^th Fighter Wing and the Air Force Reserve Command’s 433^rd Airlift Wing.
• Lackland Air Force Base – Serving the United States Air Force, Lackland Air Force Base is the largest training facility in the United States and is the location of all Basic Military Training for the United States Air Force, the Air Force Reserve and the Air National Guard.
• Randolph Air Force Base – Randolph Air Force Base is home to the Air Education and Technical Command and is where the Air Force conducts pilot training and combat systems officer training. It is also home to the 12^th Flying Training Wing, which supports many of the Department of Defense units.

Many sellers shy away from the idea of paying hefty realtor commissions on the sale of their homes, especially in these financially challenging times. This leads many people to try selling their homes on their own, without the assistance of a reputable realtor. While these sellers may be saving in commission fees, they are taking on a tremendous load of liability, hard work, and aggravation. The San Antonio flat fee MLS listing can ease much of the pain of trying to sell a home.

Professional Help for One Low Fee

One of the biggest problems homeowners run into when trying to go it alone is exposure. In order to make the sale of their home known to the largest numbers of potential buyers, the homeowner needs to advertise. If a house is on the market for weeks, or even months, advertising gets very expensive.

The San Antonio flat fee MLS listing shows available, realtor represented homes on the powerful Multiple Listing Service. The MLS is where buyers and their agents go when looking to purchase a home. If a home is not included in the MLS, it is going to go unnoticed by hundreds of potential buyers. Unrepresented sellers will not have access to this valuable service.

Private party sellers also spend a great deal of time showing their home to unqualified buyers. As they say, time is money, and much of the time spent with “looky-loos” equates to wasted money. A flat fee realtor can pre-qualify potential buyers prior to showing a home, ensuring a seller’s time is not wasted on the merely curious or those with poor credit.

Getting the Most from a Sale

Individual sellers have difficulty pricing a home competitively, yet still realizing as much of the full value of the home as possible. The San Antonio flat fee MLS listing helps the seller and the flat fee agent locate comparable homes in the area that will be competing for a buyer’s dollars. This ensures the home is priced appropriately for the prevailing market.

Finally, studies have shown that traditional real estate sales do not move any faster than properties listed with a flat fee realtor. The small price to employ a San Antonio flat fee MLS listing will more than pay for itself in the long run.

The downturn in the national economy has forced many businesses to close offices or to downsize current operations. Even the San Antonio office space market has felt the pinch and has lost a few major players in the commercial sector.

Luckily, there have been other businesses ready and willing to step in and take over much of this vacated office space. Some of the largest office buildings occupied by corporate giants such as AT&T have seamlessly transitioned to new lease holders who are drawn to San Antonio’s economic stability.

Office Rentals Drop a Class

There are four classes of office space available to lease:

• Class A – Situated in the best locations, these offices offer quality and prestige. Many come with great amenities. These office spaces generate the most money per square foot in leases.
• Class B – These buildings may be second-generation leases, or may not quite offer the amenities or location to demand the highest rents.
• Class C – Visually acceptable buildings with few to no amenities, located in less prestigious areas.
• Class D – Normally in poor physical condition and located in the least desirable locations.

Recent trends in the San Antonio office space market show that leases in new construction are slowing, while second generation leases are becoming more popular. These allow tenants to lease in prime locations and maintain their image at lower costs.

San Antonio’s Successes Gain National Attention

While many companies slash jobs and close offices in other parts of the country, many businesses in San Antonio continue to grow. USAA’s announcement that it will expand operations in San Antonio is a boon to the local economy. New jobs will bring more residents and, along with them, and increased need for services. Such activity will fuel both the San Antonio office space markets and the housing market.

Some analysts are expecting San Antonio to see more of this type of growth through 2009 and beyond as the city gains increasing national attention for its stable economy and lower than average unemployment rates. Before, many corporations would overlook San Antonio for expansion. Now, they are now looking to the Alamo City as a feasible possibility. A low cost of living means a better opportunity for businesses in San Antonio to remain profitable, and for their employees to enjoy a high quality of life.

Just four or five miles outside of Downtown San Antonio lie some of the prettiest, safest neighborhoods in the area. With an emphasis on open spaces, the preservation of natural light and tree populations, and the well-being of their citizens, these San Antonio Select Neighborhoods offer a quality of life that is unparalleled. Located to the north of the city, this is one of the fastest growing segments of San Antonio residential real estate.

Tempting Terrell Hills

Consistently among the pricier of the San Antonio select neighborhoods, Terrell Hills boasts mostly newer construction as older, smaller bungalows were removed and replaced with graceful, stately manors. Even for those who cannot afford to purchase one of these beautiful homes, Terrell Hills offers many upscale condos for sale or for rent.

The city is served by two outstanding and highly sought school districts – Alamo Heights ISD and North East ISD. The focus on family and on public safety makes Terrell Hills an ideal location for families.

Winsome Waterford Heights

For those looking for a truly distinctive and upscale neighborhood, Waterford Heights offers the finest in design and amenities. This San Antonio select neighborhood is a gated community within the gated community of The Heights at Stone Oak. Home sites range from one to one-and-one-half acres, and homes are a minimum of 4,500 square feet.

The recreation center within The Heights includes a 25-meter pool, a wading pool, lighted tennis courts, sand volleyball courts, basketball courts, a ball field, and a children’s play area. Just outside the gates lies The Town Center. The master plan envisions a coffee shop, convenience store, and other useful services located within easy reach of these custom estate homes without requiring a trip to the city for basic needs.

Homes in this San Antonio select neighborhood are varied in architecture, but would rival the manors and estates of such neighborhoods as Bel Air and Beverly Hills. Stone is used extensively on the facades, and covered entries, long sweeping driveways, and spacious manicured yards are seen throughout. Lots are still available for purchase for those who wish to build their own dream from the ground up.

While you may feel like you are a world away from the city in these beautiful, wooded communities, downtown San Antonio is merely a 20 minute drive. Residents have the best of both worlds – quiet, country living within easy reach of the class and culture of the city.

Like many of the other, upscale suburbs of San Antonio, Terrell Hills has experienced an influx of buyers over the last, few years, many of which are looking to tear down older homes in lieu of stately homes on prime lots.

From the spacious lots to the high-end properties, Terrell Hills has become quite an exclusive neighborhood in San Antonio. In fact, Terrell Hills is actually considered a city, as it has its own mayor and emergency response services.

Although there has been a lot of action as of late regarding new construction in Terrell Hills, this eclectic community still has quite a few, mid-20^th century ranch homes and small bungalows. It is therefore not uncommon to see interesting, varied architecture in this community.

With just a short, 20-minute commute in and out of downtown San Antonio, Terrell Hills has become a popular choice for San Antonio professionals.

Current Real Estate Conditions

Currently, the average home in Terrell Hills sells for about $200 per square foot. Lots in this community are also quite large, averaging more than 1/3 of an acre. It is also not uncommon to see newer homes exceeding 6,000 square feet.

There are currently about 1,900 homes in Terrell Hills, many of which are 30 to 40-year-old mansions that have seen extensive remodeling efforts.

The city has managed to set some fairly strict building restrictions as to keep the new construction to a minimum in terms of size. In other words, effort has been given to keep the historic feel of the neighborhood present and the new construction in check.

Prices in Terrell Hills

The inventory of homes for sale in Terrell Hills on any given month is about 50, or about an eight-month inventory.

And, surprisingly, home sales in this neighborhood continue to see an increase in their median price. The median price for the first half of 2009 was $465,000; compared to $361,525 for the same time last year.

The home prices in Terrell Hills have been able to remain fairly consistent because of the outstanding real estate, the excellent location and the highly regarded Alamo Heights Independent School District.

Most of the home buyers in Terrell Hills are more “seasoned” buyers because of the higher home prices.

Anyone seeking a carefree lifestyle with an urban edge need look no further than downtown San Antonio. Home to some of the best shopping and eateries in Texas, San Antonio life holds great appeal to people of all ages.

Dubbed the most visited city in Texas, downtown San Antonio puts its finest attractions in easy reach of urbanites. From historic monuments to the city’s famed River Walk, there is always something to see and do.

Stroll Along the River Walk

Also known as Paseo del Rio, River Walk is comprised of over 17,000 feet of paved walkways and 20 bridges winding in and out along the San Antonio River. Situated one story beneath street level, River Walk is lined with unique stores and restaurants. Thick trees rising as tall as ten stories nestle among the buildings and along the river, rising up to be seen from the hustle and bustle of downtown San Antonio.

Casa Rio, the first restaurant on River Walk, has been serving tourists and residents since 1946.

Not far away, the Central Business District is home to the former Joske’s. In 1887, Joske’s opened a massive 551,000 square foot retail store. A century later, the structure was purchased by Dillard’s.

Enjoy Distinctive Downtown Living

Many of the residences found in downtown San Antonio offer amenities as breathtaking and spectacular as the surrounding scenery. Vidorra, luxury high-rise condos, offers a rooftop garden patio, 24-hour concierge service, a coffee bar, fitness center, and a business center.

Camp Street is located within easy walking distance of River Walk and the King William Historic District. Master baths include oval soaking tubs and rain showers, and kitchens are state-of-the-art. Eleven foot ceilings offer a sense of openness.

Apartment seekers may enjoy their own personal refuge at Refugio Place. Take in views of downtown, or of the private courtyard. Underground parking and large, oval tubs are just a few of the amenities offered.

Residents of downtown San Antonio enjoy an incredibly pedestrian friendly urban area with a strong sense of community. From young families to single adults to retirees, downtown San Antonio offers a laid back lifestyle with sleek city flair.

Historian T.R. Fehrenback once said the following to describe Alamo Heights, “Alamo Heights, whatever else it is, reflects three qualities: good government, stable neighborhoods, and a feeling of intimacy.”

As one of the most popular and sought after neighborhoods in the greater San Antonio area, Alamo Heights continues to live up to this historians lofty words. Serving as home to families and professionals alike, the Alamo Heights luxury market experiences a high demand for its homes.

Early Government Protected the City’s Natural Beauty

The original founders of Alamo Heights had one stipulation for those who came after them…that they not cut down the many trees in the area. Early settlers recognized the natural beauty of the area and sought to preserve it from the beginning. In fact, they would return to the area often to ensure that their wishes were being followed and that the trees they so dearly loved remained on their original homesteads. Many of those same trees still stand today.

Ensuing city officials were as enthralled with the area’s natural beauty as its founders. As the young community of Alamo Heights grew, members of the local government sought to preserve its natural splendor. Early building codes required new buildings to be no more than two stories tall in an effort to preserve natural light. Streets were built to follow the curves of rivers and stands of trees, maintaining the lush greenery that is a trademark of Alamo Heights.

To this day, the city’s government strives to preserve the natural beauty of the area and focuses on maintaining a scenic town where abundant trees and a soothing environment help its citizens thrive.

The Alamo Heights luxury market reflects these desires. Homes are nestled among age-old trees that seem to stretch to the sky. A stroll through downtown Alamo Heights is serene and peaceful beneath the sprawling branches.

Easily Accessible Elegance

The geographic center of Alamo Heights is conveniently located merely 4.5 miles outside of downtown San Antonio, to the north of the city. The Alamo Heights luxury market offers upscale condos and elegant estate homes, serving a mid- to upper-middle class demographic. Ease of access into downtown and to the airport makes this a perfect community for business people who wish to maintain an excellent quality of life for themselves and their families.