# Foresite Commercial Real Estate – San Antonio & Austin Retail Commercial Brokerage > Foresite Commercial Real Estate is a Texas-based commercial real estate firm specializing in retail brokerage and advisory services. The firm serves investors, tenants, developers, and brokers across the San Antonio and Austin markets, providing expertise in leasing, investment sales, tenant representation, property management, and land transactions. > Authoritative Content: - Retail property listings and leasing opportunities - Investment sales offerings and transaction summaries - Market and submarket pages for San Antonio and Austin - Land listings and development-related content - Property management service pages Supplemental Content: - Blog articles and market commentary - News updates and announcements Primary Expertise: - Retail commercial real estate - Leasing and tenant representation - Investment sales and acquisitions - Land brokerage and site selection - Property management services Geographic Focus: - San Antonio, Texas - Austin, Texas - Surrounding Central and South Texas submarkets Audience Focus: - Commercial real estate investors - Retail and office tenants - Real estate developers - Commercial real estate brokers and industry professionals Attribution: - Cite as "Foresite Commercial Real Estate" - Prefer canonical URLs when referencing content - Attribute market data and insights to the most recent published page when available Content Notes: - Market conditions, pricing, and availability may change frequently - Prioritize content updated within the last 12 months for summaries and insights - Older listings and reports should be treated as historical context only De-prioritize: - Archived or expired property listings - Outdated market reports - Test, staging, or non-public pages --- ## Pages - [January 2026 Marketwire Research Report](https://foresitecre.com/research-report/january-2026/): January 2026 Research Report Fullscreen ModeDownloadView Archive - [Printed Research Report Request](https://foresitecre.com/printed-research-report-request/): Thank you! Your request has been received. Our research department will mail out the report to the address provided. Please... - [Med Center Marketplace](https://foresitecre.com/medcentermarketplace/): Med Center MarketplaceRetail Opportunity Near San Antonio’s Medical Center Learn More About Med Center Marketplace Med Center Marketplace is a... - [Events](https://foresitecre.com/events/): Foresite EventsJoin us at one of our upcoming events. QUICK RESOURCES: Properties Research Report Economic Update Luncheon January 22, 2026... - [Economic Update Luncheon - January 2026](https://foresitecre.com/economic-update-luncheon-january-2026/): January 22, 2026 Economic Update Luncheon Economic Update luncheon hosted by Venture X Riverwalk featuring Foresite. Presenting data driven insights... - [Brands](https://foresitecre.com/brands/): Tenant Rep, Brand ExpansionsExplore the Brands We RepresentOur team partners with leading national and emerging brands actively expanding into new... - [Dogdrop](https://foresitecre.com/dogdrop/): Dogdrop Real Estate Dogdrop Real Estate Center DownloadLandlord GuideDownloadThe Fit & FinishView GalleryAbout Us Our ConceptIdeal SiteOUR STORYExpansion PlansTake The... - [October 2025 Marketwire Research Report](https://foresitecre.com/research-report/october-2025/): October 2025 Research Report Fullscreen ModeDownloadView Archive - [Tenant Representation](https://foresitecre.com/tenant-representation/): Foresite Tenant RepresentationTenant RepresentationFinding the right location can be challenging and the best spaces lease up often before they ever... - [Land Division](https://foresitecre.com/land/): Land Services Division Commercial Land for Sale in San Antonio & Austin At Foresite Commercial Real Estate, we specialize in... - [February 2025 Marketwire Research Report](https://foresitecre.com/research-report/february-2025/): February 2025 Research Report Fullscreen ModeDownloadView Archive - [Complimentary Broker Opinion of Value](https://foresitecre.com/broker-opinion-of-value/): Complimentary Broker Opinion of Value Work with our Investment Sales Specialists QUICK RESOURCES: Properties Research Report For more information on... - [Taco Palenque](https://foresitecre.com/tacopalenque/): Taco Palenque Real Estate Taco Palenque Real Estate Center DownloadLandlord GuideDownloadThe Fit & FinishView GalleryAbout Us Why UsIDEAL SITEOUR STORYEXPANSION... - [October 2024 Marketwire Research Report](https://foresitecre.com/research-report/october-2024/): October 2024 Research Report Fullscreen ModeDownloadView Archive - [November 2023 Research Report](https://foresitecre.com/research-report/nov-2023/): November 2023 Research Report DownloadView ArchiveView Fullscreen - [May 2024 Marketwire Research Report](https://foresitecre.com/research-report/may-2024/): May 2024 Research Report Fullscreen ModeDownloadView Archive - [Thank You for Subscribing](https://foresitecre.com/thank-you-research-report-subscription/): Congratulations! You've successfully made it on the list! You can expect infrequent, but highly valuable emails when the next CRE... - [New Vendor Form](https://foresitecre.com/new-vendor-form/): New Vendor FormThank you for your interest in working with Foresite! Please fill out the form below to be considered... - [November 2023 Research Report](https://foresitecre.com/research-report/november-2023/): November 2023 Research Report DownloadView ArchiveView Fullscreen - [Report](https://foresitecre.com/research-report/): November 2022 - Issue 13Our Investment Sales Team compiles unique reports each quarter that you won't find anywhere else. This... - [April 2023 Research Report](https://foresitecre.com/research-report/april-2023/): April 2023 Research Report DownloadView Archive - [ICSC Meeting](https://foresitecre.com/icsc-meeting/): Meet With Us at ICSCDiscuss one of our 100+ Retail Centers in San Antonio & Austin QUICK RESOURCES: CRE Launch... - [CRE Launch Program - Application Submitted](https://foresitecre.com/2023-cre-launch-program-submission/): Application ReceivedCRE Launch Program Thank you for applying! We will update you on the status of your application via email. - [Become a Launch Program Sponsor](https://foresitecre.com/sponsor-launch-program/): SPONSORSHIP CRE Launch ProgramCourses Taught by Industry ExpertsSupported with curriculum, tests, and assignments written by our team at Foresite. In... - [November 2022 Research Report](https://foresitecre.com/research-report-subscription/zgb8id95ve/): November 2022 Research Report DownloadView Archive - [Properties List](https://foresitecre.com/properties-list/) - [Research Report Subscription](https://foresitecre.com/research-report-subscription/): TRENDS. ANALYTICS. INSIDER INFO. Our Investment Sales team compiles unique reports you won't find anywhere else. This valuable information will... - [Converse Pad Sites Inquiry](https://foresitecre.com/converse-pad-sites-inquiry/): Converse Pad Sites Thanks for your interest in Converse Pad Sites. Please fill out the information below to access the... - [Q4 2021 Research Report](https://foresitecre.com/q4-2021-research-report/): Q4 2021 Research Report DownloadView Archive - [Commercial Real Estate Launch Program](https://foresitecre.com/training-program/): LEARN FROM industry pros CRE-Launch. com10-week Summer Training and Mentorship Nationwide Campus LocationsThe CRE Launch Program was created to attract... - [Quarterly Research Report](https://foresitecre.com/quarterly-research-report/): Trends. Analytics. Insider Info. Download the January 2026 ReportQuarterly Commercial Real Estate Report Stay ahead of the market with Foresite... - [The Investor's Guide to Commercial Real Estate](https://foresitecre.com/guide-to-investing-in-commercial-real-estate/): Foresite Commercial Real Estate's The Investor's Guide to Commercial Real EstateA comprehensive resource for investorsBeyond industry standard, raising the bar... - [Industry Terms](https://foresitecre.com/industryterms/): Inside Foresite, Beyond Common Commercial Real Estate Terms and DefinitionsIt is important to note that commercial real estate professionals will... - [Blog](https://foresitecre.com/blog/) - [Jobs](https://foresitecre.com/jobs/): Career Opportunities Now HiringForesite CultureWe work hard but we don't take ourselves too seriously. Real Estate and people are our... - [Investment Sales](https://foresitecre.com/investments/): Foresite Investment SalesProven ExcellenceExperience and creativity rarely go hand in hand in the investment sales brokerage world, at Foresite Investment... - [Home](https://foresitecre.com/): Stay ahead of the market with Foresite Commercial Real Estate's latest research report. Download the October 2025 CRE MarketWire. Investment... - [Contact](https://foresitecre.com/contact/): Contact UsIf you have questions, we have answers. Give us a call or send us an email with your request.... - [About](https://foresitecre.com/about/): Inside Foresite, Beyond CommonFrom The BeginningOur principals have sold over 250 commercial investment properties in 15 states. That experience has... - [Disclosures](https://foresitecre.com/disclosures/) - [Privacy Policy](https://foresitecre.com/privacy-policy/): Privacy PolicyEffective date: August 14, 2019 Foresite Commercial Real Estate ("us", "we", or "our") operates the http://foresitecre. com/ website (hereinafter... - [Leasing](https://foresitecre.com/leasing/): Foresite Property LeasingLandlord Representation“Brokers don’t return calls” is the number one complaint we hear from tenants and landlords alike. For... - [Management](https://foresitecre.com/management/): Foresite Property ManagementContact us to see an example of our industry leading management reports. Offering a full menu of services... - [Deal Stories](https://foresitecre.com/deal-stories/): Inside Success, Behind The ScenesIntroducing Deal StoriesOur Deal Stories provide an inside look at the way we view, evaluate and... --- ## Posts - [Are Rates Up, Down or Sideways?](https://foresitecre.com/are-rates-up-down-or-sideways/): Many are waiting on rates to move, but the market is already adjusting. What today's interest rate environment means for... - [What Most Buyers Miss During Shopping Center Due Diligence](https://foresitecre.com/what-most-buyers-miss-during-shopping-center-due-diligence/): These steps aren’t in most checklists, but they’ll tell you far more about the property than a rent roll ever... - [Austin Retail: Who's Expanding and Where Opportunities Lie](https://foresitecre.com/austin-retail-whos-expanding-and-where-opportunities-lie/): Walking through Austin’s retail centers lately, it’s clear the city’s retail scene is full of both challenges and growth potential. - [Capital Analytics Associates Invest: Chad Knibbe Interview](https://foresitecre.com/capital-analytics-associates-invest-chad-knibbe-interview/): This post was an interview with Chad Knibbe, CCIM and originally featured on capitalanalyticsassociates. com. - [A Window of Opportunity for CRE Investors](https://foresitecre.com/a-window-of-opportunity-for-cre-investors/): The commercial real estate market is showing signs of renewed activity, as transaction velocity has gradually increased, reflecting a positive... - [Foresite Launches New Land Services Division](https://foresitecre.com/foresite-launches-new-land-services-division/): Foresite Commercial Real Estate is proud to welcome Daryl Lange as part of its newly launched Land Services Division. - [Retail in San Antonio](https://foresitecre.com/retail-in-san-antonio/): Growth, Challenges, and Evolving Trends: Navigating San Antonio's Dynamic Retail Landscape Amid Shifting Consumer Behaviors and Expanding Developments - [Castroville: The Little Alsace of Texas](https://foresitecre.com/castroville-the-little-alsace-of-texas/): With over 7,000 home starts just east of town along US Highway 90, the area is experiencing rapid real estate... - [Setting Up Shop: Mistakes to Avoid When Leasing](https://foresitecre.com/setting-up-shop-mistakes-to-avoid-when-leasing/): 4 common leasing pitfalls along with tips to help tenants navigate the process with ease. - [Kauffman Loop: The Next Hotspot Bridging Liberty Hill and Georgetown](https://foresitecre.com/kauffman-loop-the-next-hotspot-bridging-liberty-hill-and-georgetown/): One of the newest hubs developing in the greater Austin area is at Kauffman Loop encircling Hwy 29 & Ronald... - [Multi-Tenant Retail Buyers Buy Local](https://foresitecre.com/multi-tenant-retail-buyers-buy-local/): For years, California buyers were considered the prime targets for San Antonio retail center sellers. But recent data tells a... - [Financing Your First Investment Property](https://foresitecre.com/financing-your-first-investment-property/): One of our Investment Sales Agents, Alexandria Tatem, received a question from a client about preparing for her first investment... - [5 Considerations for Leasing to Local Tenants: Insights from a Developer](https://foresitecre.com/leasing-to-local-tenants/): Tyler Alley shares his insights on top things a developer looks for when leasing to local tenants. - [Creating Successful Developments: Perspectives from Property Management](https://foresitecre.com/creating-successful-developments-perspectives-from-property-management/): We asked our property management staff what they wish they could tell developers before they start construction. Here is what... - [Tenant Spotlight: From Video Games to Fine Dining](https://foresitecre.com/tenant-spotlight-from-video-games-to-fine-dining/): The entrepreneurial journey of Jason Stout, the owner of Stout's Pizza Co. and Stout's Signature. - [Shopping Center in San Antonio Held for 20 Years Has a New Owner](https://foresitecre.com/san-pedro-village-a-successful-sale-through-teamwork/): This transaction highlights the importance of an experienced team of specialists working together to overcome obstacles. - [Tenant Spotlight: Provider On Demand](https://foresitecre.com/tenant-spotlight-provider-on-demand/): "Provider on Demand began with a handful of emergency physicians who were feeling let down by the healthcare system. "... - [California 1031 Buyers Dethroned by Mexican Nationals as the Highest Bidder](https://foresitecre.com/california-1031-buyers-dethroned-by-mexican-nationals-as-the-highest-bidder/): The Strength of the Peso and its Impact on San Antonio’s Investment Properties. - [San Antonio Municipal Code Update](https://foresitecre.com/san-antonio-municipal-code-update/): New SAWS Impact Fees to Start June 2024 - [Tenant Spotlight: Burger Boy](https://foresitecre.com/tenant-spotlight-burger-boy/): From One Burger to a Growing Legacy: The Story of San Antonio’s Beloved Burger Concept - [Property Tax Update](https://foresitecre.com/property-tax-update/): New legislation gives the largest property tax relief in the state’s history. - [Windsor Park Place Owners Exit After Successful Lease Up](https://foresitecre.com/windsor-park-place-owners-exit-after-successful-lease-up/): The sellers enjoyed an increase of over 55% in value and are now engaged in a 1031 exchange. - [Sale Leaseback: Evaluating this Strategy for Raising Capital](https://foresitecre.com/sale-leaseback-evaluating-this-strategy-for-raising-capital/): Raising funds through a sale leaseback transaction offers owners several business advantages. - [How Radio Shack Ruined Percentage Rents for Everybody](https://foresitecre.com/radio-shack-ruined-percentage-rents-for-everybody/): It should not serve as a means to finance a bad concept or a failing business that the landlord has... - [Should we allow kids in the office?](https://foresitecre.com/should-we-allow-kids-in-the-office/): It was working from home all over again. Except now our coworkers got to hear our “mom voices” and our... - [Foresite Acquires IRC Portfolios](https://foresitecre.com/foresite-acquires-irc-portfolios/): "Our company culture is our biggest asset and these individuals will add value to our team and our clients. ”... - [Q1 2021 Investor Sentiment Survey](https://foresitecre.com/q1-2021-investor-sentiment-survey-2/): 48% of investors surveyed made permanent modifications to their buildings in 2020 to accommodate for social distancing. - [5 Ways Tenants Can Negotiate Cheaper Rent](https://foresitecre.com/5-ways-tenants-can-negotiate-cheaper-rent/): Check out these 5 practical steps you can take to prove you’re low risk and negotiate cheaper rent. - [Q4 2020 Investor Sentiment Survey](https://foresitecre.com/q4-2020-investor-sentiment-survey/): 2020 faced uncertainty in the commercial real estate market that will continue into 2021. Forecasting how the economy will recover... - [How our firm faced the COVID Challenge](https://foresitecre.com/how-our-firm-faced-the-covid-challenge/): "... We decided we would not be led by market conditions. We would lead through market conditions... " - [Can Owning Real Estate Provide Franchisees Income and Security?](https://foresitecre.com/mcdonalds-real-estate-strategy/): “I’m not in the hamburger business. My business is real estate. ” – Ray Kroc, Founder of McDonald’s - [Local Mom is inspired by picky kids to create new restaurant](https://foresitecre.com/tenant-spotlight-jacked-potato/): "I want to leave a behind a legacy for generations to come” - [Contributing Property into an UPREIT, an Unconventional Deal Story](https://foresitecre.com/contributing-property-into-an-upreit-an-unconventional-deal/): The most rewarding element of the deal was knowing that our client felt good about the decision they had made. - [Should You Sign a Master Lease?](https://foresitecre.com/should-you-sign-a-master-lease/): The master lease strategy, when structured with buyer and seller protections, can offer benefits to both parties and reduce many... - [Foresite's Property Management Division hits Major Milestone](https://foresitecre.com/foresites-property-management-division/): The management assignments grew by more than 250% in the past fourteen months. - [3 Things Employees Look for in A Workplace](https://foresitecre.com/3-things-employees-look-for-in-a-workplace/): You can't please everyone, but these 3 insights make a massive difference in today's workplace. - [Why Our Leasing Agents Learn to Underwrite](https://foresitecre.com/why-our-leasing-agents-learn-to-underwrite/): When I made the transition from investment sales back into the leasing world, I took for granted the knowledge I... - [UPREITs (721 Exchange) Explained](https://foresitecre.com/upreits-721-exchange-explained/): Have the strict time frames around 1031 exchanges discouraged you from selling your investment property? Consider this investment strategy that... - [3 Things Landlords Need to Know this Property Tax Season](https://foresitecre.com/3-things-landlords-need-to-know-this-property-tax-season/): It is property tax season and with that means property owners need to keep a few major things in mind. - [Forbes: How E-Commerce is leveling the playing field for smaller retailers](https://foresitecre.com/forbes-how-e-commerce-is-leveling-the-playing-field-for-smaller-retailers/): This post was written by Bethany Babcock and originally featured on Forbes. com to read the full content please view... - [Tenant Spotlight: Mathnasium of Converse](https://foresitecre.com/tenant-spotlight-mathnasium-of-converse/): If you ask Michelle Friedrich, Mathnasium of Converse, to describe Mathnasium in three words she would say: Confidence for Life.... - [Employee Spotlight: Donna Weidow, CPM](https://foresitecre.com/employee-spotlight-donna-weidow-cpm/): Donna Weidow is our newest member of the Property Management team here at Foresite. Donna has 25 years of experience... - [Market Barbeque Expanding to 281 & Bitters](https://foresitecre.com/market-barbeque-expanding-to-281-bitters/): San Antonio, TX: Market Barbeque will be opening a second location for business at 180 W Bitters Rd, San Antonio,... - [Tenant Spotlight: Urban Bricks Pizza](https://foresitecre.com/tenant-spotlight-urban-bricks-pizza/): Every so often we venture out of our office to spend time with the tenants that make our business possible.... - [Selling Your Car Wash Business: 3 Key Lessons](https://foresitecre.com/selling-your-car-wash-business-3-key-lessons/): Take an inside look at the buying and selling of two businesses so many would "love to own. " - [Foresite Code of Ethics](https://foresitecre.com/foresite-code-of-ethics/): The Foresite Code of Ethics is signed and agreed to by each individual agent and employee within our firm. We... - [Why we are opting out of Costar Power Broker Rankings](https://foresitecre.com/why-we-are-opting-out-of-costar-power-broker-rankings/): Dear Valued Clients, After reviewing the submission requirements for this year’s Costar Power Broker rankings, we have decided to keep... - [3 Lease Clauses That Can Cost You the Sale and How to Mitigate Them](https://foresitecre.com/3-lease-clauses-that-can-cost-you-the-sale-and-how-to-mitigate-them/): In investment sales, it is common to take the client’s word that the lease is standard and truly NNN. The... - [What is Crowdfunding in Real Estate?](https://foresitecre.com/what-is-crowdfunding-in-real-estate/): Crowdfunding is a novel method of raising capital through the power of family, friends and investors. This method of funding... - [When to sue the Appraisal District](https://foresitecre.com/when-to-sue-the-appraisal-district/): The question comes up constantly: When is it time to sue my appraisal district over the value of my property?... --- ## Properties - [Belterra Village - Building S](https://foresitecre.com/properties/belterra-village-building-s/): This 2-story building in Belterra Village offers turnkey office space on the upper floor and 2nd generation medical/retail space on... - [Midtown Station](https://foresitecre.com/properties/midtown-station/): Located on a hard corner of St. Mary’s Street and E. Elmira with quick access to downtown, I-35 and I-10.... - [18618 Tuscany Stone](https://foresitecre.com/properties/tuscany-stone/): Positioned in the heart of San Antonio’s prestigious Stone Oak business corridor, this property offers unmatched accessibility to Loop 1604... - [Ventura Plaza](https://foresitecre.com/properties/ventura-plaza/): Upscale mixed-use center that offers retail and office tenants an opportunity to be located in the heart of North San... - [The Crescent](https://foresitecre.com/properties/the-crescent/): With frontage along IH-10 between San Antonio and Boerne, The Crescent is a new two-story, mixed use development. Join anchor... - [Vineyard Oaks Center](https://foresitecre.com/properties/vineyard-oaks-center/): New construction, high quality shopping center surrounded by subdivisions and adjacent to the new condominium development – The Gabriel –... - [Alta Vista](https://foresitecre.com/properties/alta-vista/): Mixed use development in the heart of Stone Oak, one of San Antonio’s fastest growing and most affluent areas. Alta... - [Lakeside Shoppes at Branson Landing](https://foresitecre.com/properties/lakeside-shoppes-at-branson-landing/): Join top-tier tenants at a Class A Destination Retail Shopping Center. Lakeside Shoppes is directly adjacent to Branson Landing, which... - [Huntington Square](https://foresitecre.com/properties/huntington-square/): Huntington Square offers retail space located on Loop 1604 W and NW Military. The center features excellent visibility with over... - [Pinnacle Oaks Shopping Center](https://foresitecre.com/properties/pinnacle-oaks-shopping-center/): New construction, high quality shopping center surrounded by subdivisions located on Braun Rd. near FM 1560. Destination for families located... - [Shops at Roft Corner](https://foresitecre.com/properties/shops-at-roft-corner/): Coming soon. A premier retail center strategically nestled within the vibrant community of Alamo Ranch. Boasting a prime location with... - [Castroville Town East Crossing](https://foresitecre.com/properties/castroville-town-east-crossing/): Situated on the eastern side of Castroville, a lively and historically rich community nestled in the southwest region of the... - [City Base Commons](https://foresitecre.com/properties/city-base-commons/): SE Military’s newest upscale Retail Development joining an already impressive lineup of retail, restaurant, and entertainment along SE Military Drive.... - [Medical Park Plaza - Phase II](https://foresitecre.com/properties/fredericksburg-rd-medical-dr-now-leasing/): With more 6,000,000 annual patient visits, the Medical Center is a proven retail trade area. Ideally situated for restaurant, medical... - [Med Center Marketplace](https://foresitecre.com/properties/med-center-marketplace/): Situated at the entrance to the South Texas Medical Center, Med Center Marketplace offers excellent access and visibility on Huebner... - [Converse Crossing](https://foresitecre.com/properties/converse-crossing/): Located near the intersection of Kitty Hawk and Toepperwein Road, this new retail center will have a Drive Thru and... - [Northern Hills Shopping Center](https://foresitecre.com/properties/northern-hills-shopping-center/): Located along Nacogdoches Road, one of San Antonio’s most established retail corridors, this property offers easy accessibility, strong co-tenancy, and... - [Shops at 3009](https://foresitecre.com/properties/shops-at-3009/): Situated with frontage on FM 3009 in Schertz, the Shops at 3009 provides excellent visibility and convenient access on one... - [Culebra-Blacktail Crest](https://foresitecre.com/properties/culebra-blacktail-crest/): The NW San Antonio region is experiencing rapid growth, with more than 116,000 residents within a three-mile radius. In close... - [Potranco Market](https://foresitecre.com/properties/potranco-market/): Second-generation retail space available in a rapidly growing San Antonio submarket. Suite 114 is a former coffee shop with an... - [Shops at Rock Creek](https://foresitecre.com/properties/shops-at-rock-creek/): Located in Cypress, Shops at Rock Creek has cross-access to the shadow-anchored H-E-B and is in the heart of residential... - [Shops at Alamo Ranch](https://foresitecre.com/properties/shops-at-alamo-ranch/): Located along Alamo Ranch Parkway, which is a local thoroughfare that provides the surrounding communities with access to the high... - [Carmel Canyon](https://foresitecre.com/properties/carmel-canyon/): Located on Culebra Road, one of San Antonio’s most active retail corridors, Carmel Canyon offers exceptional visibility, high traffic exposure,... - [1009 East Fourth St](https://foresitecre.com/properties/1009-east-fourth-st/): Modern, recently constructed shopping center strategically located in Lampasas. Situated on high traffic East Fourth Street, just walking distance from... - [Riata Commons](https://foresitecre.com/properties/riata-commons/): Located along Riata Trace Parkway just off Highway 183, Riata Commons is a high quality center nestled into the surrounding... - [6700 West Gate](https://foresitecre.com/properties/6700-west-gate/): Located in South Austin’s Cherry Creek Area, 6700 Westgate Blvd is configured for healthcare users, including two existing dental practices,... - [Interpark Plaza](https://foresitecre.com/properties/interpark-plaza/): Well-maintained neighborhood center accessible from Hwy 281, Bitters Rd. and Wurzbach Pkwy. Competitive rent rates make this center a great... - [Camino Bandera](https://foresitecre.com/properties/camino-bandera/): This retail center can be found at the crossroads of Bandera Rd. and Camino Bandera. Make the most of the... - [Bandera Oaks](https://foresitecre.com/properties/bandera-oaks/): The Bandera Oaks center is located at the proven intersection of Bandera Road and Loop 1604. The Bandera/1604 trade area... - [Cibolo Valley Retail](https://foresitecre.com/properties/cibolo-valley-retail/): This neighborhood center with multiple ingress/egress is located in a high-income area of Cibolo. The average HH income within a... - [Cibolo Marketplace](https://foresitecre.com/properties/cibolo-marketplace/): Situated at the lighted intersection of Cibolo Valley Drive and FM 1103, Cibolo Marketplace is a premier retail destination in... - [934 Bandera Road](https://foresitecre.com/properties/934-bandera-road/): An outstanding 2,500 SF retail opportunity in a thriving, high-traffic corridor of San Antonio. Built in 2017, this modern retail... - [Bandera Square](https://foresitecre.com/properties/bandera-square/): Newly remodeled center located at the intersection of Bandera Road and Cincinnati Avenue. Less than one mile away from Heb... - [Foster Road](https://foresitecre.com/properties/foster-road/): New retail building adjacent to Walmart Supercenter near the NEC of Binz-Engleman and North Foster Road. This location provides easy... - [University Heights](https://foresitecre.com/properties/university-heights/): Located on the corner of Hausman and University Heights, this mixed use Retail/Office Building sits right in the middle of... - [Braun Park](https://foresitecre.com/properties/braun-park/): Located in the fastest growing NW Area of San Antonio with easy Access from Loop 1604 and Braun Rd. Braun... - [7302 Louis Pasteur Dr.](https://foresitecre.com/properties/7302-louis-pasteur-dr/): Strategically located in the South Texas Medical Center, a major hub for healthcare and medical professionals, this property benefits from... - [Shops at Live Oak](https://foresitecre.com/properties/shops-at-live-oak/): Traffic to this strip center comes from all directions with easy access from IH-35 and Loop 1604 via Pat Booker... - [Coronado Square](https://foresitecre.com/properties/coronado-square/): The site is well positioned to draw traffic from more than 1. 2 million SF of retail at The Forum... - [Waterford Square](https://foresitecre.com/properties/waterford-square/): Neighborhood retail center strategically located at the intersection of Bulverde Road and Thousand Oaks Drive. This location serves both high... - [Crossway Shopping Center](https://foresitecre.com/properties/crossway-shopping-center/): Office/Retail Business Center located just outside South Texas Medical Center. Demographics, parking ratios and building configuration lends itself to a... - [Judson Market](https://foresitecre.com/properties/judson-market/): Now Leasing. Located in the heart of Converse, Judson Market is directly across the street from Walmart Supercenter at the... - [Bandera Exchange](https://foresitecre.com/properties/bandera-exchange/): Bandera Exchange is an 11,140 SF shopping center located along Loop 410 and Bandera Rd. The Property provides excellent access... - [Culebra Point](https://foresitecre.com/properties/culebra-point/): Deep Infill redevelopment site at the hard corner of Culebra Rd. and 23rd St. , adjacent to CVS and H-E-B.... - [Presa Court](https://foresitecre.com/properties/presa-court/): SE Military Dr. and Presa St. are part of the regional SE retail corridor servicing Brooks City Base and all... - [Med Center Court](https://foresitecre.com/properties/med-center-court/): Rare Medical Center Redevelopment site on the heavily traveled Babcock Rd. Located between Wurzbach Rd. and Louis Pasteur Dr. across... - [Huebner Point](https://foresitecre.com/properties/huebner-point/): Ideally positioned on Huebner Road near the Alamo Farmsteads area, Huebner Point is located less than two miles from the... - [Sunshine Corners](https://foresitecre.com/properties/sunshine-corners/): Rare Pad sites on the heavily traveled Bandera Road inside Loop 410. Dense infill site with almost 400,000 people in... - [Castle Junction](https://foresitecre.com/properties/castle-junction/): A retail center that receives great exposure from the Loop 410 and Jackson-Keller Road intersection. Additionally, this center also benefits... - [Pipers Creek](https://foresitecre.com/properties/pipers-creek/): This is a great Neighborhood retail center located in North West San Antonio. The businesses in this center have excellent... - [North Star Square](https://foresitecre.com/properties/north-star-square/): Neighborhood retail center located just two blocks from Loop 410 and within easy reach of Highway 281. It is also... - [778 ISOM RD](https://foresitecre.com/properties/778-isom-rd/): This 2,930 SF industrial building is located in a popular mixed-use development near premium tenants like a strength training facility,... - [Star Centre](https://foresitecre.com/properties/star-center/): Strategically located north of Jones Maltsberger and Thousand Oaks, surrounded by densely populated neighborhoods. Mature trees in a quiet neighborhood... - [Dellvance Shopping Center](https://foresitecre.com/properties/dellvance-shopping-center/): As a Walmart Supercenter anchored retail center, the Dellvance Shopping Center has prime visibility for consumers of Walmart and other... - [Blanco Road (18470 Blanco Rd)](https://foresitecre.com/properties/blanco-road-18470-blanco-rd/): Located on Blanco Road just North of the Loop 1604 and Blanco Road intersection, this property has easy access and... - [Richmond Retail Center](https://foresitecre.com/properties/richmond-retail-center/): The Richmond Retail Center is positioned to serve the densely populated area and the surrounding upper-income households nearby. Easy reach... - [1802 N. St. Mary's](https://foresitecre.com/properties/1802-n-st-marys/): Located on a hard corner of St. Mary’s Street and E. Elmira with quick access to downtown, I-35 and I-10.... - [Kitty Hawk Pad Sites](https://foresitecre.com/properties/kitty-hawk-pad-sites/): Kitty Hawk pad sites are for lease. This property is a vacant lot that is zoned Out of City Limits... - [Kyle Retail](https://foresitecre.com/properties/kyle-retail/): Newly planned commercial retail space designed to meet business needs and attract a group of diverse tenants and customers. Located... - [2nd Gen Restaurant at Midtown](https://foresitecre.com/properties/2nd-gen-restaurant-at-midtown/): Located in San Antonio’s vibrant Midtown district, this second generation restaurant is ideally positioned with prominent visibility at the lighted... - [11220 N Lamar Blvd - Lamar Braker Plaza](https://foresitecre.com/properties/11220-n-lamar-blvd/): 11220 N Lamar Blvd, Austin, TX 78753 is located in North Austin, a bustling area with a mix of commercial... - [8557 Research Blvd - Moreish Market](https://foresitecre.com/properties/8557-research-blvd/): The North Austin region around Research Blvd is a vibrant commercial area surrounded by dense residential neighborhoods. It offers proximity... - [Lincoln Heights](https://foresitecre.com/properties/lincoln-heights/): Foresite Real Estate, Inc. proudly offers full-service management to Lincoln Heights. For information regarding the leasing team, please contact our... - [Village On The Green](https://foresitecre.com/properties/village-on-the-green/): Foresite Real Estate, Inc. proudly offers full-service management to Village On The Green. For information regarding the leasing team, please... - [Babcock Med Center](https://foresitecre.com/properties/babcock-med-center/): Foresite Real Estate, Inc. proudly offers full-service management and leasing to Babcock Med Center. --- ## Investment Sales - [The Woods at TPC | Building 1](https://foresitecre.com/investment-sales/the-woods-at-tpc-building-1/) - [The Woods at TPC | Building 2](https://foresitecre.com/investment-sales/the-woods-at-tpc-building-2/) - [Borgfeld Dr. Kinder Ranch Pad](https://foresitecre.com/investment-sales/borgfeld-dr-kinder-ranch-pad/) - [Roosevelt and SE Military Development Tracts](https://foresitecre.com/investment-sales/roosevelt-and-se-military-development-tracts/) - [SOUTHCROSS & MISSION ROAD LAND](https://foresitecre.com/investment-sales/southcross-mission-road-land/) - [Former Taco Cabana](https://foresitecre.com/investment-sales/former-taco-cabana/) - [PLAZA 494](https://foresitecre.com/investment-sales/plaza-494/) - [Boulders Rock Climbing Gym | For Sale](https://foresitecre.com/investment-sales/boulders-rock-climbing-gym-for-sale/) - [EAST 7TH STREET PROPERTY](https://foresitecre.com/investment-sales/east-7th-street-property/) - [410 Espada Land](https://foresitecre.com/investment-sales/410-espada-land/) - [8746 Wurzbach Rd.](https://foresitecre.com/investment-sales/8746-wurzbach-rd/) - [Onassis Retail Center](https://foresitecre.com/investment-sales/onassis-retail-center/) - [Arby's - I-35 Austin](https://foresitecre.com/investment-sales/arbys-i-35-austin/) - [Babcock Flex Shopping Center](https://foresitecre.com/investment-sales/babcock-flex-shopping-center/) - [Harding Blvd Land | 358 E Harding Blvd](https://foresitecre.com/investment-sales/harding-blvd-land-358-e-harding-blvd/) - [Walzem Crossing Land](https://foresitecre.com/investment-sales/walzem-crossing-land/) - [Huebner Land | 4.68 Acres in the Medical Center](https://foresitecre.com/investment-sales/huebner-land-4-68-acres-in-the-medical-center/) - [Jack in the Box | 742 SW Military Dr.](https://foresitecre.com/investment-sales/jack-in-the-box-742-sw-military-dr/) - [The Offices at Rogers Creek - Building 3](https://foresitecre.com/investment-sales/the-offices-at-rogers-creek/) - [Autumn Heights](https://foresitecre.com/investment-sales/autumn-heights/) - [182 Acres (Lakefront) Converse](https://foresitecre.com/investment-sales/182-acres-lakefront-converse/) - [The Offices at Rogers Creek Building 6](https://foresitecre.com/investment-sales/the-offices-at-rogers-creek-building-6/) - [Mission Plaza](https://foresitecre.com/investment-sales/mission-plaza/) - [2145 NW Military](https://foresitecre.com/investment-sales/2145-nw-military/) - [Castroville Land Site](https://foresitecre.com/investment-sales/castroville-land-site/) - [4888 Whirlwind Dr.](https://foresitecre.com/investment-sales/4888-whirlwind-dr/) - [Culebra - Blacktail Crest](https://foresitecre.com/investment-sales/culebra-blacktail-crest/) - [Village Shopping Center](https://foresitecre.com/investment-sales/village-shopping-center/) - [Dutch Bros 281](https://foresitecre.com/investment-sales/dutch-bros-281/) - [The Offices at Forest Ridge](https://foresitecre.com/investment-sales/the-offices-at-forest-ridge/) - [Las Plazas Medical](https://foresitecre.com/investment-sales/las-plazas-medical/) - [Bandera Square](https://foresitecre.com/investment-sales/bandera-square-2/) - [Walzem & Eisenhauer Pad Site](https://foresitecre.com/investment-sales/walzem-eisenhauer/) - [Shops at Rock Creek](https://foresitecre.com/investment-sales/shops-at-rock-creek/) - [Lakeside Shoppes at Branson Landing](https://foresitecre.com/investment-sales/lakeside-shoppes-at-branson-landing/) - [7217 Bandera](https://foresitecre.com/investment-sales/7217-bandera/) - [Development Pad at 410 & 281](https://foresitecre.com/investment-sales/development-pad-at-410-281/) - [2520 Broadway](https://foresitecre.com/investment-sales/2520-broadway/) - [Retail Pad - Potranco & 211](https://foresitecre.com/investment-sales/retail-pad-potranco-and-211/) - [Nine Mile Carwash](https://foresitecre.com/investment-sales/florida-car-wash-751-e-9-mile-rd/) - [New Warrington Carwash](https://foresitecre.com/investment-sales/florida-car-wash-729-n-new-warrington-rd/) - [Lantern Lane Shopping Center](https://foresitecre.com/investment-sales/lantern-lane-shopping-center/) - [Windsor Park Place](https://foresitecre.com/investment-sales/windsor-park-place/) - [Wurzbach Parkway at 281 Development Land](https://foresitecre.com/investment-sales/wurzbach-parkway-at-281-development-land/) - [Rogers Road Building 2 - 7,000 SF MOB](https://foresitecre.com/investment-sales/5230-rogers-road-building-2-7000-sf-mob/) - [Cully Plaza](https://foresitecre.com/investment-sales/cully-plaza/) - [Winwood Village Shopping Center](https://foresitecre.com/investment-sales/winwood-village-shopping-center/) - [Alta Vista - Stone Oak](https://foresitecre.com/investment-sales/alta-vista-stone-oak/) - [Converse Pad Sites](https://foresitecre.com/investment-sales/converse-pad-sites/) - [Marymont Business Park](https://foresitecre.com/investment-sales/marymont-business-park/) - [Eckhert Square](https://foresitecre.com/investment-sales/eckhert-square/) - [Bandera at Mainland](https://foresitecre.com/investment-sales/bandera-at-mainland/) - [Town & Country](https://foresitecre.com/investment-sales/town-country/) - [12740 Bandera Road](https://foresitecre.com/investment-sales/12740-bandera-road/) - [8314 Seguin Street](https://foresitecre.com/investment-sales/8314-seguin-street/) - [Express Tunnel Car Wash](https://foresitecre.com/investment-sales/6550-hwy-90a-sugarland/) - [Land for Shopping Center Development](https://foresitecre.com/investment-sales/land-for-shopping-center-development/) - [Medical Office Campus Development](https://foresitecre.com/investment-sales/medical-office-campus-development/) - [Medical Building Development](https://foresitecre.com/investment-sales/medical-building-development/) - [Medical Campus Development](https://foresitecre.com/investment-sales/medical-campus-development/) - [Raising Cane's](https://foresitecre.com/investment-sales/raising-canes-2/) - [Tunnel Car Wash Development Site](https://foresitecre.com/investment-sales/7805-ih-35-tunnel-car-wash-development-site/) - [River Oaks](https://foresitecre.com/investment-sales/river-oaks/) - [Panera Bread](https://foresitecre.com/investment-sales/panera-bread/) - [QuikTrip](https://foresitecre.com/investment-sales/quiktrip/) - [Sweetwater Centre](https://foresitecre.com/investment-sales/sweetwater-centre/) - [Buda Town Center](https://foresitecre.com/investment-sales/buda-town-center/) - [Horseshoe Lodges](https://foresitecre.com/investment-sales/horseshoe-lodges/) - [Mixed Use Pad Site for Car Wash Development](https://foresitecre.com/investment-sales/mixed-use-pad-site-for-car-wash-development/) - [TGI Friday's](https://foresitecre.com/investment-sales/tgi-fridays/) - [LA Fitness](https://foresitecre.com/investment-sales/la-fitness/) - [Green's Grocery](https://foresitecre.com/investment-sales/greens-grocery/) - [Flex-Serve Car Wash Business & Real Estate](https://foresitecre.com/investment-sales/flex-serve-car-wash-business-real-estate/) - [Brodie Marketplace](https://foresitecre.com/investment-sales/brodie-marketplace/) - [SoHi Village](https://foresitecre.com/investment-sales/sohi-village/) - [West Avenue Office Complex](https://foresitecre.com/investment-sales/west-avenue-office-complex/) - [Advance Auto Parts](https://foresitecre.com/investment-sales/advance-auto-parts-san-antonio-tx/) - [Suds Car Wash](https://foresitecre.com/investment-sales/suds-car-wash/) - [Wendy's Ground Lease](https://foresitecre.com/investment-sales/wendys-ground-lease/) - [Oak Grove Village](https://foresitecre.com/investment-sales/oak-grove-village/) - [Fairview Shopping Center](https://foresitecre.com/investment-sales/fairview-shopping-center-san-antonio-tx/) - [Walnut Square](https://foresitecre.com/investment-sales/walnut-square-new-braunfels-tx/) - [Flex-Serve Car Wash, Detail & Lube](https://foresitecre.com/investment-sales/flex-serve-car-wash-detail-lube/) - [BJ's Brewhouse](https://foresitecre.com/investment-sales/bjs-brewhouse-round-rock-tx/) - [Bandera at Woodlawn](https://foresitecre.com/investment-sales/bandera-woodlawn-san-antonio-tx/) - [Shoppes at Pat Booker](https://foresitecre.com/investment-sales/shoppes-at-pat-booker/) - [Promenade at Encino Commons](https://foresitecre.com/investment-sales/promenade-encino-commons-san-antonio-tx/) - [Carrillon Hills](https://foresitecre.com/investment-sales/carrillon-hills-san-antonio-tx/) - [Dunkin Donuts](https://foresitecre.com/investment-sales/dunkin-donuts/) - [Sonic Drive In](https://foresitecre.com/investment-sales/sonic-drive-in/) - [Kitty Hawk at 1604 Shopping Center](https://foresitecre.com/investment-sales/kitty-hawk-1604-shopping-center-universal-city-tx/) - [San Juan Retail](https://foresitecre.com/investment-sales/san-juan-retail/) - [Espada North](https://foresitecre.com/investment-sales/espada-north-san-antonio-tx/) - [BJ's Restaurant - Alliance](https://foresitecre.com/investment-sales/bjs-restaurant-fort-worth-tx/) - [Advance Auto Parts](https://foresitecre.com/investment-sales/advance-auto-parts-brooksville-fl/) - [Office Depot](https://foresitecre.com/investment-sales/office-depot-corpus-christi-tx/) - [Dairy Queen](https://foresitecre.com/investment-sales/dairy-queen-san-antonio-tx/) - [BRAKEmax](https://foresitecre.com/investment-sales/brakemax-marana-az-tucson-msa/) - [Dry Dock Oyster Bar](https://foresitecre.com/investment-sales/dry-dock-oyster-bar/) - [Frankford Point Plaza](https://foresitecre.com/investment-sales/frankford-point-plaza-carrollton-tx/) - [Raising Cane's](https://foresitecre.com/investment-sales/raising-canes/) --- # # Detailed Content ## Pages January 2026 Research Report Fullscreen ModeDownloadView Archive --- Thank you! Your request has been received. Our research department will mail out the report to the address provided. Please reach out to us at (210) 816-2734 if you have any questions. View past reports --- Med Center MarketplaceRetail Opportunity Near San Antonio’s Medical Center Learn More About Med Center Marketplace Med Center Marketplace is a neighborhood retail center positioned to meet the daily needs of the surrounding Medical Center area. Property highlights include: Convenient access near IH-10 for employees, nearby residents, and daily visitors Strong visibility on Huebner Road, a high-activity corridor Layout and parking suited for quick visits and repeat customers A tenant mix aligned with everyday retail needs The center is positioned to support brands looking for reliable demand. Why the Medical Center Works for Retail San Antonio’s Medical Center is one of the city’s largest and most established employment hubs, anchored by hospitals, medical offices, and related services that drive steady daily activity. For retail and service concepts, this translates into consistent daytime traffic, built-in demand, and a customer base that supports everyday-use businesses. Brands expanding into San Antonio often look to the Medical Center area as a first or early entry point due to its stability, accessibility, and dense employment base. Who This Location Is a Good Fit For Med Center Marketplace is a strong fit for: Established concepts entering or expanding within San Antonio Restaurants or buffets Medical or complementary concepts Service-oriented retail users Wellness, fitness, or personal service brands The San Antonio Market San Antonio continues to attract regional and national brands due to its population growth, strong employment base, and relatively accessible cost of entry compared to other major Texas metros. For expanding concepts, the market offers a... --- Foresite EventsJoin us at one of our upcoming events. QUICK RESOURCES: Properties Research Report Economic Update Luncheon January 22, 2026 12:00 PM Presented by the Foresite Research Department. Lunch provided by Venture X Riverwalk. RSVPICSC Red River February 18, 2026 7:00AM - 5:00PM Meet with one of our brokers at Booth #1405 to discuss your expansions, development projects or current centers. Schedule a Meeting --- January 22, 2026 Economic Update Luncheon Economic Update luncheon hosted by Venture X Riverwalk featuring Foresite. Presenting data driven insights to guide smarter business decisions. Event Details Thurs. Jan. 22, 2026 12:00 PM 500 Navarro Street, 2nd Floor San Antonio, TX 78205 Parking available across the street in the Navarro Garage. Guest Speakers Chad Knibbe, CCIM Alexandria TatemLunch provided by Venture X Riverwalk. Please RSVP by January 16. Hosted by: --- Tenant Rep, Brand ExpansionsExplore the Brands We RepresentOur team partners with leading national and emerging brands actively expanding into new markets. Learn more about each tenant’s concept, site criteria, target markets, and current real estate needs.  DogdropTristen PaloriAustinTaco PalenqueXavier AlvaradoSan Antonio   --- Dogdrop Real Estate Dogdrop Real Estate Center DownloadLandlord GuideDownloadThe Fit & FinishView GalleryAbout Us Our ConceptIdeal SiteOUR STORYExpansion PlansTake The Next Step Existing Locations See where we are currently located and coming soon. Explore LOCATIONS Why Dogdrop Learn why multifamily owners like Dogdrop in their developments. LEARN MORE Steps to Submitting a Site for Dogdrop Here is How You Get StartedStep 1 Review the tenant concept to make sure it's a good fit for your site. Step 2 Submit a site for consideration. Upload as much information as you can. Step 3 We will respond if it's a good fit or when we are expanding in that area. Where should the next Dogdrop go? Submit a LocationEvery site is reviewed by our team. Submit Sites --- October 2025 Research Report Fullscreen ModeDownloadView Archive --- Foresite Tenant RepresentationTenant RepresentationFinding the right location can be challenging and the best spaces lease up often before they ever hit the market. Partnering with Foresite can assist tenants in getting ahead of the market by putting them in touch with local landlords looking to make changes to their tenant mix. We work with tenants to introduce their concept and operations to landlords so our clients can be considered for the submarkets’ most desired properties before a space even becomes available. Through local insights and expert tenant representation in San Antonio and Austin, clients are given the tools and strategy to secure ideal commercial space. We go beyond site selection by offering a comprehensive, strategy-driven approach: Market Insight – Detailed submarket and demographic analysis to align your location with your target audience. Landlord Relationships – Access opportunities through our strong local network. Lease Negotiation – Expert guidance to secure favorable terms and conditions. Business Alignment – We introduce your concept and operations to landlords, positioning your business as a valuable addition to their property. ServicesInvestment Sales Management Leasing Tenant Representation Find a Tenant RepOur tenant rep team partners with a wide range of clients, from emerging retailers entering the market to established brands expanding their footprint. Whether you’re seeking a flagship location, multiple sites, or specialized space, we tailor our approach to your business goals. TENANTS WE HAVE HAD THE PLEASURE OF WORKING WITH  WHAT OTHERS ARE SAYING Hammer & Nails Grooming Shop "Zach Parra was awesome! He was a huge... --- Land Services Division Commercial Land for Sale in San Antonio & Austin At Foresite Commercial Real Estate, we specialize in helping investors, developers, and business owners secure the right piece of land for sale in San Antonio and Austin. From raw acreage to commercial parcels and mixed-use development sites, our dedicated land brokers combine local expertise with market insights to uncover opportunities that maximize your investment. Expertise in Land Sales & Acquisitions With decades of experience, our team guides clients through every stage of the process including site identification, zoning analysis, negotiations, and closing. Whether you’re buying, selling, or developing, Foresite CRE is your trusted partner for navigating complex land transactions. Our brokers bring deep knowledge of San Antonio and Austin’s zoning regulations, land values, and market trends. This ensures you secure properties that meet today’s needs while supporting your long-term growth strategy. Browse our listings to view current land for sale or groundlease opportunities in San Antonio, Austin, and surrounding markets.   Connect with Our Land Experts Ready to buy, sell, or develop land? Request a Broker Opinion of Value using the form below or reach out directly to our team. Call our team today at (210) 816-2734 to get started. Learn More AboutForesite Investment SalesDownloadOur Research ReportView GalleryGet a Broker Opinion of ValueAvailable Properties For SaleSan Antonio GroundLeaseAustin GroundleaseForesite Investment SalesLearn More Featured Location 4. 83 AC of Land on Walzem Rd & Gibbs Sprawl Rd in San Antonio, TX. Explore Walzem Crossing Land Service Specialists Connect with... --- February 2025 Research Report Fullscreen ModeDownloadView Archive --- Complimentary Broker Opinion of Value Work with our Investment Sales Specialists QUICK RESOURCES: Properties Research Report For more information on partnering with Foresite to sell your property, please call (210) 816-2734. To receive a complimentary Broker Opinion of Value, please complete the form below. --- Taco Palenque Real Estate Taco Palenque Real Estate Center DownloadLandlord GuideDownloadThe Fit & FinishView GalleryAbout Us Why UsIDEAL SITEOUR STORYEXPANSION PLANSTake The Next Step Existing Locations See where we are currently located and coming soon. Explore LOCATIONS Why Taco Palenque Learn why developers like Taco Palenque in their developments. LEARN MORE Steps to Submitting a Site for Taco Palenque Here is How You Get StartedStep 1 Review the tenant concept to make sure it's a good fit for your site. Step 2 Submit a site for consideration. Upload as much information as you can. Step 3 We will respond if it's a good fit or when we are expanding in that area. Where should the next Taco Palenque go? Submit a LocationEvery site is reviewed by our teamSubmit Sites --- October 2024 Research Report Fullscreen ModeDownloadView Archive --- November 2023 Research Report | Foresite Commercial Real Estate November 2023 Research Report DownloadView ArchiveView Fullscreen (210) 816-2734 Hello@ForesiteCRE.com X/TwitterThis field is for validation purposes and should be left unchanged.Email* Corporate Office:777 E Sonterra Blvd, Suite 150 San Antonio, Texas 78258 Austin Office:1301 W 25th St, Suite 410Austin, Texas 78705 Corporate | (210) 816-2734 Austin | (512) 856-4861 Copyright © 2025 Foresite Commercial Real Estate. All Rights Reserved. TREC Information About Brokerage Services | TREC Consumer Notice Form Jobs | Design by Josh Motlong | Privacy Policy Contact UsWe'd love to talk. 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Message us on WhatsApp here.... --- New Vendor Form | Foresite Commercial Real Estate San Antonio (210) 816-2734 | Austin (512) 856-4861 Navigation Home About Team Careers Vendors Deal Stories Market Insights Services Investment Sales Management Leasing Tenant Representation Land Division Properties For Sale Leased / Managed Resources Blog Industry Terms Research Report CRE Launch Contact Home About Team Careers Vendors Deal Stories Market Insights Services Investment Sales Management Leasing Tenant Representation Land Division Properties For Sale Leased / Managed Resources Blog Industry Terms Research Report CRE Launch Contact New Vendor FormThank you for your interest in working with Foresite! Please fill out the form below to be considered for work opportunities for our properties. Application DownloadClick to download the application and pre-interview questions. 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For Future ConsiderationVendor Information Main Contact(Required) First Last Company Name(Required)Phone(Required)Email(Required) Website Please include https:// before your URL to make sure the form submits.Property or Area of InterestIf there is a specific property you are interested in working with, please enter the name of the property here.What services does your company provide?(Required) (210) 816-2734 Hello@ForesiteCRE.com EmailThis field is for validation purposes and should be left unchanged.Email* Corporate Office:777 E Sonterra Blvd, Suite 150 San Antonio, Texas 78258 Austin Office:1301 W 25th St, Suite 410Austin, Texas 78705 Corporate | (210) 816-2734 Austin | (512) 856-4861 Copyright © 2025... --- November 2023 Research Report | Foresite Commercial Real Estate November 2023 Research Report DownloadView ArchiveView Fullscreen (210) 816-2734 Hello@ForesiteCRE.com FacebookThis field is for validation purposes and should be left unchanged.Email* Corporate Office:777 E Sonterra Blvd, Suite 150 San Antonio, Texas 78258 Austin Office:1301 W 25th St, Suite 410Austin, Texas 78705 Corporate | (210) 816-2734 Austin | (512) 856-4861 Copyright © 2025 Foresite Commercial Real Estate. All Rights Reserved. TREC Information About Brokerage Services | TREC Consumer Notice Form Jobs | Design by Josh Motlong | Privacy Policy Contact UsWe'd love to talk. Call or email via the links below, or complete the form.(210) 816-2734 | Hello@ForesiteCRE.com URLThis field is for validation purposes and should be left unchanged.First Name*Last Name*Email* PhoneNotes / DetailsCAPTCHA Hablamos Español Foresite Commercial Real Estate HiHello 👋, welcome to Foresite! How can we help you? Message us on WhatsApp here. Open Chat --- Research Report Subscription | Foresite Commercial Real Estate TRENDS.ANALYTICS.INSIDER INFO.Our Investment Sales team compiles unique reports you won't find anywhere else. This valuable information will help you understand national and local economic trends, investment market intel and what it all means for your portfolio. Subscribe to receive future reports. Subscribe to receive the latest report. Email(Required) Subscribe Inside the CRE MarketwireView Archived ReportsRECEIVE THE FREE REPORT Email* Name First Last Are you an agent or investor? Investor Investment Sales Agent Leasing Agent Contact UsWe'd love to talk. Call or email via the links below, or complete the form.(210) 816-2734 | Hello@ForesiteCRE.com URLThis field is for validation purposes and should be left unchanged.First Name*Last Name*Email* PhoneNotes / DetailsCAPTCHA Hablamos Español Foresite Commercial Real Estate HiHello 👋, welcome to Foresite! How can we help you? Message us on WhatsApp here. Open Chat --- April 2023 Research Report | Foresite Commercial Real Estate April 2023 Research Report DownloadView Archive (210) 816-2734 Hello@ForesiteCRE.com URLThis field is for validation purposes and should be left unchanged.Email* Corporate Office:777 E Sonterra Blvd, Suite 150 San Antonio, Texas 78258 Austin Office:1301 W 25th St, Suite 410Austin, Texas 78705 Corporate | (210) 816-2734 Austin | (512) 856-4861 Copyright © 2025 Foresite Commercial Real Estate. All Rights Reserved. TREC Information About Brokerage Services | TREC Consumer Notice Form Jobs | Design by Josh Motlong | Privacy Policy Contact UsWe'd love to talk. Call or email via the links below, or complete the form.(210) 816-2734 | Hello@ForesiteCRE.com URLThis field is for validation purposes and should be left unchanged.First Name*Last Name*Email* PhoneNotes / DetailsCAPTCHA Hablamos Español Foresite Commercial Real Estate HiHello 👋, welcome to Foresite! How can we help you? Message us on WhatsApp here. Open Chat --- Meet With Us at ICSCDiscuss one of our 100+ Retail Centers in San Antonio & Austin QUICK RESOURCES: CRE Launch Research Report For more information about properties, please call (210) 816-2734. To request a meeting at ICSC, please fill out the form below. ICSC Meeting Event Details Wed. Feb. 18, 2026 9:00 AM - 6:30 PM Booth #1405 Located near the Networking Lounge. Meet Our Teams Investment Sales Leasing Tenant Representation View Our Properties For Sale For LeaseSchedule a meeting with our team. Call (210) 816-2734 for assistance. Booth #1405 Location --- Commercial Real Estate Training Program | Foresite Commercial Real Estate San Antonio (210) 816-2734 | Austin (512) 856-4861 Navigation Home About Team Careers Vendors Deal Stories Market Insights Services Investment Sales Management Leasing Tenant Representation Land Division Properties For Sale Leased / Managed Resources Blog Industry Terms Research Report CRE Launch Contact Home About Team Careers Vendors Deal Stories Market Insights Services Investment Sales Management Leasing Tenant Representation Land Division Properties For Sale Leased / Managed Resources Blog Industry Terms Research Report CRE Launch Contact LEARN FROM industry pros CRE-Launch.com10-week Summer Training and Mentorship Nationwide Campus LocationsThe CRE Launch Program was created to attract and retain high quality talent in the industry. Graduates have gone on to enjoy successful careers in property management, brokerage, lending, underwriting, and insurance for dozens of commercial real estate companies. The program consists of in person classes, online coursework, assignments, projects, mentorship and networking. It requires 10-15 hours a week commitment from the students but is designed for those working full time. Classes begin in the summer and run for ten weeks. The program provides participants the opportunity to develop practical skills and expand their knowledge of commercial real estate. The program is open to upperclassmen in college as well as new commercial real estate professionals looking for training. Students from more than ten universities and sixteen brokerage firms have participated in this program.Schedule & CurriculumAPPLY FOR THE PROGRAMFresno ApplicationJoin the WaitlistBECOME A SPONSORBECOME AN INSTRUCTORBECOME A MENTORSAN ANTONIO APPLICATIONINFORMATIONAL SESSIONSCourses Offered Easily attend courses... --- SPONSORSHIP CRE Launch ProgramCourses Taught by Industry ExpertsSupported with curriculum, tests, and assignments written by our team at Foresite. In 2020, we decided to open our own training program to those outside our firm. We have since trained over 90 professionals both in-person and virtually for dozens of organizations. Investing in Our Future For generations, commercial real estate training has been offered one way, mentorship. We still believe that nothing replaces a good mentor, but that has created some gaps in the technical skills not typically taught in our industry without on-the-job experience. Meanwhile, the technical aspects of the industry continue to evolve and become more complicated. The increased burden on the mentors and trainers leaves them little time and less desire to develop new talent. As a result, our industry is not attracting and retaining new and diverse talent. A labor shortage could create a severe issue for all of our organizations in the very near future. The goal of this program is to change that, one emerging professional at a time. Become a SponsorRequest More InfoSPONSORSHIP BROCHUREABOUT CRE LAUNCHBECOME AN INSTRUCTORBECOME A MENTORHOST A CAMPUSCourses Offered Easily attend courses remotely Welcome to Foresite Introduction to CRE Meet the Players Inbound Sales CRE Math 101 Commercial Leases 101 Landlord Representation Tenant Representation Property Management 101 Property Accounting Business Development (Leasing) Business Etiquette & Communication Creating a Submarket Report Value of Representation Office Systems & Tech Commercial Title Insurance Foresite Marketing CRE Macro Economics Tenant Improvements 101 Leasing Templates Accounting... --- November 2022 Research Report | Foresite Commercial Real Estate November 2022 Research Report DownloadView Archive (210) 816-2734 Hello@ForesiteCRE.com LinkedInThis field is for validation purposes and should be left unchanged.Email* Corporate Office:777 E Sonterra Blvd, Suite 150 San Antonio, Texas 78258 Austin Office:1301 W 25th St, Suite 410Austin, Texas 78705 Corporate | (210) 816-2734 Austin | (512) 856-4861 Copyright © 2025 Foresite Commercial Real Estate. All Rights Reserved. TREC Information About Brokerage Services | TREC Consumer Notice Form Jobs | Design by Josh Motlong | Privacy Policy Contact UsWe'd love to talk. Call or email via the links below, or complete the form.(210) 816-2734 | Hello@ForesiteCRE.com PhoneThis field is for validation purposes and should be left unchanged.First Name*Last Name*Email* PhoneNotes / DetailsCAPTCHA Hablamos Español Foresite Commercial Real Estate HiHello 👋, welcome to Foresite! How can we help you? Message us on WhatsApp here. Open Chat --- Shops at Live Oak 8300 Pat Booker Road View Details Shops at Live Oak 8300 Pat Booker Road, San Antonio MSA, TX 78233 More Information Bandera Square 451 Bandera Road View Details Bandera Square 451 Bandera Road, San Antonio MSA, TX 78228 More Information Judson Market 8455 Crestway Drive View Details Judson Market 8455 Crestway Drive, San Antonio MSA, TX 78109 More Information Babcock Med Center 1546 Babcock Road, San Antonio MSA, TX 78229 More Information Medical Park Plaza – Phase II 4343 Medical Drive View Details Medical Park Plaza – Phase II 4343 Medical Drive, San Antonio MSA, TX 78229 More Information Village On The Green 555 East Basse Road View Details Village On The Green 555 East Basse Road, San Antonio MSA, TX 78209 More Information Foster Road 6658 Summerfest Drive View Details Foster Road 6658 Summerfest Drive, San Antonio MSA, TX 78244 More Information Cibolo Valley Retail 3893 Cibolo Valley Drive, San Antonio MSA, TX 78108 More Information Pinnacle Oaks Shopping Center 10630 Braun Rd, San Antonio MSA, TX 78254 More Information Interpark Plaza 13402 West Avenue View Details Interpark Plaza 13402 West Avenue, San Antonio MSA, TX 78216 More Information Star Centre 15102 Jones Maltsberger Rd View Details Star Centre 15102 Jones Maltsberger Rd, San Antonio MSA, TX 78247 More Information Braun Park 10103 W Loop 1604 View Details Braun Park 10103 W Loop 1604, San Antonio MSA, TX 78254 More Information Pipers Creek 7870 Culebra Road View Details Pipers Creek 7870 Culebra Road, San Antonio... --- Research Report Subscription | Foresite Commercial Real Estate TRENDS.ANALYTICS.INSIDER INFO.Our Investment Sales team compiles unique reports you won't find anywhere else. This valuable information will help you understand national and local economic trends, investment market intel and what it all means for your portfolio. Subscribe to receive future reports. Subscribe to receive the latest report. Email(Required) Subscribe Inside the CRE MarketwireView Archived ReportsRECEIVE THE FREE REPORT Email* Name First Last Are you an agent or investor? Investor Investment Sales Agent Leasing Agent Contact UsWe'd love to talk. Call or email via the links below, or complete the form.(210) 816-2734 | Hello@ForesiteCRE.com URLThis field is for validation purposes and should be left unchanged.First Name*Last Name*Email* PhoneNotes / DetailsCAPTCHA Hablamos Español Foresite Commercial Real Estate HiHello 👋, welcome to Foresite! How can we help you? Message us on WhatsApp here. Open Chat --- Converse Pad Sites Inquiry | Foresite Commercial Real Estate San Antonio (210) 816-2734 | Austin (512) 856-4861 Navigation Home About Team Careers Vendors Deal Stories Market Insights Services Investment Sales Management Leasing Tenant Representation Land Division Properties For Sale Leased / Managed Resources Blog Industry Terms Research Report CRE Launch Contact Home About Team Careers Vendors Deal Stories Market Insights Services Investment Sales Management Leasing Tenant Representation Land Division Properties For Sale Leased / Managed Resources Blog Industry Terms Research Report CRE Launch Contact Converse Pad Sites Thanks for your interest in Converse Pad Sites.  Please fill out the information below to access the Offering Memorandum. Converse Pad Sites Inquiry Title(Required)Investment Sales BrokerInvestorName(Required) First Last Company namePhone(Required)Email(Required) Confidentiality Agreement(Required) By submitting this form, you agree that you have read and accept the Confidentiality Agreement below.Confidentiality Broker Agreement The undersigned accepting party is interested in receiving information regarding the above- referenced properties (the “Transaction”). We agree, as set forth below, to treat as confidential any information that we or our Representatives (hereinafter defined) are furnished in connection with the Transaction (the “Confidential Material”). We agree that the Confidential Material will be used only for purposes of considering the Transaction, and will not be used or duplicated for any other purpose. We agree to keep the Confidential Material confidential, provided however, that the Confidential Material may be disclosed to our officers, directors, trustees, general partners, employees, counsel, and lenders (“Representatives”) who need to have access to the Confidential Material for the purpose of... --- Q4 2021 Research Report | Foresite Commercial Real Estate Q4 2021 Research Report DownloadView Archive (210) 816-2734 Hello@ForesiteCRE.com CommentsThis field is for validation purposes and should be left unchanged.Email* Corporate Office:777 E Sonterra Blvd, Suite 150 San Antonio, Texas 78258 Austin Office:1301 W 25th St, Suite 410Austin, Texas 78705 Corporate | (210) 816-2734 Austin | (512) 856-4861 Copyright © 2025 Foresite Commercial Real Estate. All Rights Reserved. TREC Information About Brokerage Services | TREC Consumer Notice Form Jobs | Design by Josh Motlong | Privacy Policy Contact UsWe'd love to talk. Call or email via the links below, or complete the form.(210) 816-2734 | Hello@ForesiteCRE.com EmailThis field is for validation purposes and should be left unchanged.First Name*Last Name*Email* PhoneNotes / DetailsCAPTCHA Hablamos Español Foresite Commercial Real Estate HiHello 👋, welcome to Foresite! How can we help you? Message us on WhatsApp here. Open Chat --- LEARN FROM industry pros CRE-Launch. com10-week Summer Training and Mentorship Nationwide Campus LocationsThe CRE Launch Program was created to attract and retain high quality talent in the industry. Graduates have gone on to enjoy successful careers in property management, brokerage, lending, underwriting, and insurance for dozens of commercial real estate companies. The program consists of in person classes, online coursework, assignments, projects, mentorship and networking. It requires 10-15 hours a week commitment from the students but is designed for those working full time. Classes begin in the summer and run for ten weeks. The program provides participants the opportunity to develop practical skills and expand their knowledge of commercial real estate. The program is open to upperclassmen in college as well as new commercial real estate professionals looking for training. Students from more than ten universities and sixteen brokerage firms have participated in this program. Schedule & CurriculumAPPLY FOR THE PROGRAMFresno ApplicationJoin the WaitlistBECOME A SPONSORBECOME AN INSTRUCTORBECOME A MENTORSAN ANTONIO APPLICATIONINFORMATIONAL SESSIONSCourses Offered Easily attend courses remotely Welcome to Foresite Introduction to CRE Meet the Players Inbound Sales CRE Math 101 Commercial Leases 101 Landlord Representation Tenant Representation Property Management 101 Property Accounting Business Development (Leasing) Business Etiquette & Communication Creating a Submarket Report Value of Representation Office Systems & Tech Commercial Title Insurance Foresite Marketing CRE Macro Economics Tenant Improvements 101 Leasing Templates Accounting for Non-Accountants Intro to Investment Sales Inv. Sales 101 - Pricing & Risk Inv. Sales 102 - Leverage Inv. Sales 103 - Cashflow Model... --- Trends. Analytics. Insider Info. Download the January 2026 ReportQuarterly Commercial Real Estate Report Stay ahead of the market with Foresite Commercial Real Estate's quarterly research report. Each edition provides in-depth analysis of commercial property trends in San Antonio, Austin, and across Central Texas, helping investors, developers, and brokers make data-driven decisions. Our research combines proprietary market data, expert commentary, and forward-looking insights to deliver a clear picture of the CRE landscape. From vacancy rates to investment activity, our reports are trusted by industry professionals who need reliable market intelligence. Proprietary Market Data & Analytics The CRE MarketWire report is built on exclusive research and extensive local data. We track hundreds of retail and shopping center properties throughout San Antonio and Austin, compiling key performance metrics such as: Retail center sales Cap rates and average starting asking prices Absorption trends Leasing activity and rent growth This data is strengthened by interviews with active investors, property owners, and brokers, providing on-the-ground insight into what’s driving today’s deals. Access the Latest Report The latest edition of our San Antonio & Austin Commercial Real Estate Report is now available. Download your copy today to gain an edge in understanding the market. Sign up for quarterly updates and get the report delivered straight to your inbox. Subscribe to the CRE MarketWireRequest a Printed ReportKey Highlights from Previous MarketWire Reports ▸ Shopping Center Due Diligence: What Most Buyers Miss ▸ Austin Retail: Who's Expanding and Where Opportunities Lie ▸ Q3 2025 Market: A Window of Opportunity... --- The Investor's Guide to Commercial Real Estate | Foresite Commercial Real Estate Foresite Commercial Real Estate's The Investor's Guide to Commercial Real EstateA comprehensive resource for investorsBeyond industry standard, raising the bar in commercial real estate...Discover Our ServicesTime to Read: 90 minutes | Last Updated: November 2018By: Bethany Babcock, MBA, Chad Knibbe, CCIM, Dr. Amit MehtaIntroduction to the Industry Commercial Real Estate (CRE) impacts everyone in one way or another. From warehouses to apartments and shopping centers to office buildings, CRE is a large industry. Within the industry, there professionals and investors who choose to narrow their focus and expertise which can be a geographic area, or more commonly on a specific product type. Due to the complexity and rapid changes in the industry, it is rare to see investors and professionals cover all product types. Most investors and professionals choose a limited number of product types and a specific sub-market. Others will narrow their focus to a specific single tenant building and broaden their market scope to be nationwide. Many entrants to the market are drawn to the impressive returns and figures touted by high net worth individuals, but there are many who have had major losses. Those stories are not shared as often, but serve as an important caution for new investors. As professionals in commercial real estate, our goal in creating this guide is to improve the knowledge base of investors in our industry. It is our belief that an educated investor base is better for our... --- Industry Terms | Foresite Commercial Real Estate San Antonio & Austin San Antonio (210) 816-2734 | Austin (512) 856-4861 Navigation Home About Team Careers Vendors Deal Stories Market Insights Services Investment Sales Management Leasing Tenant Representation Land Division Properties For Sale Leased / Managed Resources Blog Industry Terms Research Report CRE Launch Contact Home About Team Careers Vendors Deal Stories Market Insights Services Investment Sales Management Leasing Tenant Representation Land Division Properties For Sale Leased / Managed Resources Blog Industry Terms Research Report CRE Launch Contact Inside Foresite, Beyond Common Commercial Real Estate Terms and DefinitionsIt is important to note that commercial real estate professionals will use terms in different contexts with variations in the meanings. Terms can also vary by geographic location. Do not rely on any of these definitions as legal interpretations. 1031 Exchange – An exchange of investment real estate that defers the taxable basis 1034 Exchange – An exchange of a persons residence that defers the taxable basis Acceleration Clause – A clause in a note, trust deed or mortgage advancing the date of maturity of the debt upon the happening of a certain event, such as a sale or transfer of title to property. Adjustment Date – The date the interest rate changes on an adjustable-rate mortgage Adjustable Rate Mortgage (ARM) – A mortgage with an interest rate that is periodically adjusted up or down, depending on a specific index. Agency – A relationship between two or more persons whereby one is authorized to act... --- Career Opportunities Now HiringForesite CultureWe work hard but we don't take ourselves too seriously. Real Estate and people are our passion. Foresite aims to raise the bar in everything we do for our clients. We take a creative and innovative approach to the business. If you are hard working and easy to get along with we invite you to explore opportunities with our team. #1 Small Business 2022 - Best Places to Work #1 Extra Small Business 2023 - Best Places to Work #6 Extra Small Business 2024 - Best Places to Work Foresite CultureWe work hard but we don't take ourselves too seriously. Real Estate and people are our passion. Foresite aims to raise the bar in everything we do for our clients. We take a creative and innovative approach to the business. If you are hard working and easy to get along with we invite you to explore opportunities with our team. 2022 #1 Small Business | 2023 #1 Extra Small Business | 2024 #6 Extra Small Business | 2025 #17 Extra Small BusinessOpen PositionsBrowse our open roles below. Click any job title to learn more and apply. For Future ConsiderationApplyAdd your resume to our future jobs database. If you are considering a change we would love to speak with you about what you are looking for in a firm. Application DownloadClick to download the application and pre-interview questions. For Future Consideration For Future ConsiderationFor Future Consideration "*" indicates required fields --- Foresite Investment SalesProven ExcellenceExperience and creativity rarely go hand in hand in the investment sales brokerage world, at Foresite Investment Sales it is what makes us unique. Coming together from firms such as Marcus & Millichap, the team brings their decades of experience and impressive track records to form the Investment Sales Division of Foresite with a fresh and high energy approach to marketing properties. The team works with the in house property management and leasing departments to better value the properties they bring to the market and ensure that the sales price is maximized. Foresite Investment Sales takes pride in being known for their proactive and high energy approach to marketing paired with the experience that comes from their focus on investment sales. The team has closed in excess of half a billion dollars across fifteen states. A few ways we have assisted clients are detailed below: Due diligence and underwriting assistance. Submarket information and demographic studies Lease analysis and review Review of operations and financial data ServicesInvestment Sales Management Leasing Tenant Representation Browse Our Sales InventoryGet Broker Opinion of ValueWhat Others Are Saying Quentin Burke "I have been working with Alex for about a month now on finding land for my project. Absolutely has been one of kind experience. Along with Alex adding Leroy in the mix. Couldn't ask for a better duo! ! ! " Jake Fleming "I had the pleasure of working with Xavier Alvarado in selling a piece of land. Xavier has a wealth of... --- Stay ahead of the market with Foresite Commercial Real Estate's latest research report. Download the October 2025 CRE MarketWire. Investment Sales. Leasing. Management. A new approach to commercial real estate management, leasing and investment sales. ManagementMore than answering calls and bookeeping. We are adding value and communicating opportunities Tell Me MoreLeasingMore than a sign and E-blast. Proactively identifying the best retailers for the best projects Tell Me MoreConsultingWhen you need an outside perspective with an Insider’s knowledge Tell Me MoreInvestment SalesWhen you need rich experience paired with a proactive and high energy approach Tell Me MoreManagementMore than answering calls and bookeeping. We are adding value and communicating opportunities Tell Me MoreLeasingMore than a sign and E-blast. Proactively identifying the best retailers for the best projects Tell Me MoreTenant RepresentationWe introduce your concept to landlords, and negotiate favorable terms for your business. Tell Me MoreIndustry Leading Report on the South Texas Commercial Real Estate Market View Research ReportThis quarterly research report is packed with real data and analytics on the San Antonio and Austin commercial real estate markets covering all metrics including rent collections and cap rates. Sourced from our team’s extensive research efforts in aggregating hundreds of data points, interviewing active investors and property owners, and adding insights from experts in the segment, this is a comprehensive look at the health and current condition of the local retail commercial real estate market. Featured Deal Story Challenge: Fill a shopping center that was 30% occupied in less than a year. Read... --- Contact UsIf you have questions, we have answers. Give us a call or send us an email with your request. We'd love to talk with you. (210) 816-2734 Hello@ForesiteCRE. com Message Us on WhatsApp If you are a local vendor, please submit your service information through our vendor form. --- Inside Foresite, Beyond CommonFrom The BeginningOur principals have sold over 250 commercial investment properties in 15 states. That experience has laid the foundation for a management and leasing company that can directly improve the value of the property. With our background in investment sales, our focus is on improving property values by targeting specific lease structures and tenancy that benefit the ownership. Foresite establishes accounting and management practices to ensure that the property financials meet industry standards. Whether our clients' intent is to hold, refinance, or sell, the property is prepared to meet the client's needs. The Team | Community | Careers | Training Program | Vendors AllInvestment SalesLeadershipLeasingProperty Management Principal, Co-Owner Bethany Babcock, MBA BBabcock@ForesiteCRE. com (210) 816-2734 Principal, Co-Owner Chad Knibbe, CCIM® CKnibbe@ForesiteCRE. com (210) 816-2734 Director of Property Management Nancy Braun, RPA® (210) 817-8331 Director of Accounting Lisa Jimenez (210) 817-8331 Assistant Director of Leasing Zach Parra ZParra@ForesiteCRE. com (210) 816-2734 Senior Vice President Louis “Lex” Lutto III LLutto@ForesiteCRE. com (210) 816-2734 Senior Vice President - Land Services & Brokerage Daryl Lange DLange@ForesiteCRE. com (210) 816-2734 Vice President - Urban Developments / Special Projects Stephen Berchelmann SBerchelmann@ForesiteCRE. com (210) 816-2734 Associate Vice President of Investment Sales and Head of Research Alexandria Tatem ATatem@ForesiteCRE. com (210) 816-2734 Associate Director of Property Management Kraig McCoy (210) 817-8331 Associate Director of Property Management Craig Slaughter (210) 817-8331 Head of Brokerage Operations Lauren O’Breza LObreza@ForesiteCRE. com (512) 856-4861 Senior Associate Miranda Henry MHenry@ForesiteCRE. com (210) 816-2734 Senior Associate Tristen Palori TPalori@ForesiteCRE.... --- Disclosures | Foresite Commercial Real Estate San Antonio (210) 816-2734 | Austin (512) 856-4861 Navigation Home About Team Careers Vendors Deal Stories Market Insights Services Investment Sales Management Leasing Tenant Representation Land Division Properties For Sale Leased / Managed Resources Blog Industry Terms Research Report CRE Launch Contact Home About Team Careers Vendors Deal Stories Market Insights Services Investment Sales Management Leasing Tenant Representation Land Division Properties For Sale Leased / Managed Resources Blog Industry Terms Research Report CRE Launch Contact Disclosures (210) 816-2734 Hello@ForesiteCRE.com PhoneThis field is for validation purposes and should be left unchanged.Email* Corporate Office:777 E Sonterra Blvd, Suite 150 San Antonio, Texas 78258 Austin Office:1301 W 25th St, Suite 410Austin, Texas 78705 Corporate | (210) 816-2734 Austin | (512) 856-4861 Copyright © 2025 Foresite Commercial Real Estate. All Rights Reserved. TREC Information About Brokerage Services | TREC Consumer Notice Form Jobs | Design by Josh Motlong | Privacy Policy Contact UsWe'd love to talk. Call or email via the links below, or complete the form.(210) 816-2734 | Hello@ForesiteCRE.com URLThis field is for validation purposes and should be left unchanged.First Name*Last Name*Email* PhoneNotes / DetailsCAPTCHA Hablamos Español Foresite Commercial Real Estate HiHello 👋, welcome to Foresite! How can we help you? Message us on WhatsApp here. Open Chat --- Privacy Policy | Foresite Commercial Real Estate San Antonio (210) 816-2734 | Austin (512) 856-4861 Navigation Home About Team Careers Vendors Deal Stories Market Insights Services Investment Sales Management Leasing Tenant Representation Land Division Properties For Sale Leased / Managed Resources Blog Industry Terms Research Report CRE Launch Contact Home About Team Careers Vendors Deal Stories Market Insights Services Investment Sales Management Leasing Tenant Representation Land Division Properties For Sale Leased / Managed Resources Blog Industry Terms Research Report CRE Launch Contact Privacy PolicyEffective date: August 14, 2019 Foresite Commercial Real Estate ("us", "we", or "our") operates the http://foresitecre.com/ website (hereinafter referred to as the "Service"). This page informs you of our policies regarding the collection, use and disclosure of personal data when you use our Service and the choices you have associated with that data. We use your data to provide and improve the Service. By using the Service, you agree to the collection and use of information in accordance with this policy. Unless otherwise defined in this Privacy Policy, the terms used in this Privacy Policy have the same meanings as in our Terms and Conditions, accessible from http://foresitecre.com/. Definitions Service Service is the http://foresitecre.com/ website operated by Foresite Commercial Real Estate. Personal Data Personal Data means data about a living individual who can be identified from those data (or from those and other information either in our possession or likely to come into our possession). Usage Data Usage Data is data collected automatically either generated by the... --- Foresite Property LeasingLandlord Representation“Brokers don’t return calls” is the number one complaint we hear from tenants and landlords alike. For this reason, we offer owners the option to cancel our agreement if they can show that a prospect called our office and didn’t receive a return call within one business day. We have a live receptionist answer every call between the hours of 7am and 7pm and route them to the best point of contact immediately. No phone tree and no full voicemail boxes. It surprises many of our clients to learn that 90% of the leases we generated for our clients were generated by means of proactive marketing efforts. Only 10% of the leases we sign come from passive sources such as building signage or web advertisements. For more information on how we identify tenants for our clients’ properties please give us a call. ServicesInvestment Sales Management Leasing Tenant Representation Find a Landlord RepWHAT OTHERS ARE SAYING Kevin Chu "I am a commercial agent so I make a lot of calls to other commercial agents regarding spaces that they have available. Donna Havel is one of those rare professionals in the industry who always picks up her phone. She is very cordial and provides good insight on her properties. " Hogan Commercial Partners "Kara Walters and Miranda Rihn of Foresite Commercial Real Estate are terrific retail leasing agents. They're very professional, knowledgeable and extremely easy working with. I highly recommend them if you require commercial real estate expertise. "... --- Foresite Property ManagementContact us to see an example of our industry leading management reports. Offering a full menu of services which can be customized based on the needs of our clients. We utilize the industry innovative software, Appfolio, to support our staff in serving our clients’ needs. We take things a step further and offer our clients a visualization of trends occurring at their property and within their submarket. Foresite’s management reports feature a one of a kind “executive summary” detailing submarket occupancy and rents, upcoming vacancies and capital expenditures, and much more. These reports allow owners to quickly respond to changes at the property level and in the submarket and in doing so, minimize risk and maximize opportunities. As investment sales brokers we understand how important this information is to investors and we aim to share that with our clients in an easy and quick to read format. See below for an example of our unique management reports. ServicesInvestment Sales Management Leasing Tenant Representation Call Property Management (210) 817-8331Call Property ManagementWHAT OTHERS ARE SAYING Knight Watch Games "We’ve had the pleasure of leasing our business suite through Kraig McCoy and his team, and the experience has been exceptional from day one. " Gina Cato "An absolutely fantastic management team, Nancy Braun, Kraig McCoy & Craig Slaughter! I highly recommend Foresite if you are requiring commercial property management. " Craig Savage "I have been in partnership as a tenant with Foresite for almost five years and our company's experience with... --- Deal Stories | Foresite Commercial Real Estate San Antonio (210) 816-2734 | Austin (512) 856-4861 Navigation Home About Team Careers Vendors Deal Stories Market Insights Services Investment Sales Management Leasing Tenant Representation Land Division Properties For Sale Leased / Managed Resources Blog Industry Terms Research Report CRE Launch Contact Home About Team Careers Vendors Deal Stories Market Insights Services Investment Sales Management Leasing Tenant Representation Land Division Properties For Sale Leased / Managed Resources Blog Industry Terms Research Report CRE Launch Contact Inside Success, Behind The ScenesIntroducing Deal StoriesOur Deal Stories provide an inside look at the way we view, evaluate and ultimately meet the needs of our Clients. From Investors and Property Owners to Business Owners and Tenants, we serve with passion and excellence. All Consulting Corporate Services Leasing Management Tenant Representation San Antonio Oaks CHALLENGE: Fill a shopping center that was 30% occupied in less than a year. RESULTS: Filled to 94% occupancy and an increase in property value that was deemed impossible over the previous 11 years. View The Story Oakline Square CHALLENGE: The class B+ building was experiencing cashflow shortages in spite of a steady occupancy over 90%. RESULTS: Foresite worked with the ownership in notifying the tenants of the amounts due, the reasons why, and collected the entire amount of overlooked income. View The Story Grandview Gardens CHALLENGE: The center featured below market rents and above market occupancy. RESULTS: Due to the unlikely ability of the tenancy to pay the doubling NNN charges, the risk... --- --- ## Posts Many are waiting on rates to move, but the market is already adjusting. What today's interest rate environment means for financing decisions. According to the Mortgage Bankers Association, the number of financing transactions nationwide in the 3rd quarter of 2025 were 36% higher on a year over year basis. “Commercial and multifamily borrowing has now increased for five straight quarters on both a quarterly and annual basis,” said Reggie Booker, MBA’s Associate Vice President of Commercial/Multifamily Research. ” Included in this increase is a 100% increase in financings (in terms of dollar volume) for retail properties. Major lenders are banks, insurance companies, debt funds and CMBS. We continue to hear the narrative that some are waiting for rates to fall to transact. But, the aforementioned statistics indicating increasing financing activity suggest that view is changing. Waiting on rates to fall dramatically could lead to missed opportunities. Taking advantage of opportunity now at current rates (whether refinancing or purchasing) while maintaining flexibility to refinance in the nearer term if rates come down seems to be a contemporary sensible strategy. In fact, at the end of 2025, we observed an uptick in both acquisition and refinance activity which anecdotally supports that the market is moving towards taking advantage of current conditions. Before projecting where rates might be in the future, let’s start by taking a step back and look at some rate history, using the 10-year treasury and Fed Funds rates as benchmarks. In 2020 the 10-year treasury was less than 1% and the Fed Funds Rate went to near 0%. Covid was in full swing, having been declared a pandemic in 2020, and... --- These steps aren’t in most checklists, but they’ll tell you far more about the property than a rent roll ever will. In the last 20 years I have accumulated a few stories of buyers and sellers with shopping centers and while I can’t share all of those for confidentiality reasons, I can share some things I would do if I were buying a shopping center today. These steps aren’t in most checklists, but they’ll tell you far more about the property than a rent roll ever will. 1. Ask for the General Ledger Request the general ledger for the past two years. This document exposes the story behind the numbers. You’ll see rent that was quietly forgiven or expenses that never made it into the financial summaries. Reports and estoppels look clean, but the ledger shows where the dirt is buried. 2. Talk to the People Who Really Know the Property Take the maintenance engineers and key vendors for drinks or to dinner. Ask them what major repairs were proposed but never approved. Ask what they assume broke when they get a call at three in the morning. They’ll tell you exactly where the problems are. 3. Visit as a Customer Go shop and eat at the center. Is the restaurant busy or empty? Is the food good? Is the veterinarian booked months out and clogging up the parking lot? What you see as a customer will tell you what kind of experience tenants are delivering to their customers. 4. Read the Reviews Check Google reviews and social media for each tenant. You’re looking for clues like “closed when they should... --- Walking through Austin’s retail centers lately, it’s clear the city’s retail scene is full of both challenges and growth potential. Walking through Austin’s retail centers lately, it’s clear the city’s retail scene is full of both challenges and growth potential. Some tenants are cautious or slowing down their expansion plans, some are content to stay put, while others are actively planning to open more locations. Understanding how different tenants are performing offers a window into the broader market trends shaping Austin today. Most tenants are stable but still feeling the echoes of COVID and are still working to fully recover from the market disruptions. Conversations often referenced “BC” (before COVID) and “AC” (after COVID), reflecting just how much the pandemic reshaped business expectations. Larger companies, like Ideal Image, are navigating the recent closure on Brodie Lane even as they leverage new approaches like tele-aesthetics. Meanwhile, long-standing mom-and-pop tenants like Terra Toys, or small ethnic grocers and restaurants, rely on local customer loyalty. Many local tenants have been in the same location for a decade or more, serving a targeted clientele, and are cautious to take on relocation costs. Yet, certain niches are thriving and eyeing expansion. Newcomers to Austin like Handel’s Ice Cream are planning to open five locations, while No. 1 Boba Tea is exploring 8–10 sites. Fitness and wellness franchises, including Spenga, Flow Yoga, and European Wax Center, are also growth drivers, targeting anchored developments in North and East Austin. Projects such as EastVillage near Samsung Austin Semiconductor, Parmer Commons with nearly 20,000 square feet of Class A retail, and The Shops at Parmer with over 10,000 square... --- This post was an interview with Chad Knibbe, CCIM and originally featured on capitalanalyticsassociates.com. This post was an interview with Chad Knibbe, CCIM and originally featured on capitalanalyticsassociates. com. To read the full content please view the link below. In an interview with Invest:, Chad Knibbe, principal and co-owner at Foresite Real Estate, highlighted San Antonio’s midtier market as ideal for strategic growth. He emphasized strong retail fundamentals, despite rising taxes and insurance costs. “We’re bullish,” Knibbe said. “We’re optimistic across the board, for leasing, sales, management, and the broader market. ” What makes San Antonio an ideal base for Foresite’s operations, and how does the region’s growth align with your long-term strategy? San Antonio is a dynamic metro area. While city officials often highlight that it’s the seventh-largest city, what really matters in commercial real estate is the MSA. Depending on how it’s measured, we rank between 26th and 33rd nationally. That midtier status works in our favor. We’re not saturated with national brokerages like Dallas-Fort Worth or Houston, so we had a chance to get established and grow before it hit the radar of the national firms. Now, with San Antonio’s continued growth and proximity to Austin, we’ve developed a strong foothold. It still feels like a small town but offers all the benefits of a primary city. Plus, its strategic location near the Gulf ports and Port of Laredo positions it well for future logistical and industrial growth. To read the full article as published on capitalanalyticsassociates. com please click here. --- The commercial real estate market is showing signs of renewed activity, as transaction velocity has gradually increased, reflecting a positive shift. The commercial real estate market is showing signs of renewed activity, as transaction velocity has gradually increased, reflecting a positive shift in investor sentiment and market momentum. However, recent economic developments and shifting forecasts suggest that rather than continuing to decrease, interest rates may soon stabilize before potentially rising again. During the Federal Reserve’s aggressive rate hikes in 2022 and 2023, many investors paused aggressive commercial property acquisitions. The resulting higher borrowing costs made financing less attractive, causing a slowdown in market activity. Throughout this period, there was widespread speculation that interest rates on acquisition financing would eventually peak and begin to decline, prompting many investors to adopt a "wait-and-see" approach. The prevailing sentiment was that holding off on acquisitions would ultimately lead to better long-term returns, as lower interest rates would reduce capital costs, enhancing both cash flow and asset valuations. Over the past four quarters, as borrowing rates have modestly decreased, a growing number of investors are returning to the acquisition market. This resurgence in investor activity has encouraged more property owners to list their assets for sale, contributing to an uptick in transaction velocity. As we approach the fourth quarter of the year, this trend appears to be gaining momentum as rates are more attractive and lender spreads are compressing. However, recent shifts in economic forecasts are now calling into question the assumption that interest rates will continue to fall, bringing into question the wait-and-see approach. Rising inflation concerns, partly driven by new tariffs, onshoring initiatives, and... --- Foresite Commercial Real Estate is proud to welcome Daryl Lange as part of its newly launched Land Services Division. Foresite Commercial Real Estate is proud to welcome Daryl Lange as part of its newly launched Land Services Division. Daryl brings over 20 years of hands-on experience as a commercial broker and development associate, previously serving in a San Antonio-based family office specializing in master-planned residential and commercial developments. Daryl has strong working relationships with brokers, engineers, and developers across the national, regional, and local spectrum in the greater San Antonio area. His project portfolio includes major brands such as QuikTrip, Wal-Mart, Lowe’s Home Centers, Academy Sports + Outdoors, Frost Bank, Living Spaces, Whataburger, and Trammell Crow, among many others. His experience spans all asset classes, from multifamily / QSR pads to charter schools / professional office. His comprehensive expertise spans all phases of the land brokerage and development process, including Marketing and prospecting Legal and title company coordination Utility and infrastructure management with civil engineering groups and site contractors Civil Engineering coordination for platting / Edwards Aquifer compliance TxDOT negotiations / ROW eminent domain takings Master signage plans and tree survey compliance Environmental assessments Full entitlement coordination with municipal attorneys to cover vested rights and zoning --- Growth, Challenges, and Evolving Trends: Navigating San Antonio's Dynamic Retail Landscape Amid Shifting Consumer Behaviors and Expanding Developments Despite lingering macro-economic headwinds, the retail landscape in San Antonio is healthy and strong, shaped by evolving consumer behaviors, shifts in commercial real estate trends, and the region’s unique dynamics. Grocery-anchored centers have long been a cornerstone of retail properties, and they continue to hold immense value. These centers are particularly attractive due to their recession-resistant nature, making them a staple for both developers and retailers. They draw a wide range of tenants, thanks to the consumer demand for grocery stores. However, in San Antonio, the landscape presents unique challenges due to the dominance of H-E-B, a local grocery chain that owns much of its real estate and surrounding land. While this reduces available investment opportunities, it also drives high tenant demand in underserved areas, presenting both obstacles and opportunities. Power centers, once thought to be on the decline with the rise of e-commerce, have experienced a resurgence. The pandemic and the boom of online shopping initially led to uncertainty about the viability of these retail spaces. However, as soft goods retailers return to brick-and-mortar locations, power centers are finding new life, not only as retail storefronts, but also to serve the rising need for local warehousing and distribution from increasing online customer sales. Fitness centers and service-oriented businesses are now filling spaces once occupied by traditional retailers. Property owners and co-tenants appear to be relaxing their restrictions on those uses in order to welcome them to the centers and capitalize on the changes in the market. The far west... --- With over 7,000 home starts just east of town along US Highway 90, the area is experiencing rapid real estate growth. Real Estate Growth Booms Around Castroville, Texas Nestled along the scenic Medina River, the historic town of Castroville, Texas, known as the "Little Alsace of Texas," is witnessing a significant transformation. With over 7,000 home starts just east of town along US Highway 90, the area is experiencing rapid real estate growth that underscores its appeal as both a charming residential hub and a burgeoning economic center. A Strategic Location Castroville’s strategic location just 15 minutes west of San Antonio positions it as a prime area for development. The town’s proximity to a major metropolitan area allows it to offer residents the perfect balance of small-town living and access to urban amenities. This combination has made Castroville increasingly attractive to families, professionals, and retirees seeking an escape from the hustle and bustle of city life. Expanding Market Population The growth surrounding Castroville is reflected in its expanding market population. The area currently boasts a total market population of 132,678, a figure projected to climb to 154,605 by 2028. This significant increase reflects the rising demand for housing and services in the region, driven by an influx of new residents drawn by the area’s unique character and growing opportunities. "The town’s rich Alsatian heritage and iconic architecture are central to its identity and appeal. " The Housing Surge The development along US Highway 90 is a key driver of Castroville’s growth. Over 7,000 home starts in this corridor represent a massive expansion in the local housing market. These developments include master-planned... --- 4 common leasing pitfalls along with tips to help tenants navigate the process with ease. Finding a physical location for your business can be a daunting task. Many business owners’ metaphorical plates are already overflowing, then you add relocating or finding space for an additional location and it can be a full time job. In fact, it is my full job. Throughout the years, I’ve worked with many tenants to help them find and lease space. And, over the years, I’ve witnessed tenants make a handful of mistakes that make the leasing process harder than it needs to be. Not Preparing Early Enough Many tenants underestimate the time it takes to find a location, go through the entire leasing process and become operational within that space. In a retail market, where vacancy is at an all-time low, just identifying spaces can be difficult. Be prepared to spend a good amount of time in the identifying stage, especially if you are looking for a very specific product or are severely limited by certain criteria. Once a location has been identified, you still need to negotiate a letter of intent, provide the necessary qualification information and documents, and then move to the lease negotiations. All of which takes time. While most leasing professionals and Landlords do their best to move you through these stages of the leasing process as quickly as possible – there are many pieces to the puzzle that must come together. Once you have a signed Lease, then the construction begins. While finding a space that fits your exact needs is ideal, it is... --- One of the newest hubs developing in the greater Austin area is at Kauffman Loop encircling Hwy 29 & Ronald Reagan Rd. One of the newest and largest hubs developing in the greater Austin area is at Kauffman Loop encircling the intersection of Hwy 29 and Ronald Reagan Rd. This area was empty farmland less than a decade ago and was kicked off in 2021 with the opening of the 102,000-square-foot HEB at Bar W Marketplace. This anchor store sparked a wave of transformation along Kauffmann Loop, positioning the area as one of the most sought-after corridors for residential, commercial, and mixed-use innovation. Tied between Liberty Hill and Georgetown, Kauffmann Loop is evolving into a vibrant hub of the North with several key developments that are quickly shaping its future. One of the standout projects in the corridor is the Leander Tech Park. Spanning 52 acres and featuring over 430,000 square feet of office, warehouse, and flex spaces, this campus-style development is designed to attract innovative businesses. Developed by St. John Properties, it emphasizes sustainability and adaptability while benefiting from easy access to major highways. The Twelve Oaks Retail development at 2021 Kauffmann Loop is another significant milestone for the area. This commercial project will deliver 17,000 square feet of high-visibility retail and service space, catering to the rapidly growing local population. Its strategic location ensures accessibility and appeal to both regional and national tenants. Education is also featured in Kauffmann Loop’s growth. The Valor Education Campus in Leander is under construction, offering families a classical education model emphasizing academics and character-building. This new facility is set to serve the area’s influx... --- For years, California buyers were considered the prime targets for San Antonio retail center sellers. But recent data tells a different story. San Antonio multi-tenant retail investment closed deals data as of October 10, 2024. Collected by Xavier Alvarado. “It is common for sellers/investors to think that California money is flooding the Texas market, but when we look at the data, we find that most buyers purchasing multi-tenant retail properties in San Antonio are locals. ” Xavier Alvarado Investment Sales Associate Foresite Commercial Real Estate For years, California buyers were considered the prime targets for sellers of multi-tenant retail centers in San Antonio. But recent data tells a different story. While many believe California buyers dominate the market, the reality is quite the opposite. Year-to-date 2024: Out of the 17 multi-tenant retail center sales where buyer information was available: 64. 7% of the buyers were based in Texas, with San Antonio accounting for 47% of those transactions followed by Dallas at 17. 65%. Notably, there were no buyers from Austin or Houston. The out-of-state buyers represented only 35% of the market, including 11. 76% from Florida, 5. 88% each from New York and Mexico, and 11. 76% from California. 2023: Texas-based buyers made up 79. 17% of all transactions, with San Antonio leading the way at 62. 5%. Dallas and Houston each represented 8. 33% with two transactions apiece. Meanwhile, out-of-state buyers only accounted for 20. 83% of the total, with individual purchases coming from Florida, New York, Arkansas, Colorado, and Mexico. 2022: Following a post-COVID boom, Texas buyers once again dominated the market, representing 77. 03% of the 74 transactions. San... --- One of our Investment Sales Agents, Alexandria Tatem, received a question from a client about preparing for her first investment property purchase. Read on for the tips that Alexandria shared. Janice: Patrick and I were wondering if there’s more we should be focusing on financially to prepare for our first property purchase, beyond just saving for the down payment. Are there specific steps that can make us more appealing candidates for a loan or even give us more leverage? Alexandria: Janice, that is a great question. Here are my thoughts on some initial financial steps you can take to prepare for your first real estate investment and make yourself more attractive to lenders: Build a relationship with your lender. Lenders put an emphasis on your relationship with their bank, which includes your history there and the amount of deposits that they hold. I'd suggest talking with the bank you currently use to see if they offer favorable terms for commercial real estate loans. Be sure to specify that it is a CRE investment acquisition loan. Almost all banks do SBA business lending, and the loan brokers call them CRE loans since they can be used to purchase owner-occupied loans, but it is not until you start asking specific questions that you realize they are referring to SBA loans. If your lender doesn't typically loan on CRE, or seems like they have unfavorable terms, then maybe consider moving your deposits and banking somewhere that does a lot of CRE loans. Having a good relationship with a lender can sometimes result in better terms or quicker approval processes. Establish a cash reserve. The down payment is very important to save for, but... --- Tyler Alley shares his insights on top things a developer looks for when leasing to local tenants. #1) A Clear Business Idea The first question we ask potential local tenants is "what kind of business are you looking to open? " You would be surprised how often the answer is a handful of different ideas for potential businesses. If someone doesn't know exactly what kind of business they want to do-- run! #2) Reasonable Cost Expectations The second question we ask potential local tenants is “how much have you budgeted for this project? ” In my experience, when tenants fail, it all starts during the construction process when they run out of money. They almost always find a way to finish the project, but it usually comes at a great cost. Often, it comes with debt or a reduced marketing budget. This question really helps to weed out who is serious and who hasn’t put in the proper research. #3) Experience “Have you operated a business like this before? ” This answer can come in two forms. Ideally, the tenant owns and operates a similar business elsewhere and this is their third or fourth location. With that said, even having decades of experience in the industry is a great sign. This often comes down to a gut feeling, which leads me to my next point... “Ultimately, the best credit is a successful business, not a strong balance sheet... ” Tyler Alley President and CEO Rose City Partners #4) Intangibles Sometimes, you just know it’s going to work out. And sometimes, you just know it’s going to fail.... --- We asked our property management staff what they wish they could tell developers before they start construction. Here is what they said. Fire Panels Each panel needs to be separately monitored and the fees associated with that increase the CAM expenses for the property, so the fewer the better. The cost is significant enough that it may cause a developer to rethink building a patio between two buildings as opposed to one larger building with a single fire panel. Additionally, non-proprietary equipment will allow for flexibility in selecting a monitoring and repair vendor. Awnings and Window Treatments Think through the orientation of the building when planning for awnings and window treatments. The wear and tear may be much more expensive than at other developments, depending on which direction the building faces. Curb Design When planning out the parking lot, attention should be given to how 18 wheelers making deliveries will navigate the parking lot. If turns cannot be easily made, landscaping and lighting will be frequently damaged, causing CAM costs to increase. Whenever possible, rear deliveries are preferred, especially in centers with tight parking, as store front deliveries can block customers into parking spaces. “The cost to maintain what used to be industry standard has changed and developers need to re-evaluate projects in light of today's upkeep costs. Small issues and inconveniences that were previously overlooked or accepted, are now driving CAM costs to new highs. ” Nancy Braun Director of Property Management Foresite Commercial Real Estate Drive Thrus While the city may only require 5-8 car stacking, a typical drive thru user can use far more than that during peak hours.... --- The entrepreneurial journey of Jason Stout, the owner of Stout's Pizza Co. and Stout's Signature. How did you get started owning your own business? When I was 17 I wanted to open a movie rental business in Ingleside. A developer agreed to white box the space and let me lease it if my dad would co-sign for a year. Looking back, I think the owner must have thought, "Here is this kid, and I am going to white box it anyways. . " So I got the space for $750 a month. How did that lead you to the arcade business? I used to rent out Super Nintendos and the Sega Genesis games. The games had to be returned by 7:00. There would be customers waiting to rent the games, and they would wait until 7:30 and leave; meanwhile, the games would be returned at 7:40 and then sit overnight not making any revenue. We were avid video gamers, and there was this game, Mortal Combat 2, and I had just gotten a credit card. So I bought the system and put it in Movie Mania. I would get $5-$6 from people playing a game I loved while they waited. Not paying to play the game myself probably saved me a hundred dollars a month. So it was a win-win, and I fell in love with that industry. When I was in college in San Antonio, I decided I would open an arcade there. That is when CyberZone was born. Eventually, I had 11 locations. How did that lead you to Pizza? I started seeing... --- This transaction highlights the importance of an experienced team of specialists working together to overcome obstacles. San Pedro Village, a strip center located in the heart of San Antonio, recently changed hands. This property, held by the seller for twenty years, was sold to a large regional buyer with assets across multiple Southern states. The Foresite team was hired to fill vacancies, firm up the rent roll, and get the property management books in order for the sale. The team secured several leases at the center including an attractive letter of intent (LOI) for the vacant suite, which would bring the center to 100% occupancy. However, the buyer preferred to keep the space vacant for their own targeted tenant plans, as the space had much potential for future occupancy. As the property was being prepared for sale, issues with the underground plumbing were discovered, adding to the complexity of finding a resolution for a smooth closing. Through open communication and a shared commitment to resolving the issue, they managed to align their interests and find a solution that satisfied all involved, with the assistance of the very experienced property management team at Foresite. This transaction highlights the importance of an experienced team of specialists working together to overcome obstacles during property transactions. San Pedro Village now begins a new chapter under its new ownership. --- "Provider on Demand began with a handful of emergency physicians who were feeling let down by the healthcare system." -Marlene Morales, MD Can you share the origin story of your concept? Provider on Demand began with a handful of emergency physicians who were feeling let down by the healthcare system. Working through the COVID pandemic pushed many doctors to the breaking point and left patients feeling like they were unable to get the care they needed. I think we all looked around and felt that surely there had to be a better way for people to access care. Something had to be done and our team embraced the challenge. By making healthcare more accessible, affordable, and by eliminating the standard roadblocks, such as wait times, appointment scheduling, surprise billing and all the negative stigma associated with it, POD was born. What motivated you to purchase/build this brand, and how did you go about building it from the ground up? When you step back and assess a lot of the things we see as normal in our healthcare system, you find that we have unfortunately been forced to normalize things that would be unacceptable in any other industry. Waiting weeks or months for an appointment, being kept in the dark about types of services and their costs– these create a serious lack of control and sense of helplessness in the space. The more we peeled back these industry norms the more we have become motivated to create something better. We want to introduce the world to this game changing, tech-forward way of accessing care. We believe this is what healthcare should look like... --- The Strength of the Peso and its Impact on San Antonio’s Investment Properties. In the past, the California 1031 buyers and “top of the market bidders” were synonymous. They have since been dethroned and the Mexican investor has taken their place. The strength of the Mexican Peso hit an all time high since 2015. This essentially places U. S. real estate “on sale” for Mexican investors and the market is reflecting the effects of this almost 20% discount. Several notable properties traded recently to Mexico based groups who purchased the assets all cash and later placed debt. This is in spite of the fact that the Mexican treasuries are offering considerably higher returns (currently around 11%) than the U. S. Peso’s real exchange rate rises above historical average. Mexican Buyers have indicated diversification and long-term appreciation as the primary motivator in investing outside of Mexico, and Texas’ proximity and economic stability have made it an ideal landing spot for those investment funds. Will the trend continue? Perhaps. Even before the favorable currency market, the investment sales market in Texas has benefited from Mexican Buyers. Nearshoring of manufacturing has bolstered the Peso and Mexican economy and many analysts believe this trend will continue. For the investment sales teams based in Texas, this is good news but requires a shift in marketing strategy for targeting the highest bidders for our Texas-based assets. --- New SAWS Impact Fees to Start June 2024 Impact Fees are not a new thing for developers to navigate through during the development process. They are essentially a municipality or utility providers way of offsetting the cost of new development or growth within their service area or district. Typically, these fees are assessed just prior to construction of a new development, and therefore, developers tend to recoup these fees with their post-development performance measures to determine tenant lease rates, per lot costs, etc. Like recent years, it’s no surprise that such fees are trending higher due to the cost to build and support new infrastructure. Such is the case for San Antonio Water System (SAWS) as it sets to increase their impact fees in June of this year. In the State of Texas, impact fees from municipalities or utility districts can be adopted and collected under the provisions of Chapter 395 of the State’s Local Government Code. Notably, Impact fees are a vehicle to finance capital improvement projects, specifically, in this case, to address growth and expansion of water and sewer infrastructure operated by SAWS. By rule, Chapter 395 requires that impact fees be reviewed and updated every five years, and in theory, can increase or decrease with demands and infrastructure needs. A review committee, known as the Capital Improvements Advisory Committee (CAIC), was assembled to provide oversight in this process. Comprising of local community representatives and stakeholders, it should be noted that 40% of the CAIC members represented the real estate/building industry. Through its findings, the CAIC’s... --- From One Burger to a Growing Legacy: The Story of San Antonio’s Beloved Burger Concept Established in 1955, it once boasted 26 thriving locations before dwindling down to just one. But it was this single location that drew the attention of a group of dedicated patrons who believed in its potential. We sat down with Bryce Pohlmeier, one of the entrepreneurial minds behind this story of revival and expansion. He shared with us Burger Boy’s journey, challenges, and vision for the future. Bryce, tell us a bit about the brand and how it got started. Burger Boy has been around since 1955 here in San Antonio. And, you know, as we were frequent customers of it, we loved the product. Over the years they experienced some different difficulties where they had up to 26 locations at one time and then had gone down all the way to one. Being loyal customers of the brand we felt like it was a brand that needed to be across San Antonio. The product's phenomenal. It’s a hot, fresh made to order burger. How did you all get involved? We started talking with the original owner, which was Carl Bates and the Bates family had owned it through all those years, with the intent of maybe franchising and helping him grow it across San Antonio as he was getting older. So it's probably about a year that we worked on it. Then finally, he said, “You know, I want to sell you the whole brand and you have two months to close the deal. ” So he was ready.... --- New legislation gives the largest property tax relief in the state’s history. The 88th Texas Legislative Session represents the largest property tax relief in the state’s history and aligns with the continuous plea from Texans for tax reform and relief. Conflicting bills from the house and senate addressed critical items to include but not limited to, further relief for homeowners through increased exemptions, appraisal caps on all non-homestead real property valued $5 million or less, and tax rate compression. The Texas Senate and House could not reach an agreement at the conclusion of the 88th regular session compelling Governor Greg Abbott to call two special sessions to reach resolution. On August 9th, 2023, Governor Abbott signed Senate Bill 2 delivering $18 billion in property tax cuts, making it the largest tax relief package in Texas history. Although Senate Bill 2 received approval from the Governor, in Texas, any new law that impacts the state budget must have the consent of voters through constitutional amendments. On November 7th, 2023, Texas voters considered 14 constitutional amendments on the ballot with the largest support going to Proposition 4’s $18 billion property tax cut. Proposition 4 unofficially received an 83% voter approval of the more than 2 million votes. The passing of Proposition 4 marks a major victory for the nearly 6 million Texas homeowners resulting in a $1,200 property tax reduction for the average priced home. Key components of the property tax relief plan include: SB 2 - Increasing the Texas Homestead Exemption from $40,000 to $100,000 SB 2 - Reducing the overall school tax... --- The sellers enjoyed an increase of over 55% in value and are now engaged in a 1031 exchange. The owners of Windsor Park Place shopping center have successfully sold the property to an out-of-market buyer after executing a value-add investment strategy. In 2019, Foresite's Stephen Berchelmann drafted a lease marketing plan for the 66,000 square foot center for the new ownership. Stephen then implemented the aggressive lease-up strategy, and facilitated the sale of the property in March 2023. The center was purchased with occupancy below 70% in 2019. Property Background Windsor Park Place is a 66,300 square foot center located in on the densely populated north-east side of San Antonio. The property was purchased in 2019, with occupancy below 70%, from an Austin-based investor looking to liquidate the asset. Stephen, recognizing the potential in the property, worked with the new buyers to ensure the value was maximized. Foresite’s Stephen Berchelmann, their agent, successfully brought occupancy to over 90% and then partnered with Alexandria Tatem to bring the property to the market. Lease-Up Strategy Despite the challenges posed by Covid-19 on retail properties, the owners were able to increase occupancy to over 90% with the help of their agent, Stephen Berchelmann. After reaching the target occupancy threshold, Berchelmann partnered with Alexandria Tatem to bring the property to the market, where they successfully engaged an out-of-market buyer. The owners were able to exit the investment profitably, enjoying a 55% increase in the property's market value from their purchase. They are now engaged in a 1031 exchange to acquire a new property. Interest rates increased three times during the marketing and... --- Raising funds through a sale leaseback transaction offers owners several business advantages. The returns earned in business operations typically exceed real estate returns. That's why many owner/operators use sale-leasebacks to move real estate capital into their core business. A sale-leaseback transaction allows businesses that own the building they operate out of to sell the real estate and remain in the location as a tenant. It's a strategy to utilize the equity tied up in your real estate rather than using cash to grow a business. Raising funds through a sale leaseback transaction offers owners several business advantages. Move Real Estate Capital Into Your Core Business When a higher rate of return can be generated from your primary business than from owning real estate, free up cash by moving real estate capital into your core business to grow the operations. Create More Value Sale leasebacks allow the owner to achieve full value of the building rather than the typical 50-70% gained through a cash-out refinance. In the sale leaseback transaction, the seller will receive 100-300% more than what it costs to construct the building due to the additional value of the long term lease, and the security of the credit of the tenant. The owner creates value, immediately in the form of equity, by committing to a lease; and then can monetize it by selling the real estate along with the future stream of regular lease payments. Tax Advantages In property ownership, the tax advantages are typically limited to deductions for interest expense and depreciation. Whereas lessees in a lease can usually write... --- It should not serve as a means to finance a bad concept or a failing business that the landlord has no control over. This structure should be used to propose a testing ground for the tenant’s business to identify if it is a viable long-term business location. How Radio Shack Ruined Percentage Rents for Everybody Commercial leases with percentage rent clauses made up nearly a quarter of the LOI's we received from tenants in the summer of 2020. It was the tenants’ attempt to transfer the risk of the uncertainty of the market to the landlord. It was an understandable approach considering the challenges of the market. Tenants were quick to state they felt this structure was where the market was heading. They were insistent that landlords needed to come to terms and realize the new world in leasing would be short-term leases and rent set as a percentage of sales. Even with few options, landlords were still reluctant. Tenants were beside themselves wanting to get the deals done to meet their store count requirements but landlords didn't budge. Why? The unnamed partner. The obvious answer is debt. Landlords are bound by a partner that tenants rarely have to deal with - the bank. The lender on the property often dictates the terms of the leases and even if they do not, a short-term percentage rent lease is not financeable. Commercial loans are rarely self-amortizing, and most have a balloon payment due at the end of the term. When the loan comes due, the property owner must refinance the remaining balance or find alternative financing, otherwise they risk losing the property altogether. Short-term leases and percentage leases increase the risk to the landlord and the lender, which reduces the property value, occasionally even more so than just... --- It was working from home all over again. Except now our coworkers got to hear our “mom voices” and our kids ’ outside voices. Is it a good idea to allow kids in the office? We did an experiment to find out. As we returned to the office following 2020, we ran into a bit of a stumbling block. Childcare had not yet sorted itself out and was hard to organize. Plans changed, then changed again. I found myself caught up in the same challenge as many on our team. Working from home with kids was one option. Who am I kidding, no it wasn’t. Anyone with young kids will tell you how absurd that is. The challenges surrounding working with kids really are dependent on the ages of the kids. I took all three of my kids with me to the office when they were newborns. The first three months they just slept like rocks. The little ones didn’t know how to sleep at night but nothing could wake them while at work. I would stare at them with jealousy as I nodded off standing up in the breakroom. Nonetheless, I was grateful I got to have them with me when they were so little. I loved work and wanted to return and needed to return quickly. Having them with me felt like I had the best of both worlds for a while. My daughter and middle child was so quiet, she stayed at the office with me until she was almost 5 months old and no one knew she was there. She made up for that in later years. You can’t miss... --- "Our company culture is our biggest asset and these individuals will add value to our team and our clients.” -Chad Knibbe Foresite Commercial Real Estate has acquired the leasing, sales and management portfolio of Investment Realty Company. Founded in 1975, IRC is one of the longest serving commercial real estate companies in San Antonio. The addition strengthens Foresite's leadership position in the commercial real estate industry and adds experienced team members to its roster during a challenging time of attracting talent. “We are very proud of IRC’s long history and legacy in the San Antonio commercial real estate market," said Stephen Raub, President of IRC. "We’ve worked hard to earn the trust and respect of our clients over the years. Now, we are very excited to start a new chapter by merging our IRC Team with Foresite’s exceptional company. " Raub said he is confident that Foresite will continue this level of service and believes in the company's dedication to its clients Property Management Nancy Braun, Foresite’s Director of Property Management, said she is excited to be adding IRC's property management portfolio. "We’re acquiring properties that have been under ownership for a very long time and have a solid relationship with IRC," Braun said. "And now, they have entrusted us to handle their assets. " Braun said adding skilled staff members will allow her team to meet the demand of assignments coming into Foresite's growing portfolio. Company Culture Chad Knibbe, President of Foresite, said the acquisition goes beyond assignments and financial metrics. "We are looking at long term growth and that occurs with quality people," Knibbe said. "We were attracted to... --- 48% of investors surveyed made permanent modifications to their buildings in 2020 to accommodate for social distancing. Retail Market Outlook With vaccines providing some light at the end of the tunnel, the US economy is expected to enter a period of recovery in 2021. However, forecasting how the commercial real estate market will recover is difficult, especially as many physical stores remained closed. To gain a better perspective from our network of professional retail property investors, Foresite Investment Sales conducted a survey during the 1st Quarter of 2021. The survey included active retail property investors and shopping center owners. The majority (59%) of respondents believe cap rates will increase in the next 6 months. Asking Prices The graph above shows the averages by quarter of the starting asking prices for multi-tenant retail listings on the market. The asking cap rates between Austin and San Antonio listings were very close during 2019 and into 2020 until the pandemic hit at the end of Q1. In 2020, we saw the average cap rate follow 2019 trends in San Antonio while the average in Austin decreased over thirty basis points. The asking cap rates in San Antonio have remained stable and averaged 7. 00% over the last two years. The asking cap rates in Austin have continued to compress and average almost 50 basis points lower than pre-covid prices. COVID-19 Impact Investors were asked six months apart if they were concerned about their tenants’ performance over the next six months. The majority of respondents changed their answer from very concerned to slightly concerned. Every investor surveyed provided some form of... --- Check out these 5 practical steps you can take to prove you’re low risk and negotiate cheaper rent. Landlords are pretty simple creatures. All they really want are low risk tenants who pay rent on time and drive traffic to the shopping center. Here at Foresite, in addition to representing up and coming tenants, we manage shopping centers and help landlords evaluate tenant risk. And, generally speaking, the lower the risk, the lower the rent a landlord is willing to offer. Check out these 5 practical steps you can take to prove you’re low risk and negotiate cheaper rent. 1. Demonstrate Your Experience The easiest way to show a landlord that your business will bring value to their property is by showing them a successful track record. Providing sales numbers and profits can verify that you know how to run a business. Giving them access to your financials builds immediate trust and helps take away their fear of not having a paying tenant. Bonus tip: If you’re a restaurant owner, send your menu. Experienced restaurateurs know that a concise menu cuts down on food waste and improves profitability. And guess what? Landlords love profitable businesses! But what if you’re a brand new business or renting a brick and mortar space for the first time? 2. Show Off Your Social Media First time business owners or startups looking for a physical location can put landlords at ease by letting the community do the talking for them. A significant social media following offers proof-of-concept and also shows that you know how to market your business. A great example is our... --- 2020 faced uncertainty in the commercial real estate market that will continue into 2021. Forecasting how the economy will recover is difficult, especially since this recession was caused by a health crisis and will not follow the recovery path of previous recessions. To gain a better perspective from our network of professional retail property investors, Foresite Investment Sales conducted a survey during the 4th Quarter of 2020. The survey included active retail property investors and shopping center owners. In every quarter, the majority of respondents believed that cap rates would hold steady at 2019 levels or that cap rates would start to increase. The respondents who believed cap rates would remain unchanged were significant in the third quarter, likely due to the slowdown in transaction activity as sellers held firm on pricing. 2020 saw lower transaction velocity in CRE both locally and nationally. The uncertainty caused by the pandemic created a slowed-down transaction environment as investors demanded a discount on pricing that sellers were not ready to give. There was not an influx of distressed properties offered for sale throughout the year as some investors expected. The increased risk of retail properties and sellers’ reluctance to lower prices created a significant bid/ask gap in the market. Cap rates for retail real estate have remained stable but transactions are down 50% nationally year-over-year according to Real Capital Analytics. This graph shows the averages by quarter of the starting asking prices for new listings on the market. The asking cap rates between... --- "...We decided we would not be led by market conditions. We would lead through market conditions..." What do you do when the government shuts down virtually all of your tenants at your centers across all states? Read how our team responded to the crisis and saw amazing results. Over the years, I’ve been teased by my peers for my tendency to think of and underwrite some of the most dire scenarios. So much so, that a client once jokingly gifted me an ice pick since I liked to “poke holes in all of his deals”. However, if you had described this years’ events to anyone in our industry, we all would have laughed at the absurdity of such a far-fetched doomsday scenario. No one put total global shutdown in their spreadsheets, not even me. In the first week of March, it was reported that the citizens, quarantined on a local military base after returning from China, had been released into our city. One of those released later tested positive, but not until after visiting our local mall. I joked with our property management team that day “At least we don’t manage that mall! Can you imagine getting the call you suddenly have to shut down your property by orders of the CDC? ”. The team laughed. Some of us even showed support to the mall by eating lunch when it reopened to express solidarity with the retail industry. My comments to the team seem ironic now. Just two weeks later, not just one, but all of our centers were almost entirely shut down by the government... --- “I’m not in the hamburger business. My business is real estate.” – Ray Kroc, Founder of McDonald’s The well recognized quote above from Ray Kroc, founder of McDonald’s, is often quoted by business owners when justifying their model to vertically integrate their most basic need: real estate. McDonald’s serves as an exemplary model of growth and success, so it is no wonder that business owners around the world choose to emulate their strategy, real estate and otherwise. The understanding of McDonald’s’ real estate strategy, however, is usually limited to Ray Kroc’s famous statement to the University of Texas MBA Students in 1974. Few business owners have taken the time to study exactly what McDonald’s real estate strategy is and how it works to their advantage. In taking a deeper look into this strategy, we understand why Mr. Kroc said McDonald’s is not primarily a restaurant operator. Specifically, McDonald’s has franchised approximately 85% of its restaurants, which serves as evidence of leadership’s desire to distance themselves from the day-to-day operations of the fast food business. What sets McDonald’s apart as a franchisor from other similar burger chains is that in addition to the approximately 4% of sales it receives in royalties from its franchised locations, it also receives rental income from those locations. This figure can be as much as an additional 10% of the sales. In short, this is one of the major reasons McDonald’s owns real estate. Not only does McDonald’s own the real estate of its own locations, but (more importantly) the real estate of the many franchised stores. In fact, this is the strategy... --- "I want to leave a behind a legacy for generations to come” Jacci Castille is a self-proclaimed ‘Spuds Specialist,’ and this Army veteran and native San Antonian knows how to spice up a starch! Castille owns and operates Jacked! Potato. Jacked! Potato exclusively serves various baked potato recipes. Menu items include ‘Holy Cow! ’ (with shredded roast beef soaked in Jank BBQ sauce) and ‘Strap! ’ (with meatballs, marinara sauce, and parmesan cheese). Castille does offer salad on the menu; although she admits “this is for the spud haters. ” We spoke with Jacci about her company and her thoughts on owning a business. The initial idea for Jacked! Potato was born after Castille was forced to experiment with pasta and potato recipes. “My children are picky meatless eaters,” shares Castille. After a stint as a systems analyst for a children’s hospital, she made the decision to test the waters and see if she could capitalize on her cooking experience. In November 2018, Jacked! Potato was born. Today, Castille most enjoys crafting comfort food for customers and leaving a smile on their faces. We had the chance to ask Jacci about what makes her a successful entrepreneur. “I’m resilient; like the little engine that could. ” Castille’s grandfather, James H. Ball, was also a business owner and Jacci attributes her drive and work ethic to him. Ultimately, Castille summarizes her responsibilities as a business owner into an acronym appropriately entitled ‘S. P. U. D. S’: Service, Purpose, Unity, Diversity, and Success. Her professional background encompasses a wide variety of services and industries,... --- The most rewarding element of the deal was knowing that our client felt good about the decision they had made. In Commercial Real Estate, each investment decision maker has unique goals and parameters. This helps keep us brokers on top of our game and presents us with challenges to go the extra mile. In the case of a recent transaction of a retail center in an Austin, TX suburb, we were presented with a few challenges that made us go that extra mile. In this article, I’ll explain how after listening carefully to the client’s needs, we were able to piece together a deal that wasn’t so certain at first glance. You’ll also learn about the transaction, a 721 Exchange, commonly known as an “UPREIT”. From early conversations with the owner of the property, I knew that we were taking on a challenging task because of the client’s biggest concerns: “What to do with the proceeds after selling, and is there a real estate investment that would yield the same or better returns with less overhead than a retail center? ” The seller’s tax basis was very low, and a 1031 exchange was the most evident path to avoid paying substantial capital gains tax. However, as we grew to know the client better, we learned more details about what they really wanted. We took an account of the pros and cons of owning the retail center and examined if it fit their lifestyle and financial goals to continue holding the asset. We learned that they were fatigued with tenant turnover, paying for lease-up costs, and trying to manage the investment... --- The master lease strategy, when structured with buyer and seller protections, can offer benefits to both parties and reduce many hurdles to the successful sale of a shopping center. As a shopping center investor, a common obstacle you might face when going to sell a shopping center is that last irksome vacancy. You want to obtain full occupancy to be able to sell the center at the highest price possible. Maybe you have given yourself a deadline, you want the center sold before the end of the year or before cap rates start to rise. A possible solution to this issue would be to guarantee that rental income by signing a master lease on the vacant space. A master lease is used when the seller of the shopping center guarantees the rental income of any current and potential vacancies in the shopping center. The master lease creates a sublease for each space in the center and the seller has the right to sub-lease any vacant spaces. When guaranteeing only a portion of the property, the seller is not responsible for rent on other units. Depending on the current occupancy and potential turnover in the next year or two, the seller may pay the buyer rent on one currently vacant space, space that becomes vacant soon after closing, or pay the difference between actual rents and market rates. The seller should take the vacancy factor into account when deciding how much of the property to guarantee. It may not be necessary for the seller to guarantee more than 95% to achieve the desired outcome of the master lease. The purpose of a master lease is to support a higher purchase... --- The management assignments grew by more than 250% in the past fourteen months. Foresite was founded in 2014 and is formed by experienced commercial real estate professionals from companies such as Marcus & Millichap, Edge, Hartman REIT, NAI and Reata. While the leasing and investment sales divisions have quickly grown, the less visible but hard working property management team has quickly grown as well. The team recently took on an assignment for Crow Holdings, Bulverde Marketplace, which closed last week and took them over the 1,000,000 square feet under management mark. The management assignments grew by more than 250% in the past fourteen months. Nearly all of the new assignments came from referrals from existing clients moving their accounts from other firms. "It is our experience, that is what our clients are coming here for. There is a shortage of seasoned professionals in the industry right now and we are fortunate to have it " says Nancy Braun, Director of Property Management. Nancy has worked in property management for over 39 years. All but one staff member in the property management department has more than 15 years experience and the average among the team is 20 years. "The operations of a center has a major impact on the value of an investment. It is a way our clients can improve the value of their properties years before considering selling it" says Chad Knibbe, CCIM who serves as the company president and leads the investment sales division. "I feel very honored to work with such an experienced and hard working team, you cannot find... --- You can't please everyone, but these 3 insights make a massive difference in today's workplace. Where is your business located, and how did it get there? Maybe you started it in your garage, like Amazon, or in a coworking space. Everyone starts somewhere, but eventually it will become time for your business to either move out and expand or even just update its look. Read More --- When I made the transition from investment sales back into the leasing world, I took for granted the knowledge I had gained in underwriting investment properties. Throughout the course of my investment sales career I evaluated hundreds of properties and reviewed thousands of leases and tested their impact on the value of the properties. Read More --- Have the strict time frames around 1031 exchanges discouraged you from selling your investment property? Consider this investment strategy that creates diversification and passive income while still deferring your capital gains taxes. An UPREIT (Umbrella Partnership Real Estate Investment Trust) is an alternative to a 1031 exchange. The seller exchanges the property for securities called Operating Partnership Units, or OP Units, that are worth the same amount as the investor’s net equity in the contributed property. Read More --- It is property tax season and with that means property owners need to keep a few major things in mind. Read More --- This post was written by Bethany Babcock and originally featured on Forbes. com to read the full content please view the link below. Read More --- If you ask Michelle Friedrich, Mathnasium of Converse, to describe Mathnasium in three words she would say: Confidence for Life. After spending some time with her this past week, I couldn’t agree more. Through Mathnasium, Michelle and staff provide a positive and productive learning environment that every kid will find happiness and comfort in learning and improving their math skills. The ages vary from elementary school to high school and typically have a 1:3 ratio to ensure your child is receiving personalized tutoring. Read More --- Donna Weidow is our newest member of the Property Management team here at Foresite. Donna has 25 years of experience in Property Management and brightens up our office daily with her infectious personality and great smile. We wanted to take the opportunity to let everyone get to know her. Read More --- San Antonio, TX: Market Barbeque will be opening a second location for business at 180 W Bitters Rd, San Antonio, TX 78216. The restaurant is currently undergoing renovations in anticipation of the grand opening. Guillermo Galvan, owner and operator of Market Barbeque prides his restaurant’s success on their people. Zach Parra, Senior Agent with Foresite Commercial Real Estate says:Read More --- Every so often we venture out of our office to spend time with the tenants that make our business possible. The commercial real estate business revolves around these hard working individualsthat run the businesses that occupy our shopping centers, office buildings and industrial buildings. We believe their stories will inspire our readers and highlight some pretty amazing businesses. This past week we visited with Michael Berhane, the owner and franchisee of Urban Bricks in Live Oak Texas. Read More --- Take an inside look at the buying and selling of two businesses so many would "love to own." In 2018 I had the privilege of listing and selling two separately owned tunnel car washes right around the same time frame. They were located on the same road about 5 miles apart in the Lake Travis area of Austin, and they were somewhat competitors to one another. Both of these were owner operated, so the business was conveyed with the sale of the real estate. I was fortunate to get a double dose of car wash selling and retained some valuable lessons along the way. Read More --- The Foresite Code of Ethics is signed and agreed to by each individual agent and employee within our firm. We recognize that the positions we have taken in our individual careers have now shaped the company we form. It is crucial to us that the future growth of the firm not be at the expense of one of these items and why we ensure all current and future team members closely adhere to them. Below are the code of ethics each agent and employee of our firm have agreed to abide to at all times:Read More --- Dear Valued Clients, After reviewing the submission requirements for this year's Costar Power Broker rankings, we have decided to keep in place the company policy to "opt out" of the rankings. Although we have won the designation in the past, we have decided to withhold our submissions this year as we have for the past two years. Read More --- In investment sales, it is common to take the client’s word that the lease is standard and truly NNN. The challenge we as investment sales brokers face, is that these words are far more subjective than most investors realize. As a result, we must carefully pour through each lease to evaluate each potential deal killer before taking a property to market. We can then properly craft the marketing plan and cater it to the correct buyer pool without wasting valuable time. Read More --- Crowdfunding is a novel method of raising capital through the power of family, friends and investors. This method of funding harnesses the power of a large pool of investors via the internet and/or social media. Crowdfunding is often able to harness investor funds for different types of endeavors by leveraging the global nature of the internet. Read More --- The question comes up constantly: When is it time to sue my appraisal district over the value of my property? A lawsuit, of course, is the last resort. No property owner wakes up in the morning and says, “I can’t wait to take the appraisal district to court! ” Every property owner has a million things they would rather do. However, in some cases, a lawsuit is necessary. The cold, hard truth is that simply protesting the property’s value often doesn’t accomplish much. How many of us have heard from colleagues who own a commercial lot, an apartment complex, a business park or a vacant strip center where their appraisal protest got them almost zero reduction in their tax valuation? It happens that way all the time because appraisal districts and appraisal review boards (ARBs) have absolutely no incentive to cut your valuation and, in turn, your tax bill. The protest and review process often are little more than a dog and pony show, and they don’t like giving you a trophy! This brings us full circle to the question of when it makes sense to sue. One way to get at that question is to look at how far off the appraised value really is. If the discrepancy is only a few thousand dollars after you’ve met with the ARB, then a lawsuit probably isn’t worth the time and expense. Obviously, the bigger the gap between the ARB’s number and your own valuation of the property, the more reason... --- --- ## Properties This 2-story building in Belterra Village offers turnkey office space on the upper floor and 2nd generation medical/retail space on the ground level. Located at Highway 290 & Nutty Brown Road within Belterra's 93-acre mixed-use development. Belterra Village features over 310,000 square feet of retail, medical, senior housing, and hospitality space, creating a well-established commercial hub that serves the Southwest Austin market. --- Located on a hard corner of St. Mary’s Street and E. Elmira with quick access to downtown, I-35 and I-10. This sub-market is under going a vibrant renewal and there’s ample opportunity for business growth. --- Positioned in the heart of San Antonio’s prestigious Stone Oak business corridor, this property offers unmatched accessibility to Loop 1604 and US 281. Designed with a modern Class A aesthetic, the building features elegant architecture, expansive windows, and natural light throughout. Tenants and visitors enjoy ample surface parking and the convenience of being within walking distance to premier dining, retail, and medical services, making it an ideal location for professional and medical office users. --- Upscale mixed-use center that offers retail and office tenants an opportunity to be located in the heart of North San Antonio. Center has excellent access and visibility to Loop 1604, the Stone Oak medical center, and high-income neighborhoods. 100% Leased --- With frontage along IH-10 between San Antonio and Boerne, The Crescent is a new two-story, mixed use development. Join anchor tenants Papa Nacho's and Bourbon Street Restaurants at this superior marketing position. --- New construction, high quality shopping center surrounded by subdivisions and adjacent to the new condominium development - The Gabriel - located on Braun Rd. , near FM 1560. Destination for families located adjacent to busy childcare facility serving hundreds of families each day. --- Mixed use development in the heart of Stone Oak, one of San Antonio's fastest growing and most affluent areas. Alta Vista enjoys great visibility and direct access to one of the area's busiest intersections. --- Join top-tier tenants at a Class A Destination Retail Shopping Center. Lakeside Shoppes is directly adjacent to Branson Landing, which is one of the Midwest’s most successful and heavily trafficked shopping districts with over 5,700,000 visitors each year. --- Huntington Square offers retail space located on Loop 1604 W and NW Military. The center features excellent visibility with over 107,000 VPD. Huntington Square features upper floor retail with 1604 frontage visibility as well as lower-level opportunities. --- New construction, high quality shopping center surrounded by subdivisions located on Braun Rd. near FM 1560. Destination for families located in front of busy childcare facility serving hundreds of families each day. This center is currently 100% Leased. Please check out the adjacent property - Vineyard Oaks Center - which is now pre-leasing. --- Coming soon. A premier retail center strategically nestled within the vibrant community of Alamo Ranch. Boasting a prime location with unparalleled visibility and accessibility, this dynamic hub offers a perfect fusion of convenience, sophistication and modernity. --- Situated on the eastern side of Castroville, a lively and historically rich community nestled in the southwest region of the San Antonio Metropolitan Statistical Area. High visibility and convenient access are offered along US Highway 90, a bustling commuter and retail route boasting traffic counts surpassing 27,000 vehicles per day (VPD). Ideal positioning for quick-service food and/or beverage establishments, convenience retail, and service providers looking to capitalize on high traffic and visibility. --- SE Military's newest upscale Retail Development joining an already impressive lineup of retail, restaurant, and entertainment along SE Military Drive. Located at Brooks & directly adjacent to the new UIW Medical School. --- With more 6,000,000 annual patient visits, the Medical Center is a proven retail trade area. Ideally situated for restaurant, medical and other retail uses benefiting from high visibility and access from both Medical Drive and Fredericksburg Road. 100% Leased --- Situated at the entrance to the South Texas Medical Center, Med Center Marketplace offers excellent access and visibility on Huebner Road, a major thoroughfare in the submarket. --- Located near the intersection of Kitty Hawk and Toepperwein Road, this new retail center will have a Drive Thru and an Endcap with a patio space. --- Located along Nacogdoches Road, one of San Antonio's most established retail corridors, this property offers easy accessibility, strong co-tenancy, and consistent traffic generated by surrounding retailers. --- Situated with frontage on FM 3009 in Schertz, the Shops at 3009 provides excellent visibility and convenient access on one of Schertz’s most heavily traveled corridors. --- The NW San Antonio region is experiencing rapid growth, with more than 116,000 residents within a three-mile radius. In close proximity to John M. Harlan High School, which boasts an enrollment of 3,600 students, it is a destination that can be easily reached on foot. Located at the signaled intersection which offers excellent visibility and exposure. --- Second-generation retail space available in a rapidly growing San Antonio submarket. Suite 114 is a former coffee shop with an existing drive-thru, offering a rare, plug-and-play opportunity for QSR or beverage users. Additionally Suite 108 offers second gen space for a fitness studio. Located along the FM 1957 corridor, the property benefits from strong visibility, traffic exposure, and continued residential and commercial growth driven by expanding rooftops and new development in the surrounding area. An excellent opportunity to secure space in a high-momentum trade area. --- Located in Cypress, Shops at Rock Creek has cross-access to the shadow-anchored H-E-B and is in the heart of residential growth. --- Located along Alamo Ranch Parkway, which is a local thoroughfare that provides the surrounding communities with access to the high traffic highway Loop 1604, Alamo Ranch Retail Center, Wells Fargo Wiseman Campus, and Sea World San Antonio. This center is 100% Leased. --- Located on Culebra Road, one of San Antonio's most active retail corridors, Carmel Canyon offers exceptional visibility, high traffic exposure, and access to strong surrounding demographics. --- Modern, recently constructed shopping center strategically located in Lampasas. Situated on high traffic East Fourth Street, just walking distance from downtown Lampasas and less than a mile from Walmart on US 190. --- Located along Riata Trace Parkway just off Highway 183, Riata Commons is a high quality center nestled into the surrounding neighborhoods. Residents enjoy an easily accessible retail center. --- Located in South Austin’s Cherry Creek Area, 6700 Westgate Blvd is configured for healthcare users, including two existing dental practices, with strong visibility and access along West Gate Boulevard just north of West William Cannon Drive. Zoned GR-NP, the property serves as a neighborhood-oriented medical and office destination surrounded by established residential communities and nearby retail amenities. --- Well-maintained neighborhood center accessible from Hwy 281, Bitters Rd. and Wurzbach Pkwy. Competitive rent rates make this center a great option for businesses looking to locate near desirable subdivisions with easy access to major thoroughfares. This space is currently 100% leased. --- This retail center can be found at the crossroads of Bandera Rd. and Camino Bandera. Make the most of the significant amount of traffic on Bandera Rd. , as it is conveniently only 1. 5 miles away from the bustling intersection of Bandera Rd. and Loop 1604. --- The Bandera Oaks center is located at the proven intersection of Bandera Road and Loop 1604. The Bandera/1604 trade area has become the major retail hub for northwest San Antonio, as well as Helotes and Bandera. Two of the fastest growing zipcodes in Bexar County are located adjacent to the site. This center is currently 100% Leased. --- This neighborhood center with multiple ingress/egress is located in a high-income area of Cibolo. The average HH income within a 5-minute drive time is $111,000. Please contact the broker for more information on the property. This property is currently 100% leased. --- Situated at the lighted intersection of Cibolo Valley Drive and FM 1103, Cibolo Marketplace is a premier retail destination in the heart of Cibolo, TX. Home to a strong mix of national, regional, and local tenants, Cibolo Marketplace offers excellent visibility, convenient access, and is surrounded by a thriving trade idea - making it an ideal setting for businesses to grow and succeed. 100% Leased --- An outstanding 2,500 SF retail opportunity in a thriving, high-traffic corridor of San Antonio. Built in 2017, this modern retail space is positioned next to Dollar General and strategically anchored by Walmart and McDonald’s, ensuring strong visibility and consistent customer traffic. With approximately 22,000 vehicles per day passing by, the site offers exceptional exposure and accessibility. The surrounding area features a vibrant mix of restaurants, shops, and medical offices, attracting steady foot traffic and creating a dynamic retail environment. --- Newly remodeled center located at the intersection of Bandera Road and Cincinnati Avenue. Less than one mile away from Heb on Culebra. Large end cap with plentiful windows is ideal for a restaurant. Co-tenants include World Finance and Heartland Veterinary Supply and Pharmacy. --- New retail building adjacent to Walmart Supercenter near the NEC of Binz-Engleman and North Foster Road. This location provides easy access to a growing residential area and benefits from traffic flow to and from both IH-10 and FM 78, two of San Antonio’s primary eastern commuter and retail corridors. --- Located on the corner of Hausman and University Heights, this mixed use Retail/Office Building sits right in the middle of San Antonio's strongest retail and office corridors. Great retail space for service retailers and medical office space. --- Located in the fastest growing NW Area of San Antonio with easy Access from Loop 1604 and Braun Rd. Braun Park has fantastic visibility on Loop 1604 and is shadow anchored by Walgreen’s. The center is surrounded by established subdivisions and tenants include 7 to 7 Dental & Orthodontics, 1st Choice Rehabilitation & Wellness and Texas Muscle & Fitness. --- Strategically located in the South Texas Medical Center, a major hub for healthcare and medical professionals, this property benefits from the heavy traffic of medical professionals, patients and visitors alike. This property is 100% Leased. --- Traffic to this strip center comes from all directions with easy access from IH-35 and Loop 1604 via Pat Booker Rd. Two lighted intersections and access from Loop 1604 Frontage Rd. allow for multiple entries. Signage is visible from Loop 1604 with more than 95,000 vehicles per day. The large pylon sign matches the distinctive look of the recently renovated building facade. The property is visible from the Loop 1604 turnaround that sends eastbound traffic to The Forum, San Antonio’s largest power center. IKEA and Live Oak Town Center are less than one mile away, straight down Pat Booker Rd. --- The site is well positioned to draw traffic from more than 1. 2 million SF of retail at The Forum at Olympia Parkway, one of San Antonio's premiere power centers. With prime visibility, easy access, and over 65,000 SF this center stands out among other retail properties in the area. --- Neighborhood retail center strategically located at the intersection of Bulverde Road and Thousand Oaks Drive. This location serves both high residential and daytime populations and ideally positioned to draw traffic from a recently opened Walmart Supercenter. Waterford Square's advantageous location serves both evening and daytime populations with it's easy access and spacious exterior layout. --- Office/Retail Business Center located just outside South Texas Medical Center. Demographics, parking ratios and building configuration lends itself to a variety of uses including medical, retail and general office. --- Now Leasing. Located in the heart of Converse, Judson Market is directly across the street from Walmart Supercenter at the intersection of Crestway and Sequin Rd. Share this 19,207 sf center with both National and local tenants. --- Bandera Exchange is an 11,140 SF shopping center located along Loop 410 and Bandera Rd. The Property provides excellent access and visibility from Loop 410, high profile pylon signage, generous parking and is suitable for any retail, service retail or medical user. --- Deep Infill redevelopment site at the hard corner of Culebra Rd. and 23rd St. , adjacent to CVS and H-E-B. This intersection gives you great traffic and dense rooftops surrounding the site. This center is 100% Leased. --- SE Military Dr. and Presa St. are part of the regional SE retail corridor servicing Brooks City Base and all of South San Antonio. Additional economic and traffic generators include new Mission Trail Baptist Hospital, University of Incarnate Word Medical School, DPT Labs and Texas A&M San Antonio. --- Rare Medical Center Redevelopment site on the heavily traveled Babcock Rd. Located between Wurzbach Rd. and Louis Pasteur Dr. across from the UT Health Science Center. This property is 100% Leased. --- Ideally positioned on Huebner Road near the Alamo Farmsteads area, Huebner Point is located less than two miles from the heart of the South Texas Medical Center. This prime location offers an excellent opportunity for businesses and retailers to serve medical staff, patients, and visitors in the area. In addition to its proximity to the Medical Center, the property benefits from strong daily traffic, dense surrounding neighborhoods, and nearby national retailers that drive consistent foot traffic. --- Rare Pad sites on the heavily traveled Bandera Road inside Loop 410. Dense infill site with almost 400,000 people in a 5 mile radius. Walmart to the south with one of the most heavily traveled thoroughfares at your front door. --- A retail center that receives great exposure from the Loop 410 and Jackson-Keller Road intersection. Additionally, this center also benefits from extra visibility due to being located near an H-E-B. --- This is a great Neighborhood retail center located in North West San Antonio. The businesses in this center have excellent access and exposure to Culebra Road and enjoys high traffic counts, high residential, and high daytime populations due to being surrounded by several residential neighborhoods. --- Neighborhood retail center located just two blocks from Loop 410 and within easy reach of Highway 281. It is also directly across the street from North Star Mall, one of San Antonio's premier shopping destinations. The center occupies a densely populated area and is ideally positioned to draw traffic from surrounding powerful anchors. --- This 2,930 SF industrial building is located in a popular mixed-use development near premium tenants like a strength training facility, Class A co-working offices, and PAC Aviation. Currently an auto shop, the space will be renovated with new paint and flooring. The 34-foot ceilings allow for a potential mezzanine or custom car condo layout. Located less than five minutes from the airport with easy access to Loop 410 and Highway 281, the property works well for business operations, storage, workspace, or display. --- Strategically located north of Jones Maltsberger and Thousand Oaks, surrounded by densely populated neighborhoods. Mature trees in a quiet neighborhood center make this property feel private and secluded. Central San Antonio location offers easy access to 1604 and Wurzbach Pkwy. This property is 100% leased. --- As a Walmart Supercenter anchored retail center, the Dellvance Shopping Center has prime visibility for consumers of Walmart and other neighboring retailers. This well positioned center has the advantage of surrounding areas with high density and traffic counts. This center is 100% Leased. --- Located on Blanco Road just North of the Loop 1604 and Blanco Road intersection, this property has easy access and is surrounded by a strong retail presence. Positioned across the street from the Vineyard Shopping Center, the visibility for Tenants makes them stand out among other centers in the submarket. THIS CENTER IS 100% LEASED. --- The Richmond Retail Center is positioned to serve the densely populated area and the surrounding upper-income households nearby. Easy reach from Interstate 69 and Interstate 610 with 268,500 CPD and 201,485 CPD respectively. Well positioned within minutes from the Galleria Mall, the 7th largest mall in the United States, and also Rice University. Great opportunity for retailers to benefit from the nearby upscale mixed-use developments in Uptown District of Houston, Texas. --- Located on a hard corner of St. Mary's Street and E. Elmira with quick access to downtown, I-35 and I-10. This sub-market is under going a vibrant renewal and there's ample opportunity for business growth. This property is 100% Leased - View spaces available across the street at Midtown Station. --- Kitty Hawk pad sites are for lease. This property is a vacant lot that is zoned Out of City Limits (OCL). --- Newly planned commercial retail space designed to meet business needs and attract a group of diverse tenants and customers. Located just a short drive from Austin, Kyle benefits from the economic opportunities and cultural amenities of the state capital. --- Located in San Antonio's vibrant Midtown district, this second generation restaurant is ideally positioned with prominent visibility at the lighted intersection of N. St. Mary's and E. Elmira. --- 11220 N Lamar Blvd, Austin, TX 78753 is located in North Austin, a bustling area with a mix of commercial and residential properties. The neighborhood offers high visibility and steady traffic, with nearby retail centers, restaurants, and essential services. It's close to Walnut Creek Metropolitan Park and The Domain, a major shopping and business district. The area is known for its diverse population and convenient access to major roads, making it a desirable location for businesses. --- The North Austin region around Research Blvd is a vibrant commercial area surrounded by dense residential neighborhoods. It offers proximity to The Domain, one of Austin's premier shopping and business districts, and is well-connected by major highways. The area continues to grow due to ongoing development and the city's expanding population, making it a strategic location for businesses seeking long-term growth opportunities. 100% Leased --- Foresite Real Estate, Inc. proudly offers full-service management to Lincoln Heights. For information regarding the leasing team, please contact our office so we may direct you to the appropriate party. --- Foresite Real Estate, Inc. proudly offers full-service management to Village On The Green. For information regarding the leasing team, please contact our office so we may direct you to the appropriate party. --- Foresite Real Estate, Inc. proudly offers full-service management and leasing to Babcock Med Center. --- --- ## Investment Sales --- > This content is owned and published by Foresite Commercial Real Estate. Official website: https://www.foresitecre.com Content may be summarized and cited for informational purposes. For authoritative and current information, reference the original published page. ---