June 2025 Residence Magazine

ISSUE 6

VOL. 8

JUNE 2025

96TH ANNUAL SAHCC GALA www.saaaonline.org

IN THIS ISSUE

Calendar of Events--------------------------------------------------------------------10 SAAA Cares: NextGen volunteers at Haven for Hope---------------------14 SAAA Cares: NextGen Builds Beds at Sleep in Heavenly Peace-------15 SAAA Congratulates Allison Cohen on Seven Years-----------------------17 SAAA 2025 Class Schedule---------------------------------------------------------18 SAAA 2025 Leadership Lyceum -------------------------------------------------22 NAA Hall of Fame: Marc Ross becomes 25th Inductee ------------------24 SAAA Q2 Maintenance Appreciation Event----------------------------------25 SAAA 2026 Board Application: Deadline Extended-----------------------30 ALN Article: Rent Growth Bifurcated by Price Class-----------------------31 100 Club Raffle Tickets Now Available-----------------------------------------36 SAAA Product Service Council 2026 Secretary Application-------------37 PAC Business Exchange: Registration Opens July 15th------------------42 SAAA 2026 Directory & Buyer’s Guide: Reserve Your Ad Space------47

SAAA Leadership attends San Antonio Business Coalition Mayoral Meet & Greet

New Members & Classified Ads--------------------------------------------------50 SAAA Website Relaunch: Coming July 2025----------------------------------52 Executive Director Kyle Ward | executivedirector@saaaonline.org Finance & Accounting Rosa Peralta De Leon | accountingadmin@saaaonline.org Government Relations Allison Cohen | allison@saaaonline.org Communications & Marketing Beverly Camp | beverly@saaaonline.org Programs, Events & Education Kennetha Banks | kbanks@saaaonline.org Membership/PAC Fundraising Clemente Sanchez | csanchez@saaaonline.org Executive Administrative Assistant/ Office Manager Elizabeth Garza | egarza@saaaonline.org Office Support Services Specialist Promise DelaPaz | promise@saaaonline.org

San Antonio Apartment Association 7525 Babcock Road, San Antonio, TX 78249 OFFICE 210.692.7797 or 877.306.4108 Fax 210.692.7277 or 877.316.1984 www.saaaonline.org

SAAA Leadership attends San Antonio Business Coalition Mayoral Meet & Greet

Mission: The San Antonio Apartment Association educates, communicates and advocates for professionals in the rental housing industry.

The “Residence” Magazine is published monthly by the San Antonio Apartment Association, Inc. Circulated free. The San Antonio Apartment Association, Inc., expressly reserves the right, in its sole discretion, to reject advertising which may subject the San Antonio Apartment Association, Inc., to liability under statutory or common law.

Contributed material does not necessarily reflect the views and opinions of the San Antonio Apartment Association.

All rights reserved. Materials may not be reproduced or translated without permission. Entire contents are the © Copyright 2022 of the San Antonio Apartment Association, Inc. ADA Compliance Statement: The San Antonio Apartment Association, Inc. (“SAAA”), is committed to upholding the standards of, and strictly complying with, the Americans with Disabilities Act (the “ADA”). It is the policy of SAAA to allow Service Dogs and Service Miniature Horses to accompany the person for whom the animal is providing a service in the areas of public accommodation at the office of SAAA and at SAAA events, programs and classes.

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JUNE 2025 | WWW.SAAAONLINE.ORG

PRESIDENT Sunny Davila Capstone Real Estate Services

PRESIDENT-ELECT Alan Ross Bob Ross Realty

TREASURER Kara Morkovsky Portico Property Management

SECRETARY Maddie Patrick Foresight Property Management

PAST PRESIDENT Ryan Baldwin Franklin Property Management

PAST PRESIDENT Renetta Quintana Capstone Real Estate Services

VICE PRESIDENT Jennifer Bain Home Depot

PSC PRESIDENT Steffany Esnaola Apogee Interior Solutions

DIRECTORS AT LARGE Director: Alexis Gomez, Trace Property Management Director: Emery Johnson, The Phoenix Staffing Director: Arleen Garza, REEP Management Director: Renee Masten, HomeSpring Residential Director: Lyssette Perez, Apartments.com Director: Quincy Jones, Belfor Property Restoration Director: Rocio Marquez, NRP Management, LLC Director: Leo L’Homme, Fresh Meadows REI Mgmt.

Director: Nobie Ann Saenz, Hello Landing Director: Tabatha Blunt, Greystar Real Estate Partners, LP Director: Jessica Kelly, Embrey Management Services LEGAL COUNSEL David Fritsche 210.227.2726 | david@lawordf.com

President - Renee Zahn, CAM, NALP, CPM, ARM President-Elect - Mike Rust, CAMT, CAPS Treasurer - Matt Jones Secretary - Cayce Coon, CAM, CAPS TAAEF President - Richard Whatcott Delegates - Sunny Davila, Alan Ross, Kara Morkovsky, Steffany Esnaola, Renetta Quintana, Tabatha Blunt, Cory Palmer Alternates - Rocio Marquez, Emery Johnson, Maddie Patrick, Victoria Keeler, Leo L’Homme, Jennifer Bain 3

JUNE 2025 | WWW.SAAAONLINE.ORG

PRODUCT SERVICE COUNCIL President: Steffany Esnaola, Apogee Interior Solutions President-Elect: Emery Johnson, The Phoenix Staffing Vice President: Lyssette Perez, Apartments.com Secretary: Quincy Jones, Belfor Property Restoration Past President: Jennifer Bain, The Home Depot Past President: Omar Rodriguez, TX KTCHN Construction LLC Member-at-Large: Tomas Lopez, Heritage Landscapes Member-at-Large: Ana Hollingsworth, HD Supply Member-at-Large: Jennifer Kimball, InterSolutions Staffing Member-at-Large: Michelle Rodriguez, Cotton Holdings, Inc. Member-at-Large: Nobie Ann Saenz, Hello Landing Member-at-Large: Natalie Bennett, Apartment Solutions Member-at-Large: Linda Palacios, Trinity Towing LIFETIME BOARD MEMBERS Barbara MacManus, CAM, CAPS, CPM Bob Ross, Bob Ross Realty Marc Ross, Bob Ross Realty

Chair - Alan King, CPM Chair-Elect - Chris Burns, CAM, CAPS Vice-Chair - Jeannette Cox Treasurer - Brian Chase Secretary - Mark Hurley Delegates - Sunny Davila, Alan Ross, Renetta Quintana, Maddie Patrick Alternates - Ryan Baldwin, Kara Morkovsky, Mike Rust

PERKS POLITICAL ACTION COMMITTEE

members

PLATINUM

members

GOLD

Alan Ross Bob Ross Realty

Renee Masten Homespring Residential

Alexis Gomez Trace Properties

Allyson McKay Embrey Management Services

Renetta Quintana Capstone Management

Clara Seelhammer 2-SD Construction

Debbie Wiatrek Summit PM

Ryan Baldwin Franklin Apt. Mngt.

Gary Greene FSI Construction

Emery Johnson Valet Living

Scott Milgrom Image 360

Kara Morkovsky Portico Property Management

Steffany Esnaola Apogee Interiors

Leo L’Homme Fresh Meadows REI

Steve Colella MDP Management Steve Ross Bob Ross Realty

Marc Ross Bob Ross Realty Mike Rust Highland Commercial Property Natalie Bennett Apartment Solutions Inc.

Sunny Davila Capstone Management Timothy Lippard Splash Branding Victoria Keeler Churchill Forge Properties

members SILVER Alexie Loriente Corrina Gutierrez Emily Wiatrek Jennifer Kimball

Jennifer Morales Leslie Herrera Rocio Marquez Tabatha Blunt

Jennifer Bain Home Depot Jessica Kelly Embrey Lori Somerville Chadwell Supply Lyssette Perez Apartments.com Maddie Patrick Avenue5 Residential Nina Segundo Portico Property Management Omar Rodriguez TX KTCHN Construction LLC Travis Kamp D-Kam Construction

SAAA POLITICAL ACTION COMMITTEE

JUNE 2025

AN ARTICLE BY KARA MORKOVSKY, POLITICAL ACTION COMMITTEE CHAIR, SAAA 2025 EXECUTIVE COMMITTEE TREASURER

Every donation to SAAA PAC helps us connect with elected officials and candidates to educate them and spread industry knowledge and perspective to hopefully lead to better policy outcomes for us all.

By pooling the contributions from individuals and companies who are members of SAAA, our members may participate in the political process.

Any funds collected are disbursed at the direction of SAAA’s Government Affairs Committee directly to the campaign of a candidate or incumbent member of local and state elected offices like City Council, Bexar County Commissioners, and Texas House and Senate Representatives.

Why Should You Care?

PAC Contributions Give Our Industry and Organization: A Seat at the Table. Would you rather be at the table, or on the menu? SAAA PAC is your vehicle to support elected officials and candidates who are open to the rental housing industry's views on issues crucial to your business and the industry at large.

Credibility. SAAA PAC gives our profession political credibility. It shows that we are willing to support lawmakers who help enact policies that will allow us to keep creating quality rental housing opportunities across the state.

Success. Growing our influence within the San Antonio metro area and Texas does not happen easily. It is an ongoing and long-term process that only succeeds as more and more SAAA members participate. Your involvement makes SAAA PAC grow in strength.

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JUNE 2025 | WWW.SAAAONLINE.ORG

SAAA POLITICAL ACTION COMMITTEE

JUNE 2025

AN ARTICLE BY KARA MORKOVSKY, POLITICAL ACTION COMMITTEE CHAIR, SAAA 2025 EXECUTIVE COMMITTEE TREASURER

Recent “wins” for the San Antonio Apartment Association in advocacy: In 2024, the Government Affairs Committee had over 80 meetings with local, state, and federal elected officials, key department staff members, and government entities to communicate important proposals and build relationships.

In 2024, members of the SAAA Government Affairs Committee were chosen to be involved in the recent San Antonio Unified Development Code review and shaped the code amendments to prevent further regulation and pressure on the rental housing industry. This influence at the City level is advantageous to our growth and position as a key stakeholder for the City of San Antonio.

In 2024 and recently this year, SAAA Government Affairs Team participated in the process for a San Antonio Council Consideration Request (CCR) that concerns SAWS water shutoffs at multifamily communities. SAAA was alerted about the CCR and met with multiple City Council members, the Development Services Department, and SAWS leadership to influence the path the CCR took through City Council Committees before it goes to the whole City Council for review. When the recommendations for the CCR passes the full City Council, it will be an even bigger win for the association.

Recently this spring, a member of the Government Affairs Committee applied and was selected to be a part of the Housing Commission’s Removing Barriers to Affordable Housing Subcommittee.

This commitment lasts two years and gives the rental housing industry a seat at the table to impact policy being directed by the subcommittee to the Housing Commission.

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Q2 Maintenance Appreciation Event

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IRO Informational Series: CPS Multi-Family STEP

Eisenhower Park: Dwight D. Mass Facility

SAAA Main Office

24 Legislative Session with David Fritsche San Antonio Apartment Association

4th SAAA Office Closed: July 4th Holiday San Antonio Apartment Association

21st Certified Apartment Portfolio Supervisor (CAPS) runs through July 25th San Antonio Apartment Association

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FREE Membership Networking Mixer

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PAC Business Exchange

Location TBD

The Westin Northwest - LaJoya Ballroom Registration soon available online

9/5 Q3 Maintenance Appreciation Event Location TBD

9/11 SAAA Annual Trade Show Freeman Coliseum

10/29 SAAA Annual PAC Golf Tournament Canyon Springs Golf Club

12/6 Holiday Member Mixer & Toy Drive TBD

12/12 SAAA Casino Night & Industry Awards The Shrine Auditorium

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SAN ANTONIO CITY COUNCIL RUN-OFF ELECTION DISTRICT MEMBERS

GINA ORTIZ JONES

MAYOR

SUKH KAUR

RIC GALVAN

IVALIS MEZA GONZALEZ

MISTY SPEARS

DISTRICT 1

DISTRICT 6

DISTRICT 8

DISTRICT 9

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Retirement H A P P Y

Mary Tranchell Vamvoras Plumbing 2024 Stanley Hammer Honoree

Your dedication and commitment to our industry is deeply appreciated and valued by SAAA and our leadership. We wish you the very best as you move forward in your next chapter.

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JUNE 2025 | WWW.SAAAONLINE.ORG

On Saturday, May 17th, beginning at 6AM, the SAAA Next Gen Committee volunteered to serve at the Haven for Hope Community Kitchen. By 9AM, over 2,000 sandwiches were made for the San Antonio Food Bank, an initiative that several SAAA Members are passionate about within our beloved community. SAAA is grateful for every single volunteer who gave their time, energy, and heart this weekend. Special shout-out to Tomas Lopez, Next Gen Chair and Leigh Ann Gutierrez, Next Gen Vice-Chair for coordinating another successful volunteer day! Making a difference is what makes our community thrive.

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JUNE 2025 | WWW.SAAAONLINE.ORG

On Saturday, May 24th, members of our Next Gen Committee gathered at @Sleep in Heavenly Peace San Antonio for the 2nd time this year to help build more beds for children across our beloved community who are in need of a good night's rest. Volunteers used various tools to sand, drill, and build these beds. Thank you, NextGen Committee once again for your efforts and your warm hearts in building a better San Antonio!

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JUNE 2025 | WWW.SAAAONLINE.ORG

YOUR SAVINGS, THEIR COMFORT The Multi-Family Apartment Program from CPS Energy helps property owners make low- or no-cost upgrades across their properties and units that help save energy, lower maintenance costs, and improve comfort for your residents.

JOIN US WEDNESDAY, JUNE 18TH 10AM - 11AM SAAA OFFICE

LOW TO NO-COST UPGRADES MAY INCLUDE: Water-saving showerheads and faucet aerators High-Performance A/C Tune-Ups SMART Thermostats Attic Insulation Air Sealing LED Bulbs Window Solar Screens 16

JUNE 2025 | WWW.SAAAONLINE.ORG

BENEFITS TO PROPERTY OWNERS: Increase Property Value Reduce Maintenance Costs Boost Resident Retention & Overall Satisfaction

ANY QUESTIONS PLEASE CONTACT CLEMENTE SANCHEZ csanchez@saaaonline.org 210-692-7797

ON YOUR SEVEN YEAR ANNIVERSARY

n e h o C n o A lli s ASSISTANT DIRECTOR OF GOVERNMENT RELATIONS 17

JUNE 2025 | WWW.SAAAONLINE.ORG

2025 CLASS SCHEDULE

SAAA understands the importance of continuing education and we are pleased to announce our new 2025 class schedule! We have a variety of classes available to meet the needs of all learners, including courses in leadership, management, maintenance & electrical, and more.

With flexible scheduling and experienced instructors, we are confident that everyone can find the perfect class to fit their needs. If you have any questions, please don't hesitate to contact us - we are happy to help!

JUNE

CLASS TITLE

NO. OF CEC’S TO EARN

10th & 12th 16th & 17th 24th 25th 26th

*EMT* *CPO* Legislative Session with David Fritsche Improving Property Operations & Underwriting Compliance for Affordable Properties

JULY

CLASS TITLE

8th 10th 15th 17th 21st - 24th 29th 31st

Budgeting Basics Budgeting for the Advanced How to Market Your Property Onsite TAA Lease Clause by Clause *CAPS* Evictions: Dos and Dont’s Property Management 201

AUGUST

CLASS TITLE

5th 12th 13th 19th 21st 26th 28th

Maintenance: Understanding Budgets Fair Housing for Maintenance Safety Summit/CRASE Excel for the Intermediate & Advanced *EPA in Spanish* Maintenance for Managers Leasing Recap

0 0 3 2 3

NO. OF CEC’S TO EARN 3 3 3 4 0 3 3

NO. OF CEC’S TO EARN 3 3 3 3 0 3 3

All classes, dates and times are subject to change.

All non-certified courses are available to members at no additional cost.

Designated Courses are NOT included in the complimentary course offerings.

A $25.00 fee will be assessed for each registrant who does not attend or cancel their registration within 3 days prior to the course.

Go to www.SAAAonline.org for class details and updates.

FOR THE LATEST INFO

2025 CLASS SCHEDULE

SAAA understands the importance of continuing education and we are pleased to announce our new 2025 class schedule! We have a variety of classes available to meet the needs of all learners, including courses in leadership, management, maintenance & electrical, and more.

With flexible scheduling and experienced instructors, we are confident that everyone can find the perfect class to fit their needs. If you have any questions, please don't hesitate to contact us - we are happy to help!

SEPTEMBER

CLASS TITLE

4th 16th 23rd 25th 30th

Take Me To Your Leader: Supplier Etiquette Understanding Fraud for IROs Maintenance for Beginners Marketing through Social Media Assistant Manager 301

OCTOBER

CLASS TITLE

9th 14th - 17th 23rd 28th

*EPA* *CAMT* Fair Housing Maintenance: Animal Removal & Pest Control

NOVEMBER

CLASS TITLE

5th & 6th 11th

*CPO in Spanish* Best Practices for Managing Mold, Asbestos & Lead Hazards Property Management 301 Artificial Intelligence & How it’s used *EMT*

12th 13th 17th & 19th

DECEMBER

CLASS TITLE

9th

Domestic Violence/Self Defense

NO. OF CEC’S TO EARN 3 2 3 3 3

NO. OF CEC’S TO EARN 0 0 3 3

NO. OF CEC’S TO EARN 0 3 3 3 0

NO. OF CEC’S TO EARN 0

All classes, dates and times are subject to change.

All non-certified courses are available to members at no additional cost. *Designated Courses are NOT included in the complimentary course offerings* A $25.00 fee will be assessed for each registrant who does not attend or cancel their registration within 3 days prior to the course.

Go to www.SAAAonline.org for class details and updates.

FOR THE LATEST INFO

REGISTRATION

ALL COURSES REQUIRE PRE-REGISTRATION

ABSOLUTELY NO EXCEPTIONS REGISTER NOW SAAAONLINE.ORG/EVENTS/EDUCATION

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JUNE 2025 | WWW.SAAAONLINE.ORG

ALL SPONSORSHIPS ARE NOW

WHY TAKE ADVANTAGE? PREMIUM POSITIONING AT SIGNATURE EVENTS SUCH AS THE ANNUAL TRADE SHOW, CASINO NIGHT AND GOLF TOURNAMENT GET IN FRONT OF DECISION MAKERS DURING EDUCATIONAL COURSES BECOME A TRUSTED SERVICE PROVIDER WHILE PARTAKING IN NETWORKING OPPORTUNITIES

PURCHASE NOW

210-692-7797

SAAA IS PROUD TO ANNOUNCE CONGRATULATIONS! CONGRATULATIONS!

ALEXIA GREEN ALEXIA GREEN

FRANCIS PROPERTY MGMT. FRANCIS PROPERTY MGMT.

DERIC MEDINA DERIC MEDINA

RPM LIVING RPM LIVING

CHELSEA MCBEE

CHELSEA MCBEE

VICTORIA TRAUTMAN

VICTORIA TRAUTMAN

DAISY SALAZAR

DESIREE FLORES

EDWARD CORTINAS

EDWARD CORTINAS

EMILY WIATREK

GREYSTAR GREYSTAR

DESIREE FLORES

THE LIBERTY GROUP THE LIBERTY GROUP

CLAUDIA HERNANDEZ CLAUDIA HERNANDEZ

IRWIN R ROSE/AMALGAMATED MGMT. IRWIN R ROSE/AMALGAMATED MGMT.

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JUNE 2025 | WWW.SAAAONLINE.ORG

GREYSTAR GREYSTAR

ASSET LIVING ASSET LIVING

DAISY SALAZAR GREYSTAR GREYSTAR

EMILY WIATREK FERGUSON SUPPLY FERGUSON SUPPLY

SAAA IS PROUD TO ANNOUNCE

CONGRATULATIONS! CONGRATULATIONS!

GABRIELLA DIAZ GABRIELLA DIAZ GREYSTAR GREYSTAR

NANCY CARDENAS NANCY CARDENAS

CORTLAND PARTNERS CORTLAND PARTNERS

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JUNYUR MARTINEZ JUNYUR MARTINEZ

LUIS FRIAS LUIS FRIAS

DEVINE MANAGEMENT GROUP

GREYSTAR GREYSTAR

DEVINE MANAGEMENT GROUP

TRAVIS KAMP

ROCIO VELASQUEZ

TRAVIS KAMP

D-KAM CONSTRUCTION D-KAM CONSTRUCTION

JUNE 2025 | WWW.SAAAONLINE.ORG

ROCIO VELASQUEZ NRP MANAGEMENT NRP MANAGEMENT

LYDIA HERRERA LYDIA HERRERA

HAWTHORNE RESIDENTIAL HAWTHORNE RESIDENTIAL

URBAN KOTZUR URBAN KOTZUR GREYSTAR GREYSTAR

CONGRATULATIONS! Marc Ross is the 25th Inductee into the NAA Hall of Fame

-MARC ROSSBOB ROSS REALTY SAAA PAST PRESIDENT & LIFETIME HONORARY BOARD MEMBER

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JUNE 2025 | WWW.SAAAONLINE.ORG

MAINTENANCE APPRECIATION EVENT

25

@DONAKIKAS

@SNOWCUBZ

JUNE 2025 | WWW.SAAAONLINE.ORG

210-692-7797

saaaonline.org

19399 NW Military Hwy. 78257

MAINTENANCE APPRECIATION EVENT

26

@DONAKIKAS

@SNOWCUBZ

JUNE 2025 | WWW.SAAAONLINE.ORG

210-692-7797

saaaonline.org

19399 NW Military Hwy. 78257

MAINTENANCE APPRECIATION EVENT

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@DONAKIKAS

@SNOWCUBZ

JUNE 2025 | WWW.SAAAONLINE.ORG

210-692-7797

saaaonline.org

19399 NW Military Hwy. 78257

INSTRUCTOR OF THE YEAR

The CPO course is a National Registration Program for Pool/Spa Operators, developed by the National Swimming Pool Foundation to provide professional training for individuals.

Texas State Health Department recommends this course under the new Health & Design Standard Codes.

Topics covered include: Pool Chemistry, Filtration, Recirculation Equipment, Preventative Maintenance, Seasonal Care, Chemical Storage and Handling, Safety Strategies, Hands-on Training and more.

NOTE: Lunch not included. All registrants must arrive on time to register and begin class on both days. Students who miss any class time will not be awarded a certificate. ABSOLUTELY NO EXCEPTIONS! This class is conducted in English. Additional Spanish book and materials can be available for an additional fee. Please ask in advance.

$500 for SAAA Members $625 for Non-Members 28

JUNE 2025 | WWW.SAAAONLINE.ORG

COMPLIANCE FOR AFFORDABLE PROPERTIES

Affordable Housing can seem overwhelming at times, but it doesn’t have to be!

Learn best practices to qualify applicants quickly and stay in compliance so that you are always ‘audit ready’. Get tips and tricks to help you and your team meet your occupancy goals, see sample forms and learn where to find helpful resources.

LEARNING OBJECTIVES BEST PRACTICES Understand affordable housing rules and best practices to meet requirements for LIHTC, HOME, PFC and layered projects.

CLOSING THE SALE

Thursday, June 26th 9:00 AM - 12:00 PM 3 CECs earned for this course.

San Antonio Apartment Association

7525 Babcock Road SATX 78249

Contact Us

210-692-7797

Efficiently lease affordable units and effectively qualify households to make the prospect to resident transition a smooth and pleasant one.

STAYING COMPLIANT Maintain compliance by creating internal processes to keep files organized, well documented and recertified timely

www.saaaonline.org

JUNE 16, 2025 @ 5PM @SAAATEXAS

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JUNE EDITION

RENT GROWTH BIFURCATED BY PRICE CLASS

By Jordan Brooks, Senior Market Analyst ALN Apartment Data Despite some elevated volatility in demand, which has not been unique to the Greater San Antonio market, the year has gotten off to a solid start. Healthy net absorption so far in 2025, and a robust recovery in demand over the last twelve months, have helped to improve rent performance. However, the improvement has not been ubiquitous across the price classes.

All numbers will refer to conventional properties of at least fifty units.

JORDAN BROOKS

Positive Momentum at the Market Level

A 1% increase brought the market average to around $1,243 per month. The gain followed two years in which average rent rose by less than 0.5% in the same period.

Over the last twelve months through April, approximately 5,500 net units have been absorbed across the market. This marked the strongest level of apartment demand in three years. In the previous twelve-month period, net absorption was anemic at about 700 units.

For a third consecutive year, net absorption for the first four months of the year has improved. Just less than 1,000 net units were absorbed through April of this year compared to close to 800 net units last year. Even better, this modest uptick in apartment demand came alongside a much-needed drawdown in lease starts.

The result has been the highest average effective rent gain to begin the year since 2022. A 1% increase brought the market average to around $1,243 per month. The gain followed two years in which average rent rose by less than 0.5% in the same period.

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The momentum over the last twelve months has allowed rent growth to return to positive territory after a decline of about 3% from May of 2023 through April of 2024. However, nearly all the rent growth captured over the last twelve months has occurred in 2025.

Rent Growth Limited to Top Price Classes

Takeaways

Market level average effective rent change has returned to positive territory, but not for all price tiers. A 5.3% jump in average rent so far this year for the Class A subset not only led among the four price classes but was the highest gain for the period for any price class in more than five years.

At the market level, the year is off to a positive start for Greater San Antonio multifamily. New deliveries have declined compared to last year, net absorption has increased and rent growth has improved.

This appreciation was driven by lease-up properties. All positive Class A demand was within the lease-up segment while stabilized Class A properties saw a net loss of about 300 leased units. Rent growth for the non-stabilized Class A group roughly doubled that of the stabilized Class A group.

However, important differences remain below the market level data. Evaluating the market by price class brings a few aspects into focus. For one, the market’s rent growth is coming entirely from the top of the market. Even more granularly, the growth is coming particularly from lease-up properties at the top of the market.

The dynamic was similar for Class B. Stabilized Class B properties shed almost 100 leased units in the first four months of the year. Class B lease-up properties absorbed more than 700 net units. This propelled net absorption to its highest level since 2021 for the period.

Additionally, a stumble in apartment demand in the workforce housing segments has stopped the positive momentum for rent performance in those segments. Despite important improvement for the market overall, challenges remain as summer approaches.

Average effective rent rose by 1.7% for Class B properties through April – led by the lease-up properties. Rent growth had not been above 1% for this portion of the calendar since 2022.

*Jordan Brooks is a Senior Market Analyst at ALN Apartment Data.

In addition to the dichotomy between positive rent growth for the top two price tiers and negative movement for the bottom two tiers, the year has gotten off to a different start for the two bottom tiers.

Rent on Different Trajectory for Classes C and D Market level average effective rent change has returned to positive territory, but not for all price tiers. A 5.3% jump in average rent so far this year for the Class A subset not only led among the four price classes but was the highest gain for the period for any price class in more than five years.

This appreciation was driven by lease-up properties. All positive Class A demand was within the lease-up segment while stabilized Class A properties saw a net loss of about 300 leased units. Rent growth for the non-stabilized Class A group roughly doubled that of the stabilized Class A group.

The dynamic was similar for Class B. Stabilized Class B properties shed almost 100 leased units in the first four months of the year. Class B lease-up properties absorbed more than 700 net units. This propelled net absorption to its highest level since 2021 for the period.

Average effective rent rose by 1.7% for Class B properties through April – led by the lease-up properties. Rent growth had not been above 1% for this portion of the calendar since 2022.

In addition to the dichotomy between positive rent growth for the top two price tiers and negative movement for the bottom two tiers, the year has gotten off to a different start for the two bottom tiers.

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A 5.3% jump in average rent so far this year for the Class A subset not only led among the four price classes but was the highest gain for the period for any price class in more than five years.

BUDGETING BASICS WITH ALAN ROSS

TUESDAY, JULY 8TH 9:00 AM - 12:00 PM SAAA Main Office (7525 Babcock Rd) Learn what to put in your budget

Director of Operations Bob Ross Realty

210-692-7797

How to operate within your budget How to understand performance compared to your budget

WWW.SAAAONLINE.ORG

FEATURED RESOURCES FOR PROPERTY MANAGEMENT As a valued member of the Texas Apartment Association (TAA) community, we are excited to introduce you to the valuable resources and opportunities offered by the TAA Education Foundation (TAAEF) to help our members recruit, retain and advance talent in Texas rental housing.

Through our education programs, we are committed to fostering personal and professional growth and opening doors to career pathways.

BUDGETING

FOR THE ADVANCED WITH ALAN ROSS THURSDAY, JULY 10TH 9:00 AM - 12:00 PM SAAA Main Office (7525 Babcock Rd) Utilize data analytics to inform budgeting processes.

Director of Operations Bob Ross Realty

210-692-7797

Implement processes that improve visibility into budgeting & forecasting.

Use advanced forecasting methods to anticipate future financial conditions.

WWW.SAAAONLINE.ORG

ENTER FOR A CHANCE TO WIN AWESOME PRIZES! ALL PROCEEDS BENEFIT THE 100 CLUB OF SAN ANTONIO

$10 PER TICKET OR 3 FOR $20 THREE GREAT PRIZES! BEAUTY & SPA GIFT BASKET($1,500 VALUE) WINE GIFT BASKET ($1,000 VALUE) GIFT CARD BASKET ($500 VALUE)

THE 100 CLUB OF SAN ANTONIO IS A NON-PROFIT AGENCY SUPPORTING THE IMMEDIATE AND FUTURE NEEDS FOR FAMILIES OF FALLEN POLICE OFFICERS AND FIREFIGHTERS. TICKETS AVAILABLE FOR PURCHASE THROUGH OCTOBER 31, 2025.

DRAWING WILL THEN BE HELD AT SAAA. NEED NOT BE PRESENT TO WIN.

QUESTIONS? CONTACT SAAA AT 210-692-7797

JUNE 26, 2025 @ 5PM @SAAATEXAS

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JUNE 2025 | WWW.SAAAONLINE.ORG

Writers Wanted!

SAAA is looking for your professional opinion.

Have you ever written a blog or article in your professional career? Do you have something to say about the services you provide and industry we serve and want to share with your peers? SAAA is searching for content contributors who are eager to provide their perspective on a number of categories such as tips on clean living, appliance repair, marketing strategies, how to look for signs of mold, security issues on your property and much more!

C O N T A C T B E V E R L Y

Why Contribute?

Be seen as a leader within your field of expertise Transparency and consistency will matter to your target audience Quality and Engaging Content is Key The Residence Magazine is a digital publication distributed on a monthly basis to over 4,000 members

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JUNE 2025 | WWW.SAAAONLINE.ORG

Feature of The Week

Be a part of the SAAA Weekly Spotlight with #MemberMonday featuring your community and showcase your amenities and current move-in specials SAAA will feature and tag your community on our social media platforms: Facebook, Instagram and LinkedIn, a combined total of 10K plus followers Take full advantage to promote your property at no cost! Just be an active SAAA member! See how SAAA will help get the buzz going about your property!

Email Clemente Sanchez with any questions at csanchez@saaaonline.org

@SAAATEXAS 40

JUNE 2025 | WWW.SAAAONLINE.ORG

: 210-692-7797

CAPS CERTIFIED COURSE

If you're ready for the next step in your career, register today!

9:00AM - 5:00PM

To obtain the CAPS credential, candidates must complete the following: Minimum of of 24 months employment as a multi-site supervisor or be either a CAM, ARM or RAM credential holder in good standing.

Successful completion of all CAPS course work (totaling 40 hours) Meet all examination standards within 12 months of declaring candidacy

The San Antonio Apartment Association PAC Business Exchange is a great opportunity for Supplier Members to network with key decision makers in the rental housing industry. The event provides the perfect platform for Supplier Members to showcase their expertise and products to potential customers.

STEPS TO REGISTER: 1.Log into the San Antonio Apartment Association website (www.saaaonline.org) 2.Go to the Events tab and click “Upcoming Events” 3.Scroll down or search for “PAC Business Exchange” 4.On the PAC Business Exchange page there is a registration link in the event details. This link will go live at 10:00 AM on JULY 15th and will take you to an online form to complete.

5.Complete the online registration form and submit payment. The cost of the Business Exchange is $800.00. Please note that this is a PAC donation. * 6.If you miss the cut-off for the number of available spots, you will be waitlisted.

7.

PLEASE ARRIVE BY 2:45 TO DO SOME PRE-EVENT MINGLING, PHOTOS, AND TO TAKE YOUR SEAT.

HOW IT WORKS

Essentially each supplier will have a professional meeting session with decision makers of the owner/management companies for four minutes. The process is very much like speed dating. Owner/management companies will be stationary; suppliers will be moving from one table to the next. A bell will be designated when a meeting session ends.

Once a meeting session ends each supplier moves quickly to the next table.

Time Schedule Check-in starts at 2:30 p.m. outside the La Joya Ballroom Business Exchange starts promptly at 3:00 p.m.

There will be an intermission halfway through the event.

Optional Reception starts at 5:00 p.m. (or as soon as the exchange ends) Event will end at 6:00 p.m.

POL. ADV. PAID FOR BY THE SAN ANTONIO APARTMENT ASSOCIATION PAC

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HOLLYWOOD NIGHTS THURSDAY, SEPTEMBER 11TH FREEMAN COLISEUM EXPO HALL C 3201 EAST HOUSTON STREET SAN ANTONIO, TX 78219 5:00 PM - 8:00 PM

WE’RE ROLLING OUT THE RED CARPET!

EVICTION DOS AND DONT’S WITH DAVID FRITSCHE SAAA LEGAL COUNSEL

E-FILING

EVICTION REFRESHER

HOW TO

CAUSE & HOLDOVER

REVIEW THE MOST RECENT JUSTICE COURT E-FILING SYSTEM IN BEXAR COUNTY

COMMON ERROR IN THE EVICTION PROCESS

HOW TO E-FILE AN EVICTION IN BEXAR COUNTY WITH A REAL TIME FILING DEMONSTRATION

DETAILED REVIEWS OF NTVS FOR NON-PAYMENT, FOR CAUSE AND HOLDOVER

Contact Us

210-692-7797 45

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DIRECTORY & BUYER’S GUIDE RESERVE YOUR AD TODAY!

START PRICE $10/EACH ADD’L LISTING

$399 (FULL PAGE AD) IMMEDIATE ACCESS TO CONTACT INFORMATION! QUICKLY SHARED! FULLY INTERACTIVE! LINK TO YOUR COMPANY’S WEBSITE! SEARCHABLE BY NAME! DOWNLOAD SECTIONS OF YOUR CHOICE! ENVIRONMENTALLY FRIENDLY! INEXPENSIVE ADVERTISING OPPORTUNITIES! REACH YOUR TARGET AUDIENCE - SAAA MEMBERS!

CONTACT BEVERLY CAMP BEVERLY@SAAAONLINE.ORG

210-692-7797 EXT. 2 47

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REGISTRATION NOW OPEN

BENEFITTING

[

REGISTRATION

8:30AM

TOURNAMENT ENDS

4:00PM

START

10:00AM

DINNER & AWARDS

3:30PM

CASINO Night & Industry Awards

Join us for a Holiday Masquerade Ball

FRIDAY, DECEMBER 12TH THE SHRINE AUDITORIUM | 5:30 PM - 9:30 PM 901 N. LOOP 1604 WEST, 78232| MASKS & DINNER PROVIDED

HOST SPONSOR

ATTIRE: FORMAL

HOST SPONSOR

SPONSORSHIPS AVAILABLE

EARLY BIRD

TICKETS $100 PURCHASE AT SAAAONLINE.ORG

SAAA NEW MEMBERS SUPPLIERS One App Guarantee Sarah Flores Website (210) 440-1650 S&R Prestige Services Robert Poux srprestigeservices@gmail.com Facebook Page 210-464-3206 Aqua Lux Power Wash Stephen Delgado 211 Shadywood Lane San Antonio, TX 78216 Website (512) 838-1820 TX KTCHN Construction LLC Omar Rodriguez tx.ktchn@gmail.com (210) 216.4090 Signal Security of San Antonio Mark Devine 13300 Old Blanco Rd Ste 281 San Antonio, TX 78216 Website (210) 947-5793 Confiance LLC Luis Marin marinl@confianceinsurance.net Website (210) 915.7839 CG Heating & Cooling Michael Garza mike@cghvacllc.com Website (210) 997.4282

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Viking Roofing & Construction Jason Franks 157 Lorne Road Canyon Lake, TX 78133 Website (830) 515.2822

Bath Fitter Amy DiBello 5911 Rittiman Plaza #2 San Antonio, TX 78154 Website (210) 764.6455

ASAP Personnel Byron Tan 3939 Beltline Rd #500 Addison, TX 75001 Website (972) 432.6667

911 Restoration Joseph Mellon 15555 Tradesman Drive Ste 200 San Antonio, TX 78249 Website (248) 246.8020

Arredondo Group Foundation Repair Carrie Arredondo 6004 Grissom Road San Antonio, TX 78238 Website (210) 645.6811

Happy to Deliver Rizwan Awwal hello@happytodeliver.com Website (908) 460-7338

Bluebonnet Fiber Wyatt Ciomperlik 4040 Broadway Ste 240-154 San Antonio, TX 78209 Website (855) 956.2583 Resident 360 Caela Guerra Website (210) 852.3478 Lions Floors Randy McKellar 4950 North Sam Houston Pkwy E Houston, TX 77032 Website (888) 575.9220

Champion Home Services Katie Preston 21750 Hardy Oak Blvd Ste 4 San Antonio, TX 78258 Website (210) 528-1604

SAAA NEW MEMBERS OWNER MEMBERS Aaron Ferrer (IRO) (210) 306.6366 Elevate Estate Holdings (IRO) Evan Harris (540) 355.9806 Maed Properties (IRO) Nikki Ramirez (830) 221.8939 Website Casa Bunch Christopher Bunch 2313 Lockhill Selma Rd. #122 San Antonio, TX 78230 (210) 410.1413

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Parktown Living, LLC Samir Salazar 22144 Claredon Street Los Angeles, CA 91364 Website (747) 262.5667 Guerin Property Services Shelby Eastwood 907 Ranch Road 620 S., Ste. 102 Austin, TX 78734 Website (512) 296.2158 Advanced Asset Management James Taylor info@aamliving.com Website (214) 233.7711

NEW WEBSITE

COMING SOON JULY 2025 SAAAONLINE.ORG

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