78209 Magazine January 2026

78209 m a g a z i n e

JANUARY 2026

EDITOR’S LETTER

W

elcome to the January edition of 78209 Magazine!

Kicking off the new year, we are excited to bring back our expanded dining feature. Our first eatery on tap is the Growler Exchange. We sat down with the team to get the inside scoop on Growler’s journey from inception to today.

I recently had the pleasure of connecting with Veronica Rouse, the new owner of There and Back Again Books. Veronica’s passion for literature and books, old and new, is near tangible! Exploring the treasure trove of vintage novels tucked away in a warehouse on Broadway is nothing short of magical. I look forward to you reading her story and exploring the shop for yourself. While “on-set” for her photo shoot to accompany the feature by Rudy Arispe, and to capture our January cover photo, Veronica shared a fun newspaper clipping from when she was a young girl. Her love for libraries and books is nothing new! We had such a blast recreating the photo from the newspaper and witnessing her lifelong passion firsthand.

As a visual artist and art lover myself, I so enjoyed visiting with our neighbor this month, Jill Rosenthal, and learning about her own love of art and the pieces in her home collected at AnArte Gallery right here in Alamo Heights. If you haven’t been to the gallery, stop by for a quick gander, or keep an eye out for one of the many pop-up events and exhibition openings happening soon!

May this year bring continued blessings of abundance and joy for you and yours, Salud.

4

78209Magazine.com

CONTRIBUTORS PUBLISHER Las Tres Muchachas EDITOR-IN-CHIEF Taylor Lane Taylor@78209magazine.com DIRECTOR OF SALES & PARTNERSHIPS Dale Lane CHIEF OPERATING OFFICER Kimberly Pipes, PCM®, CDMP

14

ADVERTISING SALES Cindy Jennings Bruce X. Forey WRITERS Rudy Arispe Bruce X. Forey Elizabeth Bobbitt PHOTOGRAPHERS Lynn Yao David Teran For Advertising/Information (210) 236-5834 info@78209magazine.com PUBLISHED BY A Las Tres Muchachas Production Cathleen & Dale Lane 7979 Broadway, Suite 109 San Antonio, Texas 78209 (210) 236-5834 | @78209magazine www.78209magazine.com

Follow us on social media @78209magazine & @78209_magazine (on X)

6

78209Magazine.com

18

22

FEATURES 14 Business Profile:

There and Back Again Books might be Alamo Height’s most hidden gem. For owner Veronica Rouse, the decision to purchase a book store was guided by her childhood dream to live in a library, and stepping into a new chapter of life after a major health scare.

18 Meet Your Neighbor:

Since moving here in 1994, Jill Rosenthal, a former pre-school teacher, and her husband, Bobby, have been a fixture of the Alamo Heights neighborhood and social scene for years, which she jokingly likens to “Mayberry,” the fictitious, small-town community of the popular 1960s-70s TV series starring Andy Griffith.

22 09 Elevated:

Tucked into the heart of Terrell Hills, an elegant single-family home recently underwent a sophisticated interior transformation. The owners sought to honor their home’s classic architectural heritage while drastically improving the functionality and elevating everyday modern living.

TABLE OF CONTENTS

8

In the Loop

26 On the Market 29 Love of Animals 30 Bihl Haus 32 School News 36 Church Directory 37 Police Blotter 39 09 Eats 43 Vintage View

On The Cover This month’s cover, photographed by David Teran, was taken inside There and Back Again Books on Broadway! Holding a copy of The Works of Shakespeare dating back to the 1800s is Veronica Rouse, owner of the shop. With a seemingly endless supply of vintage books and print media to explore inside, we wanted to find a way to capture a cover photo with simple elegance and a little bit of whimsy.

LETTERS TO THE EDITOR / CONNECT To view us online, visit: 78209magazine.com Contact us: info@78209Magazine.com | (210) 236-5834

Find 78209 Magazine at your local grocery and retail locations serving Alamo Heights, Northwood Estates, Oak Park, Terrel Hills, and Olmos Park as well as area Twin Liquors stores and Jim’s Restaurants.

78209 MAGAZINE is published monthly by Las Tres Muchachas Enterprises (Publisher). Reproduction in any manner in whole or part is prohibited without the express written consent of the Publisher. Material contained herein does not necessarily reflect the opinion of the publisher or its staff. 78209 MAGAZINE reserves the right to edit all materials for clarity and space and assumes no responsibility for accuracy, errors or omissions. 78209 MAGAZINE does not knowingly accept false or misleading advertisements or editorial, nor does the Publisher assume responsibility should such advertising or editorial appear. Articles and photographs are welcome and may be submitted to our offices to be used subject to the discretion and review of the Publisher. All real estate advertising is subject to the Federal Fair Housing Act of 1968, which makes it illegal to advertise “any preference limitation or discrimination based on race, color, religion, sex, handicap, familial status or national origin, or an intention to make such preference, limitation or discrimination.” Printed in the U.S.A.

JANUARY 2026 7

IN THE LOOP

McNay Art Museum Celebrates the Joy of Gathering and Human Connection in New Exhibition

Bustling streets and sidewalks, parks alive with play and plazas filled with laughter and music — this is the heartbeat of community life. “Ferias, Parques y Plazas: A Celebration of Public Space” brings together artworks from the McNay Art Museum’s collection and loans from the San Antonio artistic community that capture the energy and vibrancy of public gathering spaces. On view Jan. 8-April 12, 2026, the exhibition invites visitors to reflect on how shared environments foster connection, creativity and collective joy.

The intersection of art, culture, and daily life is demonstrated through more than 15 works of art depicting markets, streetscapes, fairs, folk life, dancing and celebration across a variety of mediums and time periods. “Ferias, Parques y Plazas” explores how generations of artists have recognized the social and cultural value of public spaces and celebrates the enduring power of human connection in public life.

“Throughout the world, and especially in San Antonio, places like parks and markets are corridors of culture and heritage,” said Mia Lopez, the McNay Art Museum’s curator of Latinx art. “‘Ferias, Parques y Plazas’ reveals the rich narratives, creativity and emotion

8

78209Magazine.com

that emerge from public gathering places and celebrates the beauty of shared experience.”

Works featured in the exhibition include Diego Rivera’s 1935 painting “Tehuanas in the Market,” illustrating a public market scene from the Oaxacan city of Tehuantepec on the Pacific Coast.

Howard Cook’s 1932 etching “Taxco Market” was created during the artist’s first trip to Mexico, made possible by a Guggenheim Fellowship. The work was a bequest of Marion Koogler McNay and was part of the founding McNay collection. Another exhibition highlight is “Mis Hijos,” (1956) by Elizabeth Catlett. The linoleum engraving depicts the artist’s three sons celebrating Dia de los Muertos and demonstrates her love for her adopted home of Mexico, where she moved in 1946.

The exhibition also includes works by San Antonio based artist Adriana M. Garcia. Garcia creates murals, outdoor installations, paintings and illustrations

that honor her community’s heritage and histories. Her work is publicly displayed throughout San Antonio and in awardwinning children’s literature.

“San Antonio is known for its vibrant public life, and the McNay Art Museum is proud to play a part in empowering community connection,” said Matthew McLendon, director and CEO of the McNay. “‘Ferias, Parques y Plazas’ embodies not only the energy and creativity of communal settings but also invites visitors to consider how these spaces bring people together and foster a sense of belonging.”

“Ferias, Parques y Plazas: A Celebration of Public Space” is organized by the McNay Art Museum and curated by Mia Lopez, curator of Latinx art. Generous support for the exhibition is provided by the Leadership in Art Museums initiative from the Mellon Foundation, in partnership with Alice L. Walton Foundation, Ford Foundation and Pilot House Philanthropy.

With over 30 years of experience, MALDONADO HAS BEEN PROVIDING EXCELLENCE IN LANDSCAPE DESIGN, INSTALLATION AND MAINTENANCE.

Design-Build-Maintain

mnlsa.com

IN THE LOOP

Congo Falls Opens at the San Antonio Zoo San Antonio Zoo proudly welcomes guests to Congo Falls, a world-class, twoacre immersive habitat that represents a bold new chapter in innovative design, wildlife conservation, education, and exceptional animal care. This extraordinary destination is the world’s tallest, wildest, greatest gorilla experience, and it is officially open for all to explore.

Congo Falls marks the return of gorillas to San Antonio Zoo for the first time in more than 35 years and stands as a historic milestone in the zoo’s legacy. Designed to inspire awe and deepen connections between guests and wildlife, this

groundbreaking habitat sets a new global standard for gorilla care, conservation, and immersive guest experiences.

The habitat features expansive roaming areas, interactive browsing gardens, and naturalistic elements such as waterfalls and climbing structures, all designed to stimulate the gorillas’ natural behaviors and provide guests with multiple vantage points to observe these magnificent animals.

During the construction of Congo Falls, an unexpected historical discovery was made: the excavation unearthed

limestone from the very quarry that supplied stone for the construction of the Alamo over 300 years ago. This finding deepens the connection between the zoo and San Antonio’s rich history.

Congo Falls is more than just a habitat; it’s a testament to the zoo’s commitment to conservation, education, and innovation.

By bringing gorillas back to San Antonio in such a groundbreaking habitat, the zoo offers an unparalleled opportunity for guests to connect with these incredible animals and learn about the efforts to protect them in the wild.

Creative Floral Designs by Helene Relocating to Carousel Court A new chapter is on the horizon for longstanding Alamo Heights flower and gift shop, Creative Floral Designs

by Helene. After a 35+ year run at their previous location on Broadway, owner Janice Baldassari is moving the brick-andmortar location to Carousel Court. During the move, you can still place orders online or via phone. Doors will open at the new location (1856 Nacogdoches) mid-January, with a ribbon cutting celebration slated for February 2026.

10

78209Magazine.com

Thank you 78209 for helping make us the #1 Audi dealership in TEXAS!

Magna Society Elite

Highest Rated Audi Dealership in San Antonio for Sales and Service Satisfaction for 5-Straight Years

Again we are the Highest Google Rated Audi Dealership in San Antonio

Only JD Power Audi Dealer of Excellence in San Antonio for 5-Straight Years

210-960-6000 audinorthpark.com *Based on Dec 2024 YTD Audi of America Sales Report

JANUARY 2026 11

IN THE LOOP

The DoSeum and Children’s Museum of Brownsville Launch “Adventures in the Sky: Amelia’s Journey” A Shared Exhibit Expanding STEM Wonder Across South Texas is now a Permanent Exhibit at The Children’s Museum of Brownsville. Two of Texas’s leading children’s museums, The DoSeum in San Antonio and Children’s Museum of Brownsville (CMB), are proud to announce their collaborative presentation of “Adventures in the Sky: Amelia’s Journey,” a high-energy, familycentered exhibit inspired by the legacy of aviation pioneer, Amelia Earhart, and her historic ties to Brownsville, Texas. The exhibit officially opened to the public at the Children’s Museum of Brownsville during a grand opening celebration on Saturday, November 22nd and is now a permanent exhibit at CMB. A Story of Flight, Courage, and South Texas Possibility “Adventures in the Sky: Amelia’s Journey” invites children to step into the story of flight through hands-on exploration, playful engineering challenges, and immersive environments that connect history to the future of STEM. Inspired

by Amelia Earhart’s fearless spirit and the remarkable chapter of her aviation legacy linked to Brownsville, the exhibit encourages young learners to ask bold questions: How do planes fly? What makes someone a trailblazer? What dreams are possible when science meets courage? Through interactive components designed for early learners through upper elementary ages, families 12

78209Magazine.com

can explore physics, aerodynamics, problem-solving, and perseverance, all anchored in a story that belongs to this region.

The Power of Two Museums, One Shared Mission The DoSeum and the Children’s Museum of Brownsville came together with a simple belief: children thrive when communities invest in curiosity. As exhibit collaborators, the two institutions pooled creative development, educational design support, and operational knowhow to ensure a seamless, high-quality experience for South Texas families.

The partnership strengthens a regional pipeline of learning, making it easier for children to encounter consistent STEMrich experiences whether they visit museums in San Antonio, Brownsville, or anywhere in between.

“When children see their local history reflected in exciting, hands-on experiences, it changes the way they imagine their future,” says Meredith Doby, Chief Creative Officer at The DoSeum. “This collaboration is about building bridges, between cities, between institutions, and most importantly between kids and opportunity.”

“Amelia’s Journey is a love letter to South Texas, the dreamers, the builders, and the next generation of innovators,” says Felipe Peña III, Executive Director of

the Children’s Museum of Brownsville.

“We’re grateful to have the support of the DoSeum, for standing shoulder-toshoulder with us to bring this exhibit to life for our community.”

This partnership reflects a growing movement among cultural and educational institutions to share resources, expertise, and imagination— ensuring children across the region, no matter their ZIP code, can access worldclass learning experiences. By working together to adapt and bring Amelia’s Journey to Brownsville, the DoSeum and CMB are multiplying impact for families throughout South Texas.

A Regional Investment in Families Along with the recent “Boca Chica to Mars” exhibit, the launch of “Adventures in the Sky: Amelia’s Journey” arrives as part of a broader expansion of STEM learning opportunities at CMB, including major new exhibit investments exceeding $1 million.

For families in Deep South Texas, this means more chances to learn together in spaces that are safe, joyful, culturally connected, and designed specifically for children. It also means that local students can experience the kind of interactive science learning that research shows supports long-term academic confidence and interest in STEM careers.

With the world-class LENSAR technology, patients can enjoy a more precise and personalized cataract procedure. Booking now could also help save on surgery by utilizing your insurance deductible and/or flexible savings account before the end of the year. Save $1,000 off LASIK when you call us to schedule your evaluation today.

Scan here for more details:

ADVANCED CATARACT AND LASIK SURGERY WITH THE #1 TEAM OF EYE DOCS IN GREATER SAN ANTONIO

Custom to order arrangements for all occasions.

FOCALPOINTVISION.COM

210.614.3600 MEDICAL CENTER • ALAMO HEIGHTS • SCHERTZ

From the beginning Hand selected gifts

to the end of life,

for all ages.

and everything in between.

1856 Nacogdoches, San Antonio, TX. 78209 210-930-1905 | creativefloraldesignsbyhelene.com | creativehelene@att.net Monday - Saturday 9:30-5:00

BUSINESS PROFILE

“Sometimes, you don’t want to be working or reading at home, and you don’t want to go to a coffee shop, so our bookstore can be a third option for you to come sit and read or work remotely,”

BUSINESS PROFILE

Rediscover Used and Vintage Books at THERE AND BACK AGAIN BOOKS

By Rudy Arispe | Photography by David Teran

A

s a child growing up in Victoria, Texas, Veronica Rouse loved the touch of the pages and the smell of books she plucked from the shelves of the public library, although there were few in her home.

“Books were a luxury to own,” Rouse recalled. “But my mom would take me to the library, and that’s where my love for books began. My dream was to live in a library, and it was where I had my first job when I was 16.”

Although today she doesn’t live in a library, Rouse is doing the next best thing as owner of There and Back Again Books, a small but cozy bookstore that sells used and vintage books of all genres. She purchased the collection from the previous owner in June and has been adding her personal touch to the 1,700-squarefoot space off Broadway. She invites you to step inside and explore the thousands of books waiting to have their pages turned.

“My goal is to love each and every one of them and find the right owner to take them home,” she said.

Before you head over, Rouse wants you to know that it’s a little tricky to reach the bookstore. She advises customers to enter on Crownhill at the corner of Broadway and Loop 410, and then proceed to the location adjacent to the Crownhill Office Building.

Once inside, you’ll see hundreds of books ranging from fiction and non-fiction, the classics, Texas history, Civil War, art, cookbooks, gardening, and science fiction, as well as novels in Spanish, Russian encyclopedias, and three volumes of the works of Shakespeare dating from the late 1800s. Most books are priced at no more than $8, Rouse said, although some rare and hard-to-find books can cost as much as $300-$500.

“There’s about 20 boxes of books in the loft that I haven’t even sorted yet,” Rouse said, adding that she

JANUARY 2026 15

BUSINESS PROFILE

plans to turn the loft into a reading room.

Her decision to buy the bookstore happened after a major health crisis in 2024, leaving her life in danger and leading her to be hospitalized twice. “When I was in the hospital, I told myself that if I get out, I’m not wasting my life on things that don’t bring me joy, peace, or goodness.”

After being discharged, she started pursuing her dream of owning a bookstore.

Since opening, Rouse has been enjoying connecting with customers, who include parents with infants all the way to retired military. “It’s an honor to welcome such a wide range of customers into the space and learn their own stories,” she said. “It is such a balm to the heart and proves that having a ‘third place’ in the community is much needed.”

She also hosts a monthly book club, as well as game nights, craft workshops, and more.

There and Back Again Books, 8418 Broadway, Suite 124, is open from 11 a.m. to 3 p.m. Fridays and 11 a.m. to 4 p.m. Saturdays or by private appointment.

16

78209Magazine.com

A creative place to learn and grow.

OUR CLASSROOMS USE T h e C r e a t i v e C u r r i c u l u m AS A FOUNDATION TO INCORPORATE THESE 10 AREAS OF DEVELOPMENT AND LEARNING:

SOCIAL-EMOTIONAL PHYSICAL LANGUAGE COGNITIVE LITERACY MATHEMATICS SCIENCE & TECHNOLOGY SOCIAL STUDIES THE ARTS RECEPTIVE & EXPRESSIVE LANGUAGE

FOR MORE INFO, VISIT: A H U M C .O R G / WD S

MEET YOUR NEIGHBORS

By Rudy Arispe | Photography by Lynn Yao

MEET YOUR NEIGHBORS

JILL ROSENTHAL

By Rudy Arispe | Photography by Lynn Yao

F

or the past eight months, Jill Rosenthal has been working on developing a mean upper cut and a wicked jab.

“Don’t mess with me!” Jill said with a laugh regarding the weekly boxing lessons she takes at Leija Boxing x Fitness on Broadway. “It’s a lot of fun and a great way to keep in shape.”

It’s that fighting spirit, in fact, that has helped Jill along the way in her decades-long work with fundraising for countless nonprofit organizations and having what it takes to ask for charitable donations. So, if her name sounds familiar, it’s likely that you heard it before through her involvement with a dozen or so local charities over the years.

“I enjoy talking to people and helping others,” she said. “I also enjoy challenges, and I’m not afraid to ask corporations for money to help support a nonprofit in their mission. All they can do is say ‘yes.’ ”

Since moving here in 1994, Jill Rosenthal, a former pre-school teacher, and her husband, Bobby, have been a fixture of the Alamo Heights neighborhood and social scene for years, which she jokingly likens to “Mayberry,” the fictitious, small-town community of the popular 1960s-70s TV series starring Andy Griffith.

“Everybody knows everybody. It’s like we’re all family,” she said, adding that she is grateful to have her mom, Sandra Rosenberg, as her neighbor.

As you very well may know already, Bobby was mayor of Alamo Heights for eight years until his retirement in May 2025. Today, he is a real estate attorney for Rosenthal, Pauerstein, Sandoloski Agather (RPSA) LLP. At RPSA, Bobby offers clients extensive experience in commercial real estate, lending, and other public finance matters, advising developers, investors, and non-profit institutions in the purchase, sale, lease, finance, development, and

Artwork pictured collected at AnArte Gallery.

MEET YOUR NEIGHBORS

improvement of commercial real estate. Rosenthal also represents regional, national and international financial institutions with loan transactions, according to the firm’s website.

Graduates of UT Austin, Jill and Bobby are proud that all three of their children – Justin, 33; Blake, 30; and Aubrey, 27 – are also Longhorns. Blake is married to Brittany Rosenthal, and the couple has a daughter, Scarlett.

In addition to assisting with business development for Alamo Title, Jill continues to work tirelessly on behalf of several nonprofits by serving on committees and raising funds, mainly at the moment for Charity Ball, Fiesta Battle of Flowers, and Children’s Association for Maximum Potential. But her resume of nonprofit work includes Dress for Success, Children’s Bereavement Center of South Texas, San Antonio Food Bank, Respite Care, Animal Defense League, SNIPSA, Cancer Therapy & Research Center, and the Doseum, among others.

Bobby, meanwhile, helped achieve many accomplishments for the city during his time as mayor and councilmember. Under his leadership, a new City Hall was constructed to house all city employees; the Alamo Heights pool underwent major repairs and upgrades; new signage, street lighting and other beautification projects were completed; and the city maintained one of the lowest tax rates of all cities in Bexar County, among other achievements.

20

78209Magazine.com

Photo by Hannah Vista

09 09 09 09

1.

2.

A Refined Revival: Modernizing Tradition in Terrell Hills

ELEVATED

To successfully merge historic charm with contemporary function, they collaborated with Amaya Custom Cabinets, a local cabinet studio known for its exceptional craftsmanship, to reimagine the kitchen, wet bar and living-room with bespoke cabinetry that would stand out throughout the house.

Elevated

The Kitchen: A Modern Classic

The heart of renovation is the kitchen, where ACC Custom frameless cabinets create a streamlined aesthetic, maximizing

storage space while maintaining an expansive feel. Finished in a soft elevated neutral, an elegant grey with subtle warmth, the cabinetry becomes both a calming backdrop and a sculptural statement. By discreetly integrating appliances behind custom panels, ACC ensured visual continuity, creating a high-end space perfect for family life and entertaining.

4.

The Wet Bar and Living Area

Adjacent to the kitchen, the custom wet bar serves as a “jewel box” moment, introducing a moodier sophistication. Rich white tones paired with glass-front uppers and sleek hardware create a luxurious focal point designed for entertaining. The cabinetry elevates the area into a curated vignette, equal parts functional and glamorous.

ELEVATED

09 09 6.

ELEVATED

5.

ELEVATED

3.

Tucked into the heart of Terrell Hills, an elegant single-family home recently underwent a sophisticated interior transformation.

The owners sought to honor their home’s classic architectural heritage while drastically improving the functionality and elevating everyday modern living.

How one renovation honored classic architecture while embracing the art of bespoke living.

The TV Bookshelf: Architecture Meets Art In the living room, the team designed a built-in entertainment wall that balances technology with tradition. The cabinetry elegantly frames the television, while open shelving provides space for books and personal artifacts. By carrying the kitchen’s cohesive color palette into this space, the built-in reinforces a sense of visual harmony throughout the home.

Why This Layout Works The renovation emphasized connection between the spaces, materials and everyday living. By aligning cabinetry profiles and finish qualities across the kitchen, wet bar,and living area, Amaya Custom Cabinets ensured a natural, beautiful flow from cooking to relaxing. It is a testament to bespoke design: each space feels distinct yet seamlessly integrated, enhancing the home’s architectural rhythm.

Amaya Custom Cabinets can be found in some of San Antonio’s most distinguished homes, where quality, beauty, and functionality intersect. For homeowners who value exceptional craftsmanship, visit www.amayacabinets.com to view their portfolio or schedule a design consultation.

09 ELEVATED

ON THE MARKET

78209 Real Estate Market Sees Cooler Temps and Sales in November

By Bruce X. Forey, REALTOR®

After an active October, the 78209 housing market slowed down in November 2025—returning to a pace more in line with seasonal expectations and historical trends.

Home Prices and Sales Activity The median sale price in November dropped to $476,250, a noticeable dip from $637,500 in October. Average sale prices followed the same pattern, falling to $591,979 from $759,756.

Despite these month-to-month decreases, 78209 homes still command significantly more than the broader San Antonio market.

Closed sales remained relatively steady with 22 transactions in November, just two fewer than in October. However, homes took significantly longer to sell, with median days on market jumping to 110 days, up from 44 days the previous month— marking a 150% increase and a signal of shifting buyer behavior.

Inventory and Price Adjustments Housing supply in 78209 increased slightly to 6.4 months, compared to 6 months in October, continuing to offer more options for buyers and longer decision-making windows.

26

78209Magazine.com

The median price per square foot also adjusted, landing at $251 in November versus $303 in October and $319 in September.

While values are still strong, this reflects a softening trend. The average price per square foot, however, was more stable at $326, hinting that higher-end properties continue to sell at premium levels.

Another notable metric: the median percent of last list price dropped to 95.5%, down from 98.3% in October. This stat shows what buyers are paying relative to the most recent asking price and suggests that sellers are making more concessions or adjusting list prices more aggressively.

Market Outlook November’s data reflects a market that is recalibrating after a surge of activity in October. While pricing has cooled, homes in 78209 remain some of the most sought-after in San Antonio.

With inventory still healthy and demand steady, savvy buyers may find new opportunities during the quieter winter months.

San Antonio Leads the Nation in Canceled Home Sales as Buyers Pull Back

If you’re feeling like more home deals are falling through lately, you’re not wrong—especially here in San Antonio. According to new data from Redfin, over 1 in 5 (21%) pending home sales in our city fell apart in October, the highest rate in the nation. San Antonio edged out other high-cancellation cities like Fort Lauderdale, Fort Worth, Las Vegas, and Jacksonville.

Nationally, cancellations hit 15% in October, up from 14% the year before and well above pre-pandemic norms. Buyers are clearly feeling the pinch of high home prices and economic uncertainty.

PRINTING COPYING PACKING

MAILBOX SHIPPING NOTARY

OF ALAMO HEIGHTS 5150 Broadway St San Antonio, TX 78209 210.826.9883

store1317@theupsstore.com theupsstore.com/1317

Copyright © 2025 The UPS Store, Inc. All rights reserved. 00_415728060525.

Off the Market This trend coincides with another housing shift: delistings.

Homes pulled off the market spiked 45.5% year-to-date and jumped 38% from last October, according to Realtor.com. In fact, 2025 is shaping up to be the highest delisting year since Realtor.com began tracking this stat in 2022. Normally, sellers pull listings during the slow winter months—but this year, delistings have stayed elevated for five straight months.

Part of the story is that more buyers are heading toward what Realtor.com calls “refuge markets”—more affordable metros that didn’t experience the sharp post-pandemic price surges.

While major markets like Miami, Denver, and Houston see sellers pulling back, cities like Grand Rapids, St. Louis, and Milwaukee are seeing modest price growth and better buyer engagement.

Economists expect gradual improvement in 2026, especially if mortgage rates fall and more inventory hits the market.

Until then, San Antonio stands as a prime example of today’s turbulent real estate climate, where price sensitivity and uncertainty are rewriting the rules—for both buyers and sellers.

Bruce is a skilled real estate agent serving 78209 and beyond. He excels at helping client’s market and sell their property, find a dream home or discover investment opportunities. He offers advanced training in luxury and historic homes, military relocation and more. bruceXforey.com email: bruce@bruceforey.com.

BRUCE X. FOREY

Your Voice for Real Estate Connected to Our Community: 78209 Resident - Local Volunteer Luxury Home Specialist - Military Relocation Professional - Pricing Strategy Advisor 78209 Magazine Real Estate Market Report

Bruce X. Forey, REALTOR © bruce@bruceforey.com | (210) 551-1625 | bruceXforey.com

JANUARY 2026 27

SUBMIT NOMINATIONS FOR NEIGHBOR BUSINESS DINING

INFO@78209MAGAZINE.COM

FOR THE LOVE OF ANIMALS Thinking of adding a new four-legged-friend to your family? The Animal Defense League of Texas (ADL) is a non-profit organization that rescues homeless dogs, cats, puppies, and kittens, and provides medical treatment, nutrition, and shelter in a safe, live-release facility until they are matched with their forever families!

Hi, I’m Baylor!

Terrier / Mixed. Female. 3 Years, 9 Months. 53 Lbs. ADL Pet ID# A50666172.

Hi, I’m Baylor, and life has tossed me a few curveballs, but I’m ready to bounce back and find a forever home.

Trust hasn’t come easy for me, but I’m learning to open my heart to people again. Despite the bumps in the road, one thing’s for sure – I’m smart as can be! I’m always up for a mental challenge, and I’ve got this knack for learning new things. Exploring is my absolute favorite; there’s something about the great outdoors that makes me feel alive and excited.

Hi, I’m Dolly Parton!

Shepherd / Mix. Female. 2 Years, 9 Months. 46 Lbs. ADL Pet ID# A52773296.

Howdy, dear friends! I’m Dolly Parton, and just like my legendary namesake, I’ve got a heart as big as Tennessee. I’ve strutted my way through the trials of distemper, and now I’m ready to find my forever stage – I mean, home! Life threw me a few twists and turns, but I faced them head-on, just like a Dolly Parton hit song. The wonderful folks at the shelter have been my biggest cheerleaders, and they’re so proud of my journey that they’re waving my adoption fee with a donation. Now, that’s what I call a grand performance!

Hi, I’m Farrah!

American Staffordshire Terrier / Mixed. Female. 7 years, 6 Months. 46 Lbs. ADL Pet ID# A44891049.

Hi there, my name is Farrah, and I’m an adoptable dog searching for my forever home. I’ve been watching a lot of other dogs get adopted, but nobody seems to choose me. Maybe it’s because I can be a little scared of new people when I first meet them. But, trust me, once I’m comfortable, I am the biggest goofball and class clown around.

Johnny Kothmann, DVM Chris LaBrie, DVM 1051 Austin Highway, San Antonio (210) 828-3935

January Walk Your Pet Month January 24: Change a Pets Life Day

SPECIAL FEATURE

30

78209Magazine.com

SPECIAL FEATURE

Bihl Haus Arts Creates Community Through the Arts by Offering Free Art Classes, Exhibitions and the Annual Fredericksburg Road Studio Tour

By Rudy Arispe

B

ihl Haus Arts was established by founder Kellen McIntyre on a simple idea – to create community through the arts. “To make that happen, we engaged our neighbors – resident artists, community activists, business owners and city representatives – in multiple round-table discussions over summer 2005. They wanted a local gathering place, a gallery that featured artists who lived in the area.”

Soon after, the Bihl Haus gallery opened in the historic Bihl house building on the property of the Sorrento senior apartments on Fredericksburg Road.

Sorrento residents started attending events, McIntyre explained, and soon many volunteered their time to the gallery. From their input came the GO! Arts program for older adults, which now serves about 450 individuals each year in senior centers and communities in all 10 City Council districts. Classes are taught by professional artists and art educators, and all art supplies are provided.

“The classes are delivered in a social setting, so that the ability to socialize with peers is an important factor in their wellbeing, and the more connected we are to others we extend our lives,” Executive Director Nicholas Gonzales said. “The

program prevents isolation and gives them an activity in which they can create, and creativity is vital to developing a sense of confidence and empowerment.”

Gonzales added that when they realized that 10-15% of their participants or their spouses are veterans, Bihl Haus envisioned an opportunity to serve a new population through what would become the Forward, Arts! program for veterans with PTSD, MST and depression. It currently serves about 45 individuals each week. Recently, Bihl Haus introduced a new art program, Onward Arts! for individuals dealing with mental health issues.

McIntyre was also instrumental in the creation in 2007 of the annual On and Off Fredericksburg Road Studio Tour.

McIntyre and other Bihl Haus Arts members invited area artists to discuss what they envisioned for the nonprofit arts organization. One idea was to develop a studio tour since many artists were already living in the area. Thus, “Fred” was born with the first studio tour that included 25 artists.

The On and Off Fredericksburg Road Studio Tour is a two-day, self-guided tour of the homes, studios and galleries of more

than 60 participating artists, including painters, sculptors, photographers and metal smiths. “The tour provides an opportunity for the public to meet the artists, see how they live and work and to purchase art directly from them,” Gonzales said.

Artists featured in “On & Off Fred” live and/or work in surrounding Fredericksburg Road communities, including Alta Vista, Beacon Hill, Los Angeles Heights, Jefferson, Keystone, Monticello Park, Woodlawn Lake, and Edison.

“I think our greatest accomplishment is keeping true to our mission: creating community through the arts,” Gonzales said. “What began with the roundtable discussions and exhibitions of the works of neighborhood artists has expanded to include the On and Off Fredericksburg Road Studio Tour and all of our arts programs. I believe we are having an impact on promoting the arts throughout San Antonio and honoring the legacy of our founder, Kellen McIntyre.”

For more information or about registration for arts classes, visit www. bihlhausarts.org or call (210) 339-8982.

JANUARY 2026 31

SCHOOL NEWS

Applications Open for Early College High School

The Early College High School (ECHS) at Alamo Heights High School continues to grow, offering students an opportunity to graduate with both a high school diploma and an Associate of Arts (AA) degree in just four years.

Applications for the Class of 2030 opened December 1, 2025, and will remain open until January 30, 2026.

Rising 9th graders interested in applying should be in good academic standing, have strong attendance, desire a rigorous course of study, and be able to attend the required Summer Bridge program in July 2026.

Scholars can earn up to 60 college credit hours at no cost, beginning collegelevel courses as freshmen, all taught by AHISD teachers on the AHHS campus.

Students also have full access to Fine

32

78209Magazine.com

Arts, Athletics, and other high school activities, ensuring they enjoy a complete high school experience.

The P-TECH program (Pathways in Technology Early College High School) supports students pursuing careers in education or roles that involve working closely with children. Scholars in this pathway will earn an Associate of Arts in Teaching degree, participate in valuable work-based learning experiences, obtain an industry certification as a paraprofessional, and have opportunities for paid internships. The program has grown rapidly, with the second P-TECH cohort more than doubling in size, reflecting families’ recognition of the program’s many benefits and real-world career preparation.

ECHS/P-TECH students also enjoy all the benefits and resources available to St.

Philip’s College students. These include exposure to college-level coursework, hands-on learning, career exploration, and the ability to transfer college credits seamlessly to a four-year Texas public college or university. Students gain early access to college and career pathways while remaining fully engaged in the traditional high school experience.

Early College High School at AHHS provides students with an extraordinary opportunity to get a head start on college, explore career pathways, and develop the skills and experiences needed for longterm success. Don’t miss the chance to be part of this innovative program!

For questions, contact Program Coordinator Linda Fair at ahechs@ ahisd.net

SCHOOL NEWS

Athletes Recognized with All-State Honors Each year the Texas High School Coaches Association (THSCA) recognizes senior high school athletes with Academic All-State honors.

Athletes are nominated by coaches for strong moral character, good standing with their team, and THSCA also considers the athletes’ GPA, class rank, and SAT and/ or ACT score. The highest level of recognition is the Elite Team which requires a near perfect score in all categories.

After Elite, recognition is 1st Team, 2nd Team, and then Honorable Mention.

In the 2025/2026 school year, the following AHHS student athletes have been recognized as All-State: Cross Country: Katie Allison, 1st Team Jackson Fine, 1st Team Emerson Garcia, 1st Team Suri Trujillo, 2nd Team Han Woodson, Honorable Mention Volleyball: Elle Leavitt, 1st Team Charlotte Voss, 2nd Team Skylar Worth, 2nd Team Savannah Fogarty, 2nd Team Aubrey Crawford, Honorable Mention Presley Alsabrook, Honorable Mention Water Polo: Caleb Davies, 1st Team Nate Bel, 1st Team Mary Jean Peavy, Honorable Mention Nathan Yauger, Honorable Mention Victoria Bautista-Serrano, Honorable Mention Football: James Rogers, 1st Team Cale Hatter, 1st Team Greyson Hanzel, 2nd Team Watson Lasswell, 2nd Team Jack Hollimon, 2nd Team Joseph Gaidusek, 2nd Team Albert Colglazier, 2nd Team Alex Cross, 2nd Team Zane Forey, Honorable Mention Crockett Funkhouser, Honorable Mention DK Garza, Honorable Mention Sebastian Waddell Gutierrez, Honorable Mention Trip Johnson, Honorable Mention Abel Martinez, Honorable Mention Walker Bryant, Honorable Mention

SCHOOL NEWS

The Circle School Celebrates Sixty Years

34

The Circle School, a cornerstone of progressive and peaceful education in San Antonio, celebrated its 60th Anniversary on November 22nd. Current families, staff, alumni, and teachers from years past were welcomed to a celebration at Brackenridge Park Conservancy. The festivities included this epic dessert created by an alumni parent pictured above. It was wonderful to see how many people had their lives shaped by The Circle School over the six decades in San Antonio.

Founded on the principle of respecting the child as a curious and capable learner, The Circle School has consistently offered a unique approach, focusing on social-emotional development and peaceful conflict resolution alongside academic richness. Dedicated to peaceful education, the school celebrates and nurtures the inherent curiosity and joy of childhood, providing students with the skills and confidence to become compassionate, engaged citizens and leaders in a rapidly changing world.

The school, which first opened its doors in November 1965 with two teachers and a dream, has spent six decades nurturing the joy of childhood and empowering generations of students with the skills and confidence to change the world.

“The Circle School is a family cooperative where adults and children grow and learn alongside one another. We embody the practice of teaching peace every day through art and culture. Our story-based curriculum widens our students’ view

78209Magazine.com

of the world, cultivating a deep sense of empathy and leading them toward a truly wholehearted way of being.” - Terry Ramirez, current teacher.

“The dream that started with two teachers in 1965 has blossomed into a vibrant learning community that shapes leaders,” added Blanca Luna, Operations Administrator. “We continue to be impressed with the paths of our alumni.

They all share the fundamental skills of compassion, collaboration, and selfdirection.”

A Maid Service that gets you Out & About! we’ve got the cleaning covered •Every cleaning inspected & guaranteed •All teams trained, uniformed, bonded & insured •Equipment & supplies included •Homes, apartments, condos & small offices

$

20 OFF

One Time Cleaning

With coupon. Not valid with any other offers. Call for details.

$

50 OFF

$25 Off 1st Cleaning $15 Off 2nd Cleaning $10 Off 3rd Cleaning With coupon. Not valid with any other offers. Call for details.

210.679.6928

MaidBrigade.com/tx/san-antonio

THE ONLY CLEANING SERVICE THAT’S

C

E

R

T

I

F

I

FOR YOUR HEALTH

E

D

CHURCH DIRECTORY ALAMO HEIGHTS BAPTIST CHURCH 6501 Broadway St. San Antonio, TX 78209 (210) 824-9539 Services: Sunday 11:00am Wednesday 6:30pm Praise and Prayer ALAMO HEIGHTS CHRISTIAN CHURCH 6435 N. New Braunfels Ave. San Antonio, TX 78209 (210) 828-5728 alamoheightscc.org Services: Sunday: 10:50am ALAMO HEIGHTS PRESBYTERIAN CHURCH 6201 Broadway St. San Antonio, TX 78209 (210) 824-0271 alamoheightspres.com Services: Sunday 8:30am and 11am ALAMO HEIGHTS UNITED METHODIST CHURCH 825 E. Basse Road San Antonio, TX 78209 (210) 826-3215 ahumc.org Services: Sunday 8:30am, 9:30am and 11am CHRIST EPISCOPAL CHURCH 510 Belknap Place San Antonio, TX 78212 (210) 736-3132 cecsa.org Services: Wednesday 11:00am, 6:00pm Sunday 7:30am, 9am, 11:00am, 5:00pm CHRIST LUTHERAN CHURCH 6720 Broadway St. San Antonio, TX 78209 (210) 822-3394 clcah.org Services: Sunday 8:30am and 10:30am MOUNT CALVARY LUTHERAN CHURCH 308 Mt. Calvary Drive San Antonio, TX 78209 (210) 824-8748 mtcsa.org Services: Sunday 8:30am and 11am NORTHWOOD PRESBYTERIAN CHURCH 518 Pike Rd, San Antonio, TX 78209 (210) 824-7238 Services: Sunday mornings at 11am 36

78209Magazine.com

NORTHROCK CHURCH ALAMO HEIGHTS 1540 Nacogdoches San Antonio, TX 78209 northrocksa.com Services: Sunday mornings at 10am, 11:30am PEARL STREET CHURCH 400 Pearl Parkway San Antonio, TX 78215 (210) 504-8897 Services: 9:00am, 10:30am,12pm, 1:30pm ST. ANDREW’S CHURCH & SCHOOL 722 Robinhood San Antonio, TX 78209 standrews09.org 210-824-2465 Services: Traditional 9:15 Contemporary Worship 9:30 & 11:00am ST. ANTHONY DE PADUA CATHOLIC CHURCH 102 Lorenz Road San Antonio, TX 78209 (210) 824-1743 stanthonydepadua.org Services: Monday thru Friday 9am, Saturday 5pm Sunday 7:00am, 8:30am (Spanish), 10:30am, 12:30pm ST. DAVID’S EPISCOPAL CHURCH AND SCHOOL 1300 Wiltshire Ave. San Antonio, TX 78209 saintdavids.net (210) 824-2481 Services: Sundays at 8am & 10:30am ST. LUKE’S EPISCOPAL CHURCH 11 Saint Luke’s Lane San Antonio, Texas 78209 slecsa.org - (210) 828-6425 Services: Sunday 8am, 9am, 11am and 6pm Wednesday Eucharist at 8am during the school year ST. PETER PRINCE OF THE APOSTLES CHURCH 111 Barilla Place San Antonio, TX 78209 (210) 822-3367 stpeterprinceoftheapostles.org Services: Saturday Mass 5:30pm Sunday 9am, 11am, and 5:30pm Tuesday and Thursday 7am Wednesday 5:30pm, Friday 8:00am ST. PIUS X CATHOLIC CHURCH & SCHOOL 3303 Urban Crest Dr San Antonio TX 78209 (210) 824-0139

spxsa.church Services: Saturday - 4:30pm Sunday - 8:00am, 10:15am, 12:00 pm, 1:30pm (Sp), 5:00pm Daily Masses: Monday - 6:30pm Tuesday-Friday - 8:15am TRINITY BAPTIST CHURCH 319 E. Mulberry San Antonio, TX 78212 (210) 733-6201 trinitybaptist.org Services: Mulberry Service 9am Bible Study 10:15am TriPoint Service 11:30am UNITY CHURCH 8103 Broadway San Antonio, TX 78209 unityofsa.org (210) 824-7351 Services: Sunday 11am Children’s Church 11am If you are unable to make it to a service, check your church website and see if they are livestreaming so that you can worship from home.

POLICE BLOTTER AHPD CRIMINAL INVESTIGATIONS DIVISION 6116 Broadway San Antonio, TX 78209 (210) 822-2164 Fax (210) 822-7111 Fraudulent Use of Identifying Information Multiple accounts opened in banks and retail establishments using the identification of a resident.

08/27/25 100 Redwood Mail Theft, Aggravated Assault w/ Motor Vehicle Resident of an apartment complex observed two subjects stealing mail from the community mailbox; subjects retreated to their vehicle and the driver drove their vehicle directly toward the resident striking her causing minor injuries.

08/28/25 100 Elizabeth Theft/Shoplifting Two male subjects left store without paying for merchandise.

08/29/25 500 blk Austin Hwy Emergency Detention Officers dispatched to a welfare check found a female subject who had visible injuries; officers determined the subject was unable to care for herself and posed a threat of injury or death to herself or others if left alone; subject transported to a hospital for evaluation and treatment.

08/30/25 100 blk. Arcadia Wanted Person Vehicle passenger was found to have an active warrant issued by Freestone County for Engaging in Organized Crime.

09/01/25 200 blk. W Castano Theft Unknown persons stole 18 temporary fence panels.

09/02/25 100 blk. Alamo Heights Blvd

Theft (shoplifting) Male subject was taken into custody by an off-duty SAPD officer who was alerted to him shoplifting.

09/02/25 4600 blk. Broadway Public Intoxication Officers responded to a report of a male subject laying on the ground; investigation determined the subject was under the influence of alcohol and impaired; subject was held in a temporary lock-up until sober enough to be released.

09/02/25 500 blk. Austin Hwy. Unauthorized Use Motor Vehicle Officer on patrol stopped a van that had license plates registered to another vehicle; investigation revealed the van had been stolen from Ogden Lane last week.

09/03/25 6800 blk. Broadway Vehicle Burglary Vehicle owner reported her vehicle was unlawfully entered by breaking out the driver window; the incident was recorded by store surveillance; prior to going to the store the vehicle owner had left a near-by bank after withdrawing cash; on arrival to the store she took the cash envelope inside with her so there was no loss of property.

09/03/25 4800 blk. Broadway Burglary Residence Unknown Person(s) entered a residence through an unsecured window; laptops and a camera stolen.

09/08/25 500 blk. Circle Theft Two electric bicycles stolen from a storage area. 09/13/25 5500 blk. Broadway

Vehicle Burglary Vehicle forcibly entered during overnight hours; purse left in open view stolen.

09/13/25 100 blk. Stonecrest Theft, Motor Vehicle Vehicle owner notified by SAPD their vehicle was found extensively damaged; owner was unaware the vehicle was missing.

09/14/25 400 blk. La Jara Cryptocurrency Scam Resident notified by an unknown caller there was a warrant for their arrest; caller gave specific instructions on how to make an on-line payment to avoid arrest.

09/14/25 200 blk. Crescent Fail to Comply / Sex Offender Reg Requirement While investigating a vehicle parking violation an officer determined the vehicle was registered to a registered sex offender; investigation determined the offender had not updated required information since 2023; offender contacted and advised to contact his jurisdictional agency; case will be filed at large with the district attorney’s office.

09/15/25 Just a Reminder: 1000 blk. Alamo Heights Blvd Please Don’t Drink & Drive.

Download these apps for your local ride sharing services at the App Store or Google Play.

Or call a cab at (210) 222-2222 www.yellowcabsa.com

Start 2026 with a resolution that won’t fade.

“Give the Gift” of a Brick at Brackenridge Park

Customize your message

2 sizes starting at $150 per brick

SCAN TO PURCHASE Looking for a meaningful gift? You can honor a loved one, celebrate a special memory, or leave your mark on San Antonio’s Brackenridge Park!

Your custom-engraved brick is a heartfelt way to show your support for the Brackenridge Park Nature Playscape.

09 EATS

A Neighborhood Pour: How Growler Exchange Found Its Home on Broadway

By Taylor Lane

Seven years into its Broadway location and ten years since opening, Growler Exchange continues to evolve while staying rooted in community.

From familiar taps to scratch-made pizza, the 78209 favorite proves that focus and heart never go out of style.

F

or nearly a decade, Growler Exchange has quietly built a reputation as one of San Antonio’s most approachable and thoughtfully curated craft beer destinations. Located along Broadway in the heart of Alamo Heights, the neighborhood staple feels less like a bar and more like a community gathering place—one that reflects the rhythms and relationships of the 78209 it serves.

Originally located near the first La Panadería, Growler Exchange moved to its current Broadway home seven years ago after owner Joey O’Hare and his father happened upon the space. “It worked out better than we ever expected,” says General Manager Tim Macy.

The timing proved especially meaningful during the pandemic.

“When COVID happened and bars had to close, we were able to stay open because we had a kitchen here. We didn’t have that at the old location,” Macy explains. With limited space to work with, the team made a deliberate choice to install a pizza oven—an addition that would go on to define the menu.

JANUARY 2026 39

09 EATS

That focus on adaptability and intention resonates with the surrounding neighborhood.

Growler Exchange has become a go-to spot for Mahncke Park residents, University of the Incarnate Word students and parents, and local educators. “We’re really the neighborhood bar,” Macy says. “Alamo Heights High School teachers have hosted their unofficial Oktoberfest here for the past seven years— sometimes 10 to 20 teachers bringing sausages and food to share. That kind of support means a lot.”

While the welcoming atmosphere draws guests in, the beer program keeps them coming back. Two staples—Electric Jellyfish IPA and Live Oak Hefeweizen—are always on tap, anchoring a thoughtfully curated selection that balances local favorites with respected craft pioneers. That philosophy traces back to the very beginning of Growler Exchange. “It started from a genuine love of good beer, long before craft beer became mainstream,” says owner Joey O’Hare. “My dad was into imports and bold, hoppy IPAs when most people weren’t. Stone Brewing really shaped our idea of what great beer should be—big flavor, no shortcuts.”

Food, O’Hare says, evolved naturally from that same mindset. “Our pub-style pizzas were inspired by Midwestern tavern thin-crust pies— simple, crispy, and meant to pair with beer.”

Over time, the menu became fully scratchmade, designed to complement rather than compete with the tap list. Customer favorites include Mike’s Special pizza, while Macy counts the Broadway as his personal go-to.

As Growler Exchange grew, so did the team’s understanding of where the concept thrives.

Closing the Midtown location, though difficult, brought clarity. “It taught us about focus and discipline,” O’Hare says. “Instead of stretching ourselves thin, we took those lessons and applied them to Broadway. The result is a sharper, more intentional version of Growler Exchange.”

That intention is evident in every detail— from the taps to the table. “At the end of the day, it’s about good beer, good food, and good people,” O’Hare says. “We’re not trying to be everything. We’re just trying to do this one thing really well.”

40

78209Magazine.com

09 EATS

09 Eats: Dry January!

order our

delicious

Whether you’re sober, sober curious, or just taking it easy for the night, here are some of our favorite places to grab a mocktail or NA beer!

Tamales Alamo Cafe 281

Alamo Cafe I-10

14250 San Pedro Ave San Antonio, TX 78232 210.495.2233

10060 I-10 West San Antonio, TX 78230 210.691.8827

www.alamocafe.com

BEST BET

Hanzo 7701 Broadway Ste 124 hanzobar.com The Hayden 4025 Broadway thehaydensa.com The Cottage Irish Pub 3810 Broadway thecottageirishpub.com Postino South Broadway 2600 Broadway postinowinecafe.com Ida Claire 7300 Jones Maltsberger Rd ida-claire.com

This month’s Best Bet is from Mon’s Thai Bistro & Sushi Bar! This bowl of Gangg Ped curry is the perfect cozy meal for colder days. Or any day, really!

Sternwirth 136 E Grayson St. @sternwirthatemma

VINTAGE VIEW

1925 Alamo Heights High School’s First Graduating Class.