Luxury Home Magazine San Antonio | Hill Country Issue 16.2
Signature Pulliam Custom Home in Pecan Springs, Listed by Miguel Herrera and Gary Peterson | The Agency | Page 19
A Limited Collection of Custom Homesites Within San Antonio’s Most Prestigious Gated Community
An exclusive offering of premium homesites positioned within The Dominion — where privacy, architectural distinction, and enduring value define the landscape.
Dominion Heights presents a rare opportunity to secure land in one of the region’s most sought-after luxury communities, set within one of the most desirable locations in The Dominion.
Now offering homesites from $225,000
at The Dominion
Homesite pricing
.67 ACRE GOLF COURSE FRONTAGE LOT JUST STEPS FROM THE CLUBHOUSE, PRESENTING A RARE OPPORTUNITY ON ONE OF THE DOMINION’S MOST COVETED HOMESITES.
Secrets of the Luxury Market: Public vs. Private vs. Pocket Listings
In the current luxury real estate world, there are several ways to market your property for sale that include public, private, and pocket listings. My clients have chosen each of these methods and, as I’ll explain below, sometimes end up using one or more. I could talk about the pros and cons of these methods for hours, so reach out if you want to know more.
PUBLIC LISTING
In this most often used method, the listing is viewable to the public, usually in the following ways: the local Multiple Listing Service (MLS), hundreds of websites including the most well-known sites (Zillow and Homes.com), social media, yard signs, real estate magazines and more. With public listings, exposure is rarely the issue. How it’s exposed and the price are what matters.
Pros: Most visibility. More showings.
Cons: If the price or presentation isn’t perfect, the Internet lives forever. Counts days on the market for the public to see. Lacks exclusivity. The property tax assessor will know the sales price and can raise valuation to that number which could deter a buyer. Who it’s best for: The owner who’s ready to sell around a market average price in an average amount of time on the market.
PRIVATE LISTING AKA PRIVATE MLS
The private MLS was created several years ago by the San Antonio Board of Realtors (SABOR) to allow agents to expose their listings to other brokerages without the public directly seeing them or days on market being tabulated. Many of my clients opt to start out as a private listing for the following reasons: they aren’t in a rush to sell (they may be building a home) but they get their ideal terms, they’d like to test out an aggressive price, they’d like to get buyer feedback on the home, they don’t want a lot of showings, they want to create exclusivity, they are sensitive about privacy, and/or they don’t want the county tax assessor to know the sales price.
Pros: A way to test the market, create exclusivity, the seller can dictate terms, days on market not kept, price can be hidden. Can lead to an easy, quick sale where seller wins because they aren’t selling unless they get everything they want and the buyer gets to see something that’s perceived as special and exclusive. Keeps price hidden from tax assessor = potential carrot for buyer. Cons: Likely that fewer buyers and agents are aware. May sit with fewer showings. No Zillow and other mega-site exposure. Hard to promote open houses. Who it’s best for: The owner who wants to explore the upper limits of the market, isn’t in a hurry, and values privacy.
POCKET LISTING AKA OFF-MARKET LISTING
This is a listing where an owner would sell but isn’t ready to be in the public or private MLS. This is where an agent is more matchmaker than marketer. Per SABOR bylaws, I’m not allowed to tell an agent outside of my brokerage about a pocket listing or it triggers a rule requiring the property to go into MLS within 24 hours. I frequently have agents from other brokerages ask if I know of anything coming up. If my client doesn’t want the property in MLS, I can’t tell them. Last month, I got a $2 million listing in Alamo Heights. My client, not in any hurry to sell, first wanted to try the easiest method: the pocket listing. I sent an email out to Phyllis Browning Co. agents without even having photos, set up five back-to-back showings on a Monday, and sold it through one of those showings for full price. In this situation, buyers have no leverage because the home hasn’t even been on the market.
Pros: The same as the private listing except even more confidentiality. Cons: It’s far more restrictive than the private listing in that only the agent’s brokerage is allowed to know about the home. Who it’s best for: The same client as the private listing but wants it even easier.
Depending on the client’s goals, they often start with a pocket listing to see if the easiest method can work. If that doesn’t hit, they may go into the private MLS with more public marketing such as social media to expose it to more agents and the public. If this still doesn’t work, they move to the public MLS where the property is exposed to nearly everyone for the first time. The pocket and private statuses haven’t counted days on market or a previously higher price so there’s no harm. This strategy isn’t suited for an owner who needs to sell quickly. Confusing? It can be but it helps to hire an agent that has experience navigating the options.
Do not hesitate to reach out at (210) 386-1833 or jglast@phyllisbrowning.com if you want an analysis that’s more specific to your situation.
Jason Glast
INSIDE LOOP 410
IN-TOWN LISTINGS SOLD IN PAST 100 DAYS
Jason Glast Group has sold nearly $12 million in residential real estate inside Loop 410 since December. We are hired by owners to sell the most prestigious properties inside the loop because of our marketing, negotiation ability, and experience. Buyers engage us because they’re aware we know what’s coming up before the public does.
20 THORNHURST | OAKWELL FARMS
640 TERRELL RD | TERRELL HILLS 212 MADISON ST, #2 | KING WILLIAM
103 SAGE BRUSH | CORDILLERA RANCH
2835 PALOMINO SPRINGS | BANDERA
25215 FAIRWAY SPRINGS | CANYON SPRINGS
24131 VECCHIO | THE RESERVES AT THE HEIGHTS OF STONE OAK
“Put us to work to find that perfect off-market home, sell your listing for top-dollar or just provide relevant information. We are here to help you in 2026.”
Jason Glast REALTOR® | Attorney
110 TURNBERRY WAY | INVERNESS
16 TROPHY RIDGE | ESTATES AT CHAMPIONS RUN
10 ROGERS WOOD | INWOOD
23126 CUTCLIFFE | CANTERA HILLS
28460 VERDE MOUNTAIN TRL | VERDE MOUNTAIN ESTATES
Work with the team that understands luxury, values integrity, and puts your goals first.
MIGUEL HERRERA OWNER / MANAGING PARTNER
ROXANNE FERNANDEZ MANAGING DIRECTOR / LUXURY AGENT
KEVIN IS REALLY BAD AT A LOT OF THINGS... SELLING LUXURY HOMES IS NOT ONE OF THEM.
San Antonio is full of energy this season. With wildflowers coloring the Hill Country and patios at the Pearl filled with people enjoying longer days, you can feel the momentum. That same energy is reflected in our real estate market. Buyers are moving forward with clear goals, but this season is about more than finding a property. It is about creating a lifestyle you truly enjoy. Whether catching a Spurs game or hosting friends, now is the time to make your next move.
Our cover home on page 19, presented by Miguel Herrera and Gary Peterson of The Agency, is located in the exclusive Pecan Springs community. Built by Josh Pulliam, this striking residence pairs dramatic ceiling heights with a seamless open design. Walls of glass frame sweeping Hill Country views and open to an exceptional outdoor living space with a resort-style pool. Inside, a Chef’s kitchen anchors the home, complemented by a private fitness room with a cold plunge, creating a thoughtful balance of comfort and modern luxury.
This issue brings together insights across multiple facets of luxury living, Jules Wellness & Aesthetics shares perspective in Wellness on pages 94 and 95, while H&M Mortgage Group offers insight in The Market Report on page 96. In Travel on page 98, Foster Perry Travel highlights a seasonal destination experience. Outdoor Living on page 102 features Element Pool Co. on creating connection through thoughtful backyard design. The Luxury Spring Tour begins on page 109, followed by Food & Entertaining on pages 118 and 119 with J-Prime Steakhouse and the moments that bring people together. Notable Sales on pages 130 and 131 showcases standout transactions across the region, and the Luxury Real Estate Summit on pages 132 and 133 highlights the strength of San Antonio’s luxury market, bringing together more than 600 professionals for a day of insight and connection.
This spring also brings Fiesta, one of San Antonio’s most beloved traditions. The city comes alive with color, music, and celebration, from the River Walk to neighborhoods across the city. Beyond Fiesta, the season continues with events like the NFL Alumni’s Super Bowl of Golf Qualifier on May 18 (SuperBowlofGolf.com) and Art in the Garden on April 21 (artinthegardensa. com), offering even more opportunities to gather and connect.
Luxury Home magazine remains a trusted resource for all things luxury, shaped by the professionals who know San Antonio and the Hill Country best. If your home is not featured in this issue, speak with your Realtor about securing a place in an upcoming edition.
Tomas Martinez III | Owner & Publisher
Fully furnished and move-in ready, this 3-bedroom, 3.5-bath corner residence offers privacy, style and effortless living.
White oak floors, designer lighting and integrated Sonos sound elevate the open spaces. The kitchen features Wolf and Sub-Zero appliances, while a private elevator leads to two en-suite guest rooms. Covered patios and EV charging add modern ease.
New Sitterle Homes build on 1.052 acres offering 3 bedrooms with private en-suite baths, a dedicated office and game room. Open living with fireplace flows into the island kitchen and dining area, ideal for everyday living and entertaining.
Wine cellar, covered patio with outdoor kitchen access, serene primary suite and 3-car garage complete this Hill Country home.
This 5-bedroom, 4.5-bath McNair Custom Home features soaring ceilings, a dramatic stone fireplace and an updated quartzite island kitchen. The main-level primary suite offers outdoor access and a spa-like bath. Upstairs includes a game room with wet bar, media room and balcony views.
Situated on 1.61 acres with a Keith Zars pool, waterfall, hot tub and outdoor cabana.
193 RANCH HEIGHTS Stone Creek Ranch
401 OAK PARK DRIVE UNIT B Downtown, Boerne
RUDIOSA DOWNS
Sonoma Ranch
829 CONTOUR DRIVE IN OLMOS PARK | $3,600,000
Perfectly positioned on prestigious Contour Drive, this gated estate blends timeless architecture with resort style living just minutes from downtown San Antonio. Towering trees and lush gardens frame the property, while soaring ceilings and walls of windows fill the interiors with natural light. Designed for both entertaining and everyday comfort, the home features an expansive great room, chef’s kitchen with premium appliances and a private primary retreat overlooking the pool and grounds. Outdoors, covered patios, an outdoor kitchen and a dramatic waterfall pool create a setting that feels more like a private resort than a residence.
PATTI NELSON, TEAM LEAD, REALTOR® (210)387-3830 | patti@pattinelsonluxury.com
Master Golf Membership available. Set on 1.07 acres in Cordillera Ranch ’s coveted Clubs Village, this elegant Hill Country retreat offers privacy and a short golf cart ride to the clubhouse and championship course. A grand entry with iron doors opens to a serene courtyard with koi pond and waterfall. Inside, a for mal living room sized for a grand piano and an elegant dining room lead to a chef ’s kitchen with custom cabinetry, double ovens, 8 - burner WOLF cooktop, Sub - Zero, walk - in pantry, and a large island open to the b reakfast and family rooms. The family room with fireplace overlooks a covered patio and resort - style, negative - edge pool and spa. The owner ’ s suite features hardwoods, a spa bath, and an expansive custom wardrobe; a main - level guest suite and two upstairs ensuite bedrooms provide ample accommodations, plus a study with built - ins. Outdoor li ving includes a covered patio, built - in kitchen, multiple lounging/dining areas, and an outdoor shower, with Twin Sisters views. Additional highlights: GENERAC propane generator, thre e- c ar garage, and abundant storage. Experience refined Hill Country living at its finest in one of Cordillera Ranch's most desirable settings. Call Robin today for more information !
REFINED HILL COUNTRY RETREAT
1429 Kendall Jackson, Comfort, Texas 78013
3 beds | 2.1 baths | 2,800± sf | 16.88± acres
Price Upon Request
Perched above the Guadalupe River Valley, this one-of-a-kind Hill Country estate by award-winning builder Richard Laughlin showcases soaring wood-clad ceilings, reclaimed beams, and a dramatic limestone fireplace within expansive open living spaces designed to capture sweeping countryside views, along with a private one-bedroom, one-bath guest quarters.
The Next Level of Luxury Real Estate
Luxury properties require more than exposure. They require strategy.
Through the Coldwell Banker Global Luxury program, our agents access an elite network, sophisticated marketing resources, and powerful global platforms designed to showcase exceptional properties at the highest level.
As Coldwell Banker celebrates 120 years of real estate leadership , Coldwell Banker D’Ann Harper, REALTORS® proudly marks 40 years of serving Texas with distinction.
For professionals whose business is built on excellence, the brand behind you should reflect it.
Connect with a Global Luxury brokerage built for market leaders.
BRANCH, TX 78070
5 BEDS | 6 BATHS | ±8,018 SQFT | ±3.14 ACRES SCAN TO LEARN MORE
Set on ±3.14 private acres in Mystic Shores, 1039 Bluewater Place offers sweeping canyon views and water views of Canyon Lake. Spanning more than ±8,000 square feet across three levels, this 5 bedroom, 6 bath estate blends architectural presence with refined Hill Country living.
Highlights include soaring ceilings, expansive windows, a chef’s kitchen with a 14 foot granite island and walkthrough pantry, elevator access to all levels, and flexible spaces including a library office, studio, game room, exercise room, wine grotto, and bunk room.
Outdoor living features two levels of covered porches, a resort style pool and spa, firepit seating, and an outdoor kitchen, creating an exceptional setting for entertaining and relaxation.
LUXURYWITHOUT LIMITS
RIVERWOOD, BOERNE, TX
for $2,500,000 | Listed by Patti Nelson, REALTOR®, c: 210.387.3830
the COLLECTION
ON THE PRIVATE MARKET IN INVERNESS
Gustavo Arredondo Designed / Modern Construction / Over 5,500 Square Feet
Mostly One Level Floorplan / Pool / 3-Car Garage
LUXURY LOT FOR YOUR DREAM ESTATE IN INVERNESS
82 Regents Park / Architect Plans Available / 24-Hour Guard Gated Community
Rare Opportunity for Privately Owned Lot (Only 1 Developer Inventory Lot Remaining in Subdvision)
Where expertise meets exceptional results.
Defined by exceptional sales and an unwavering dedication to their clients, this distinguished group of agents continues to set the standard for excellence. Join us in celebrating their achievements in 2025.
3 BEDS | 3.5 BATHS | GAME ROOM/FLEX SPACE 3,494 SF | 1.74± AC GREENBELT | PRICE UPON REQUEST
LUXURY MEETS QUIET COUNTRY LIVING.
La Vernia
ROCKWALL RANCH.
THE #1 NAME IN LUXURY
FOR SAN ANTONIO AND THE HILL COUNTRY
In 2025, Keller Williams led the luxury market across San Antonio and the Hill Country, delivering more than $206M in luxury sales above the next closest brand.
Within the Keller Williams network, KW Heritage led the way, closing $236.9M in $1M+ transactions and earning the distinction as the #1 luxury office in the region.
For well informed sellers, that difference matters. We lead with strategy, disciplined pricing, and elite presentation. Our listings are supported by worldclass marketing, global exposure through the KW network, and technology-driven distribution designed to reach qualified luxury buyers everywhere.
When the home matters, representation matters just as much. That is why discerning sellers, and many of San Antonio’s top-performing agents, choose KW Heritage.
To learn more about the brokerage setting the standard for luxury, visit www.kwsanantonio.com.
SCAN TO VIEW PROPERTY DETAILS
When the Details Matter, So Does Your Lender.
From custom builds to signature properties, RBFCU’s experienced team delivers personalized guidance and thoughtful solutions. Connect with our mortgage specialists to move forward with confidence.
Kathy Ripps, San Antonio Realtor, combines a background in counseling, real estate investing, and education to guide clients with care and expertise. A longtime advocate for military families, the arts, and local charities, she brings integrity and insight to every transaction and looks forward to being your trusted real estate partner.
THIS IS LUXURY...
THAT REFUSES TO QUIT
- Housi Media Begin a conversation about advertising in our next issue. ——— JUNE/JULY ——— RESERVATION DEADLINE MAY 8
Cover Photography by Vitor
16.2
Elan Publishing LLC 210.481.6464 | info@lhmmediatexas.com
Publisher Tomas Martinez III | 210.573.9568 tomas@lhmmediatexas.com
Director of Multimedia Initiatives Christina Martinez | christina@lhmmediatexas.com
Business Development Paul Cartwright | paul@lhmmediatexas.com
Signature Pulliam Custom Home in Pecan Springs, Listed by Miguel Herrera and Gary Peterson | The Agency | Page 19
Alencar
Jana provides excellent customer service, high quality work and she will work within your budget to create a beautiful home! I have seen her work for decades and have recommended family and friends to her. Every job is handled with personal care and I will definitely use her for my future projects!
“Our personalizedapproach ensures a luxury closing experience that feels both refined and comfortably at home.”
Monica Martinez
Division President
San Antonio
San Antonio // Cibolo // Canyon Lake // New Braunfels // Castroville
Timeless Luxury, Lasting Beauty
Jill & Gary Bourn, Owners
2035 VIA VINEDA TUSCANY HILLS
In just 4 days. Multiple offers. Full price.
6335 MALAGA WAY THE DOMINION
BUILT ON TRUST.
“I am happy to recommend Tom as a professional that I have known and respected for more than 3 decades. I have watched him grow and develop over the years, building a flawless reputation based on integrity and a commitment to excellence in everything he does. Tom represented my family on the purchase and sale on 3 homes. He sold my son’s house and helped purchase the new residence. The sale was handled perfectly, achieving the fully expected price [...]. He hand carried the family through the process and was in constant communication. A few years before this transaction, he located and helped my daughter buy her home in San Antonio. He handled that transaction perfectly as well. When you engage Tom, you get all his attention and energy. I do not hesitate to recommend him fully. He has the skills, professionalism, and honesty that you need when buying or selling such an important asset.”
Dennis E. Nixon, CEO IBC Bank
Tom Guajardo of TGRE recently celebrated another strong showing in the luxury market, successfully closing 2035 Via Vineda and securing a contract on 6335 Malaga Way. These standout properties further reinforce his proven success across San Antonio and the surrounding Hill Country. Known for representing exceptional homes and delivering strategic results, Tom continues to raise the standard in luxury real estate.
With over 23 years of experience, Tom offers more than just market expertise, he brings a refined approach to service, sharp negotiation skills, and a deep understanding of what it takes to succeed at the highest level.
Whether you’re buying or selling, trust an Ultra Luxury Broker who’s built a reputation on results.
Meet Amy Kolb Meet Amy Kolb
Amy Kolb is a true San Antonio native, born and raised in this vibrant city. Known for her boundless energy, unwavering professionalism, and extensive knowledge of the local real estate market, Amy has been a driving force in the industry since 2000.
Experience the Kolb Difference Experience the Kolb Difference
When you work with Amy, you'll experience a level of dedication and professionalism that sets her apart in the real estate world. The job isn't just done; it's done exceptionally well, leaving you so satisfied that you'll eagerly share your experience with friends and associates.
Contact Amy Today! Contact Amy Today!
210.860.0668
Amy@amykolb.net
KolbRealEstate.com
Through our unmatched global network and syndication platform, your property is showcased in over 100 countries-reaching qualified buyers locally, nationally, and internationally. We deliver this level of exposure with the same precision and strategy.
Stone Hill, San Antonio $1,275,000 | 4 Bed | 4 Bath | 3,909 Square Feet | 0.29 Acres
Nestled in the prestigious Sonterra community, 124 Stone Hill Dr showcases refined luxury living with elegant renovations, premium appliances, and a thoughtfully designed layout that includes a private office, formal dining, and a spacious family room anchored by a gas fireplace. Backing directly to the 5th hole of the North Course, the home offers exceptional privacy, stunning golf course views, and resort-style outdoor living with a covered patio and private putting green.
This stunning home showcases timeless Hill Country elegance with its stucco exterior, terracotta tile roof, and beautifully landscaped courtyard entrance set against scenic rolling hills. Inside, the residence features a bright, designer kitchen with an oversized island and custom finishes, along with a serene primary suite highlighted by soaring ceilings, abundant natural light, and picturesque views.
ELEVATED EQUESTRIAN ESCAPE 1043 Twin River, Canyon Lake, Texas 78133
4 beds | 4.1 baths | 4,170± sf | 15.41± acres | Listed for $3,700,000
c. 210.867.0173
katiedetmer@phyllisbrowning.com
COMING SOON
Meet Sean & Lisa
Sean Gillispie and Lisa Scharf are San Antonio luxury real estate experts. Sean specializes in Hill Country land and ranch properties, while Lisa focuses on NFL client referrals. From San Antonio to 14 Texas counties and transactions in Montana, Michigan, Utah, California and beyond, they connect clients with trusted real estate professionals wherever their needs may be.
TOP 0.5% OF REALTORS IN SAN ANTONIO AND SURROUNDING AREAS
THE PRESIDENT’S CLUB
$18.61M IN SALES PRODUCTION IN 2025 A proven track record. A
“While these awards are a proud professional milestone, they truly belong to the clients who allowed me to be a part of their journey. Whether we were finding a quiet piece of the hill country or navigating a luxury sale in town, it is your support that makes this work so rewarding.”
- Susan
Home Seller Guide
HOW WE SELL YOUR HOME FOR THE
HD VIDEO TOUR
65,944+ AVG. VIEWS PER VIDEO
4,942+ DAILY VIEWS
36,500 RE-TARGETING AUDIENCE SIZE
This is NOT merely a picture “slideshow” or “virtual tour” used by most agents. We partner with a professional videographer on every home!
EXCLUSIVE BUYER LIST
We use an exclusive list of homebuyers here in the San Antonio area to help find the perfect buyer for your home.
ADVANCED RE-MARKETING
Following strategies by giants like Nike and the Golden State Warriors, we use re-targeting technology to have your home stay in front of engaged prospective buyers.
PROPRIETORY STRATEGY
894,603+ PUBLISHED ADS OF OURS IN THE LAST 6 MONTHS
We’ve partnered with an exclusive marketing agency for almost 2 years in the San Antonio area. We invest thousands of dollars into our marketing strategy to make sure your property gets as much exposure as possible. We take pride in being the most proactive in the area when it comes to marketing and promoting homes for sale. We guarantee we will get the most eyeballs on your property.
Voted Top MedSpa in SAN ANTONIO
The Real Reason Patients Wait Years for Aesthetic Treatment
By Shakira Cabrera, MPAS, PA-C
Fear of aesthetic treatments is one of the most common barriers we see at Jules Med Spa in San Antonio. But here’s what surprised me after fifteen years of consultations: the fear almost never comes from where patients think it does.
Most people assume their hesitation stems from needles, bruising, or the possibility of a bad reaction. Those concerns are real, but they’re rarely the true reason someone waits years before finally booking an appointment.
The fear surrounding cosmetic treatments is psychological, not procedural. Patients aren’t just worried about what will happen to their face. They’re worried about what it means.
The Psychology Behind Treatment Hesitation
Research published in the National Institutes of Health confirms what I see in consultations every week: the average person considers aesthetic treatment for six to eight years before actually going through with it. That’s not indecision about scheduling. That’s deep ambivalence about identity.
Aesthetic medicine sits at an intersection of identity and control. Aging is one of the few experiences humans cannot negotiate with. We can improve fitness, careers, relationships, even health habits. But the mirror changes whether we consent to it or not.
For many people, an aesthetic treatment represents the first time they actively intervene in that process. That moment carries emotional weight.
What Patients Really Fear About Cosmetic Treatments
The most common fear is not pain. It is recognition.
Patients worry someone will notice and attach meaning to it. They fear looking artificial, vain, insecure, or as if they’re trying too hard. Ironically, they also fear the opposite: spending money and seeing no difference at all. They want improvement without detection. Change without evidence. This balance is what makes aesthetic decisions emotionally complicated. The same NIH research found that fear of unsatisfactory results and anxiety about complications significantly reduce the likelihood of someone moving forward with treatment, even when they’re dissatisfied with their appearance. Over 65% of study participants reported dissatisfaction with a specific aspect of their appearance, yet fear kept many from acting on it.
How Social Media Amplifies Treatment Anxiety
Social media has intensified this tension. People are exposed daily to extreme outcomes: overfilled lips, frozen expressions, faces that look stretched or heavy.
Even though these represent a small minority of results, they shape perception. The brain remembers outliers, not averages. One dramatic example outweighs a thousand natural ones.
Patients enter consultations expecting the worst case rather than the typical result. They’ve seen what can go wrong and assume it’s the norm.
Research from Oxford Academic notes that patients bring both practical concerns about side effects and psychological hopes for improved self-image into consultations. When those expectations aren’t managed carefully, the resulting anxiety can complicate the entire experience, regardless of how well the treatment itself goes.
Our Philosophy: Preservation, Not Transformation
At Jules Med Spa, this is exactly what we work to undo. Our philosophy is not transformation. It is preservation.
We Respect Your Natural Anatomy
Every face has natural proportions, movement patterns, and expressions that make it recognizable. Instead of forcing trends or copying someone else’s features, our treatment plans follow the structure you already have.
Enhancements are placed where your face naturally supports them. This prevents the stretched or heavy look patients often fear.
We Focus on Looking Like Yourself, Just Rested
The goal is not a new face. It is a familiar one that simply looks rested.
Walk into any aesthetic consultation and you will hear a familiar sentence:
“I’ve been thinking about this for years… I’m just scared.”
Friends may say you look healthier or happier, but they can’t identify why. When treatments are done properly, the identity remains unchanged. Confidence increases because you still feel recognizable to yourself.
We Think Long-Term
We choose products and techniques that respect your anatomy both now and ten years from now. Some decisions create quick results but age poorly. Others support skin quality, collagen behavior, and facial balance over time.
Thoughtful placement and conservative dosing prevent accumulation and maintain natural movement as your face continues to mature. This is why we develop a comprehensive treatment plan rather than addressing concerns piecemeal.
What Patients Actually Want
Hesitation around aesthetic treatments reflects a universal human concern: the desire to remain oneself. The goal is rarely to look different. It is to look how you feel internally when the mirror no longer reflects it naturally.
The paradox is that the best aesthetic work is invisible. When done thoughtfully, nothing looks done at all. People only notice that you look like yourself on your best day, every day.
Luxury Isn’t a Price Point. It’s a Strategy.
John H. P. Hudson, Co-Founder, CEO of H & M Mortgage Group
“Don’t ever let someone tell you, you can’t do something.”
— Chris Gardner (Will Smith), The Pursuit of Happyness
In luxury real estate, the conversation often starts with price…but the most sophisticated buyers know something different: Luxury isn’t just about the home you buy. It’s about how you structure the purchase.
After nearly three decades in the mortgage industry, I’ve worked with many successful entrepreneurs, physicians, and executives. One pattern stands out:
The wealthiest buyers rarely focus on the interest rate first. They focus on strategy. Instead of tying up large amounts of cash in a purchase, many choose to preserve liquidity for investments, business opportunities, or future opportunities. Others use tools like seller credits, rate buydowns, and specialized lending programs designed to keep their financial options open.
Because wealth is rarely built by locking capital into a single asset…It’s built by keeping flexibility. Smart financing preserves liquidity while still allowing them to enjoy the benefits of homeownership.
In markets like San Antonio — where luxury inventory, migration, and long-term growth continue to attract buyers — thoughtful financing strategy can create meaningful leverage. Those opportunities usually come from collaboration between an experienced Realtor and a mortgage advisor who understands how to structure the deal. The best outcomes rarely happen by accident…They happen through planning.
As an independent mortgage broker, H&M Mortgage gives buyers access to flexible loan options, competitive pricing, and personalized guidance designed to help them structure their purchase wisely. The goal is helping clients make financial decisions that still make sense years from now.
Work with a great local Realtor (you’ll find many in this magazine). Find the home you love. Then make sure the financing strategy behind it is just as thoughtful as the home itself.
Because in luxury real estate, success isn’t just about the property. It’s about the experience… and the strategy behind the purchase.
Visit HMmtg.com or book a time with me at BookJohnNow.com to explore financing strategies that maximize your dollars and save.
Introducing JENNIFER SANTROCK
Jennifer Santrock brings a rare blend of elite performance, strategic expertise, and refined client care to buyers and sellers navigating San Antonio’s luxury real estate market. A former professional tennis player on the WTA Tour—ranked among the top 100 players in the world—Jennifer’s career is defined by discipline, focus, and results.
Before real estate, Jennifer spent over a decade in leadership roles with global medical device companies including Boston Scientific, Guidant, and Medtronic, earning top sales rankings as a representative, trainer, and manager. This background honed her skills in negotiation, problemsolving, and precision—qualities that translate seamlessly into exceptional representation for her real estate clients. Licensed since 1994, Jennifer moved to San Antonio in 2001 and quickly developed a deep understanding of the city after living in several of its most sought-after neighborhoods.
Known for her integrity, persistence, attention to detail, and full-time commitment, Jennifer consistently exceeds client expectations whether representing buyers or sellers. Her competitive drive and high energy—hallmarks of her professional athletic career—have fueled her success in real estate, earning her Rookie of the Year honors at The Phyllis Browning Company, multiple Platinum Top 50 finalist recognitions, and a seat on the firm’s Advisory Board.
Beyond real estate, Jennifer is deeply involved in the community, volunteering with Meals on Wheels, the San Antonio Food Bank, and Haven for Hope. A mother of two, she has lived across the U.S. and abroad, bringing a global perspective and grounded approach to her work. She is a member of Oak Hills Church and the Dominion Country Club and enjoys yoga, travel, cooking, golf, and staying active.
For buyers and sellers seeking trusted, high-level representation rooted in experience and excellence, Jennifer Santrock delivers with distinction.
jsantrock@phyllisbrowning.com
www.SanAntonioHomePro.com
A River of Christmas Lights: Discovering Europe’s Holiday Markets by Ship
Dionne Roberts, Foster Perry Travel
Christmas markets always held a sort of ethereal appeal for me, like snow globes come to life. I had seen the photos—lantern-lit squares, garlands draped across medieval streets, the soft glow of lights reflecting off centuries-old buildings.
Then I finally went, and I discovered that they’re even more magical in person. The twinkling lights, music echoing through old town squares, and the warmth of mulled wine on a cold evening create a holiday atmosphere that feels wonderfully timeless.
Having now experienced Europe’s Christmas markets this way three different times, I’ve come to appreciate the small details that make the journey especially memorable, from knowing which markets feel most magical after dark to discovering the local treats that shouldn’t be missed. That’s part of what inspired me to host a special Danube Christmas markets sailing in December 2027, sharing the places and traditions that have made these journeys so memorable for me.
The route itself is enchanting. Nuremberg’s famous Christkindlesmarkt fills its central square with traditional crafts and steaming mugs of glühwein, while Regensburg’s medieval streets create a storybook setting for holiday stalls. Passau’s Baroque skyline and Melk’s golden abbey add dramatic beauty along the river, before the journey concludes in elegant Vienna, where the grand Christmas markets beneath City Hall sparkle with lights, music, and holiday cheer
Yet perhaps the greatest magic lies in the rhythm of the journey itself. Days are spent wandering through markets glowing with lights, while evenings bring warm dinners, good wine, and the gentle motion of the river carrying you toward the next destination.
Because some holiday dreams deserve more than imagining. They deserve to be experienced on the river, surrounded by lights, music, and the quiet magic of the season.
BUILD YOUR DREAM BACKYARD
The Heart of the Backyard: Health, Fitness, and Connection Through a Swimming Pool
By Daniella Rodriguez , Element Pool Company
In San Antonio, life moves to the rhythm of sunshine. With long summers, warm evenings, and a culture that celebrates gathering, a swimming pool becomes far more than a luxury, it becomes the heart of the home.
For health and fitness, a pool offers one of the most effective and accessible forms of exercise available. Swimming is a fullbody workout that builds strength, improves cardiovascular health, and increases flexibility without placing stress on joints. Whether it’s early morning laps before work or a quiet evening float after a long day, water has a unique ability to reset both the body and mind. In a city where the heat can make outdoor workouts challenging, a pool provides a refreshing way to stay active year-round.
But the true magic of a pool lies in how it brings people together. In many homes across San Antonio, the backyard becomes the setting for family traditions, children learning to swim, spontaneous cannonball contests, and weekends spent grilling while everyone drifts in and out of the water. These are the small moments that quietly become lifelong memories.
Pools also strengthen relationships in subtle but powerful ways. When screens are set aside and everyone gathers outside, conversations happen more naturally. Parents unwind while watching their kids laugh in the shallow end. Friends linger longer. Even ordinary evenings feel a little more like a vacation.
There’s also a deeper sense of wellbeing that comes from having a personal retreat just steps from your back door. The sound of water, the warmth of the Texas sun, and the feeling of weightlessness in the pool create a simple kind of luxury, one that supports both physical health, mental health and emotional balance.
In San Antonio, a swimming pool isn’t just a backyard feature. It’s a lifestyle, one built around wellness, connection, and making the most of every sunny day.
Our mission is to assist you in achieving your cosmetic goals. Whether you’re seeking to enhance your breasts, body, or face, or you’ve recently shed weight and desire to regain your confidence, we offer personalized, expert care to help you feel your best.
SURGERIES PERFORMED
• Mommy Makeovers • Tummy Tucks
• Blepharoplasty
• Breast Augmentation & Lifts
• Liposuction
• Brow Lifts
• Face Lifts
• Neck Lifts
• Hair transplants
Our Promise
Artful, Timeless, Luxury Living
We offer a client-centered building experience with a complete and thoughtfully organized process from start to finish. Our team stands behind price integrity and guarantees while bringing imagination and inspiration to life in every project. By guiding you through each step, we make what can feel like a complex process simple and enjoyable, with regular construction phase meetings to ensure quality, transparency, and your complete satisfaction.
Luxury Spring Tour
Spring brings a renewed energy to luxury living, where light, landscape, and design come together in their most striking form.
Our Luxury Spring Tour highlights a curated collection of exceptional homes — each offering a unique expression of elegance, comfort, and lifestyle.
Step inside and discover the season’s most inspiring residences.
Open Every Weekend April 18th - May 17th, 2026 2026
Spring Tour of Homes
Experience breathtaking lake and Texas Hill Country views from this exceptional gated waterfront retreat, designed for elevated lakeside living. The property features a stunning main residence and a charming guest house, ideal for hosting family and friends. The main home offers 5 spacious bedrooms and 4.5 luxurious baths, with an open-concept upper level showcasing a gourmet kitchen complete with stainless steel appliances, granite countertops, and an oversized island. Expansive picture windows frame sweeping views, while the living area features soaring ceilings, a gas fireplace, and sliding doors opening to a covered patio.
The primary suite is a private sanctuary with a balcony and spa-like bath. The lower level includes additional bedrooms, baths, and a game room with direct lake access. The guest house adds two bedrooms, a living space, and coffee bar. Enjoy over 150 feet of waterfront with boat and jet ski lifts, multiple patios, a putting green, water slide, elevator, and furnishings included—creating the ultimate lake house escape.
Luxury, Craftsmanship, & Legacy
325 River Ridge Spring Branch, TX
This private waterfront estate, nestled in the heart of the Texas Hill Country is a masterwork by G. Morris Homes, complemented by a resortinspired oasis by Hanalei Pools. Perched high above the Guadalupe River on nearly nine secluded acres, the residence embodies the perfect balance of elegance and comfort — where panoramic river views meet timeless architectural design.
A truly one-of-a-kind estate in the heart of Stone Oak, this exceptional David Mann custom built sits on a premier corner acre and pairs timeless architecture with resortstyle living, featuring a spectacular backyard retreat with a sparkling pool, outdoor summer kitchen, expansive entertaining spaces, and the rare luxury of a five-car garage.
BOOT RANCH
Your Private Hill Country Sanctuary Awaits
Listed by Miguel Herrera and Gary Peterson
Where Life’s Milestones Become Lasting Memories
THERE’S SOMETHING QUIETLY POWERFUL about marking life’s milestones with the people who matter most. Birthdays, anniversaries, graduations, promotions, and even small personal victories gain warmth and meaning when celebrated together. These moments do more than simply punctuate the calendar; they reinforce relationships, build shared stories, and create emotional anchors we return to during more challenging times. When we gather to celebrate someone’s achievement or a meaningful chapter in life, we are doing more than hosting an event. We are affirming connection, appreciation, and belonging.
In a busy world where schedules rarely align and routines can feel repetitive, celebrations offer a rare pause. They allow us to step back and acknowledge progress, growth, and the people who helped make those moments possible. A birthday becomes more than another year. It becomes a reflection on shared experiences. A graduation represents not just academic achievement, but the encouragement of family and friends who supported the journey. Even smaller victories, like completing a big project or reaching a personal goal, feel richer when recognized by those closest to us.
Choosing the right setting for these occasions matters more than many people realize. The environment shapes the mood, the rhythm of conversation, and how comfortable guests feel being present. A well chosen setting allows people to relax and focus on each other instead of worrying about details. Lighting, sound, atmosphere, and service all contribute to the tone of the gathering. When these elements come together, a simple dinner can become a meaningful experience that people remember long after the evening ends.
For those looking to celebrate in a way that feels effortless and elevated, the right restaurant can make all the difference. J-Prime offers an ideal setting for milestone moments by combining exceptional food, attentive service, and a refined atmosphere that still feels welcoming. When the meal itself is memorable, it becomes part of the celebration rather than just a backdrop.
Attention to quality is evident in every detail. Each dish is prepared with premium ingredients and thoughtful care, making the dining experience a highlight of the gathering. Guests can savor rich flavors while enjoying conversation and connection around the table. When people linger over courses and enjoy the experience together, the evening unfolds naturally and encourages meaningful interaction.
Service also plays a major role in creating a smooth and enjoyable celebration. Attentive but unobtrusive staff allow hosts and guests to focus on each other rather than on logistics. Coordinating the timing of courses, accommodating dietary needs, or presenting a special dessert for the guest of honor are small details that make a big difference. These thoughtful touches remove stress from the planning process and allow everyone to remain present in the moment.
Atmosphere is another important element in shaping a memorable gathering. A space that feels elegant yet comfortable allows each group’s personality to come through. Some celebrations are lively and full of laughter, while others are more intimate and reflective. The right environment supports both, giving guests room to connect in ways that feel natural. When a space is thoughtfully designed, it enhances the experience without overshadowing the people at the center of the celebration.
A well planned evening in a beautiful setting also creates lasting sensory memories. The taste of a favorite dish, the sound of laughter across the table, and the warmth of shared conversation all become part of the story. These details stay with us long after the night is over. Years later, someone might remember not only the occasion but the feeling of being surrounded by the people who mattered most. Practical planning can help make celebrations feel meaningful rather than stressful. A few simple strategies can elevate the experience for everyone involved.
Focus on the person or achievement. Personal touches such as favorite foods, a heartfelt toast, or a custom playlist help the honoree feel recognized and appreciated.
Keep the guest list intentional. Inviting the people who truly matter to the honoree helps create a positive and welcoming atmosphere where conversations feel genuine.
Plan logistics ahead of time. Choosing a comfortable time and letting the venue handle as many details as possible allows hosts to stay present and engaged throughout the event.
Mix tradition with spontaneity. Rituals such as toasts or celebratory desserts add structure, while relaxed conversation leaves room for unexpected moments of joy.
Capture memories thoughtfully. A few photos or short written messages from guests can preserve the spirit of the celebration without turning the event into a staged production.
Celebrating special occasions with loved ones is an investment in relationships, wellbeing, and shared history. These moments strengthen the bonds that carry us through life’s challenges and enrich our everyday experiences.
At J-Prime, where exceptional food, attentive service, and an inviting atmosphere come together, celebrations can unfold naturally and beautifully. Whether it’s a milestone birthday, an anniversary, a long awaited promotion, or a quiet personal triumph, honoring the moment in the company of loved ones gives it the recognition it deserves. Over time, these gatherings become stories we revisit again and again, reminders that life’s most meaningful achievements are best celebrated together.
A commanding presence in the prestigious enclave of Cantera Hills, this architectural masterpiece embodies elevated living at its finest. Interiors are defined by sculpted wall treatments, bespoke finishes, and designer lighting that enhances the seamless flow of expansive spaces. Thoughtful architectural details lead effortlessly to a resortstyle pool, and curated outdoor sanctuary, creating a harmonious composition of design and refined luxury.
NOTABLE SALES
Our Luxury Agents have been busy securing prime real estate for their clients. Here are some notable sales.
Listed by Binkan Cinaroglu, Kuper Sotheby’s Int’l Realty
226 AUGUSTA | LIST PRICE $1,962,000
Listed by Patti Nelson, San Antonio Portfolio KW RE Buyer Rep. Carey Yeager, CR Realty, LLC
6907 BLUFF RUN | LIST PRICE $1,600,000
Listed by Kimberly Howell, Keller Williams Legacy Buyer Rep. Kimberly Howell, Keller Williams Legacy
6335 MALAGA WAY | LIST PRICE $1,499,000
Listed by Tomas Guajardo, Tom Guajardo Real Estate Buyer Rep. Shail Patel, Kuper Sotheby’s Int’l Realty
203 LAKERIDGE | LIST PRICE $1,495,000
Listed by Malina Bercher, Kuper Sotheby’s Int’l Realty Buyer Rep. Noemi Chavez-Wallace, Premier Realty Group Platinum
Listed by Claudia Wheeler, Phyllis Browning Company Buyer Rep. Susan Willis, Kuper Sotheby’s Int’l Realty
28860 VERDE MOUNTAIN TR | LIST PRICE $1,400,000
Listed by Kevin Crawford, San Antonio Portfolio KW RE Buyer Rep. Susan Hallmark, Kuper Sotheby’s Int’l Realty
7424 SECRETARIAT LANE |
$1,349,000
Listed by Amy Kolb, Kolb Real Estate LLC Buyer Rep. Elizabeth Collins, Keller Williams City-View
$1,340,000 Listed by Susan Hallmark, Kuper Sotheby’s Int’l Realty Buyer Rep. Kiana Sonora, Keller Williams Boerne 5 DENBURY |
PRICE $1,299,905
Listed by Joseph Aguilar, BHHS Don Johnson Realtors - SA Buyer Rep. Cleopatra Talos, Cibolo Creek Realty, LLC
$1,299,000 Listed by Richard Grimes, San Antonio Portfolio KW RE
$1,275,000
Listed by Leslie Brown, Phyllis Browning Company Buyer Rep. Amanda Grothues, Engel & Volkers San Antonio
Listed by Paige Japhet, Red Wagon Properties • Buyer Rep. Elizabeth Priest, Phyllis Browning Company
Listed by Patti Nelson, San Antonio Portfolio KW RE • Buyer Rep. Kevin Best, San Antonio Portfolio
We are deeply grateful to our exceptional sponsors, exhibitors, speakers, and the team at the JW Marriott San Antonio Hill Country Resort for bringing this year’s Summit to life. Together, we welcomed over 620 industry professionals for a day that sparked connection, inspired new perspectives, and elevated the conversation around luxury real estate.
620+ PROFESSIONALS. REAL STRATEGIES. REAL CONNECTIONS. ONE POWERFUL DAY. FEATURED SPONSORS
