February 2026 Residence Magazine (1)

IN THIS ISSUE

From the Executive Director-----------------------------------------------------------4

Calendar of Events------------------------------------------------------------------------6

Melissa Cabello Havrda takes Commissioner’s Oath-------------------------8

SAAA Leadership at TAA Meeting---------------------------------------------------9

SAAA hosts Member Mixer-----------------------------------------------------------10

TAA Career Center-----------------------------------------------------------------------11

State of the Industry--------------------------------------------------------------------12

Fair Housing Symposium-------------------------------------------------------------23

Certified Apartment Manager (CAM)---------------------------------------------24

Red Book Symposium-----------------------------------------------------------------26

March Education Courses------------------------------------------------------------27

Leadership Lyceum Application----------------------------------------------------31 2027 Directory and Buyer’s Guide-------------------------------------------------33

SAAA New Members--------------------------------------------------------------------34

ExecutiveDirector

KyleWard|executivedirector@saaaonlineorg Finance&Accounting

RosaPeraltaDeLeon|rosa@saaaonlineorg Communications&Marketing communications@saaaonlineorg Programs,Events&Education

KennethaBanks|kbanks@saaaonline.org

Membership/PACFundraising

ClementeSanchez|csanchez@saaaonlineorg GovernmentRelations

MelissaCabelloHavrda|melissa@saaaonlineorg SarahTaylor|sarah@saaaonlineorg ExecutiveAdministrativeAssistant/OfficeManager ElizabethGarza|egarza@saaaonlineorg

San Antonio Apartment Association 7525 Babcock Road, San Antonio, TX 78249 OFFICE 210 692 7797 or 877 306 4108 Fax 210 692 7277 or 877.316.1984 www saaaonline org

Great turnout for the Member Mixer at Elsewhere Too

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

The“Residence”MagazineispublishedmonthlybytheSanAntonioApartmentAssociation Inc Circulatedfree TheSanAntonioApartmentAssociation Inc expresslyreserves theright initssolediscretion torejectadvertisingwhichmaysubjecttheSanAntonioApartmentAssociation Inc toliabilityunderstatutoryorcommonlaw Contributed materialdoesnotnecessarilyreflecttheviewsandopinionsoftheSanAntonioApartmentAssociation

Allrightsreserved Materialsmaynotbereproducedortranslatedwithoutpermission Entirecontentsarethe©Copyright2022oftheSanAntonioApartmentAssociation Inc ADAComplianceStatement: TheSanAntonioApartmentAssociation,Inc ( SAAA ),iscommittedtoupholdingthestandardsof,andstrictlycomplyingwith,theAmericanswith DisabilitiesAct(the ADA ) ItisthepolicyofSAAAtoallowServiceDogsandServiceMiniatureHorsestoaccompanythepersonforwhomtheanimalisprovidingaserviceinthe areasofpublicaccommodationattheofficeofSAAAandatSAAAevents,programsandclasses

2 FEBRUARY 2026 | WWW SAAAONLINE ORG

2026 SAAA EXECUTIVE COMMITTEE

DIRECTORS AT LARGE

Director: Alexis Gomez, Trace Property Management

Director: Arleen Garza, REEP Management

Director: Quincy Jones, Belfor Property Restoration

Director: Rocio Marquez, NRP Management, LLC

Director: Jessica Kelly, Embrey Management Services

Director: Alexie Loriente, SMART Apartment Data

Director: Christina Marquez, ResProp Management

Director: Natalie Bennett, Apartment Solutions, Inc

Director: Patrick Hurley, Highland Commercial Properties, Inc.

Director: Randall Baker, Vista Ridge Apartments

Director: Rogelio Granado, Prospera Property Mgmt

Director: Tomas Lopez, Heritage Landscapes

Director: Victoria Febus, Opportunity Home San Antonio

LEGAL COUNSEL

David Fritsche 210.227.2726 | david@lawordf.com

President - Mike Rust, CAMT, CAPS

President-Elect - Matt Jones

Treasurer - Cayce Coon, CAM, CAPS

Secretary - Christy Rodriguez

TAAEF President - Richard Whatcott

Delegates - Alan Ross, Kara Morkovsky, Lyssette Perez, Maddie Patrick, Tabatha Blunt, Emery Johnson, Ryan Baldwin

SAN ANTONIO SUPPLIER COUNCIL

President: Emery Johnson, The Phoenix Recovery Group

President-Elect: Lyssette Perez, Apartments.com

Vice President: Quincy Jones, Belfor Property Restoration

Secretary: Tracy Hungate, DrainWorks Inc.

PastPresident: Steffany Esnaola, MRI Software

LIFETIME BOARD MEMBERS

Barbara MacManus, CAM, CAPS, CPM

Bob Ross, Bob Ross Realty

Marc Ross, Bob Ross Realty

Chair - Chris Burns, CAM, CAPS

Chair-Elect - Jeannette Cox

Vice-Chair - Brian Chase

Treasurer - Mark Hurley

Secretary - Bonnie Smetzer

Immediate Past Chair: Alan King, CPM

Delegates - Alan Ross, Maddie Patrick, Ryan Baldwin, Debbie Wiatrek

Voting = Multifamily Industry Matters

There’s a big election coming up on Tuesday, March 3, 2026. Several races will be decided determining which candidates will face off in the general election in November.

Voters will cast votes for Bexar County Judge as well as for several local and state races. SAAA amplified the ADVOCATE pillar of our mission statement through candidate interviews, endorsements, and PAC dollars.

Who wins elections directly impacts our industry’s business operations, costs, and overall viability. Many times people do not vote because “they don’t like politics.” The truth is voters are choosing office holders who will ultimately make major decisions resulting in improving or harming the multifamily housing industry.

On Tuesday, March 3, exercise your right to vote as a Texas citizen and as an industry stakeholder. Election results do have consequences. Your vote counts!

PLATINUMmembers

Alan Ross Bob Ross Realty

Allyson McKay Embrey Management Services

Debbie Wiatrek Summit PM

Emery Johnson

Kara Morkovsky Portico Property Management

Leo L’Homme Fresh Meadows REI

Marc Ross Bob Ross Realty

Mike Rust Highland Commercial Property

Natalie Bennett Apartment Solutions Inc.

Renetta Quintana Capstone Management

Ryan Baldwin Franklin Apt. Mngt.

Scott Milgrom

Image 360

Steffany Esnaola

MRI Software

Steve Colella

MDP Management

Steve Ross

Bob Ross Realty

Sunny Davila

Kairoi Residential

Timothy Lippard

Splash Branding

Victoria Keeler

Churchill Forge Properties

SILVER members

Jennifer Morales

GOLD members

AlexisGomez TraceProperties

ClaraSeelhammer 2-SDConstruction

GaryGreene FSIConstruction

JenniferBain HomeDepot JessicaKelly Embrey

LoriSomerville ChadwellSupply

LyssettePerez Apartments.com

MaddiePatrick ForesightAssetManagement

NinaSegundo PorticoPropertyManagement

OmarRodriguez TheLibertyGroupStaffing

TravisKamp D-KamConstruction

Alexie Loriente

Corrina Gutierrez

Emily Wiatrek

Jennifer Kimball

Leslie Herrera

Rocio Marquez

Tabatha Blunt

2026 Calendar of Events

SAAA leadership is in Lubbock for TAA meeting under the leadership of TAA President Mike Rust, former SAAA President.

SAAA was recognized twice today by TAA for financially supporting the TAA PAC with a donation of nearly $27,000 to support the advocacy pillar of our mission.

Additionally SAAA was honored for outstanding community service for a recent shoe drive for children, and food collection in cooperation with the San Antonio Food Bank for Veterans who are experiencing food insecurity

We had a �������������������� February 20th at our Member Mixer with 160 members joining us at Elsewhere Too for an evening of networking and boot-scootin' fun.

Huge thanks to our Membership Co-Chairs, Christy Marquez and Savannah Estrada, for helping make the event such a success!

And congratulations to our Best Dressed winners: Ana Rocha – Best Dressed Cowgirl Giovanni Contreras – Best Dressed Cowboy Both representing Franklin Management Company! We love seeing our members show up and show out!

CAREER CENTER

The Texas Apartment Association Education Foundation's Room to Grow campaign is driving job seekers of all experience levels straight to the TAA Career Center—and now is the perfect time to post your open positions. As an SAAA member, you have access to an exclusive 50% discount on Basic and Enhanced job posting packages at careers.taa.org using promo code SAAA50.

Whether you’re hiring onsite team members, maintenance professionals, or corporate staff, the Career Center connects you with candidates who are actively exploring career pathways in our industry. Don’t miss the chance to find your next great hire at a significant discount.

How to Use Your SAAA Discount:

1.Visit careers.taa.org and sign in.

2.Select your membership status and log in.

3.Click Post a Job and choose San Antonio from the dropdown.

4.Select your posting package and click Buy.

5.(Discount valid on Basic or Enhanced packages.)

6.Enter promo code SAAA50 in the “Have a promo code?” field and click Apply.

7.Review your total and click Complete Order.

PROMO CODE SAAA50

Your next amazing team member could be just one post away— take advantage of your member discount and start recruiting today!

STATE OF THE INDUSTRY

TIM ANDERSON

Manager, Product Marketing, MRI Software

After two years of rent declines and a flood of new supply, the start of 2026 has us asking a pivotal question: Are we finally at the inflection point, or is the pain set to linger through 2026?

The answer matters deeply for owners, operators, developers, and investors across the region. Over the past 24 months, effective rents have reset downward, heavy concessions have become a market norm, and competition particularly from newly delivered Class A product has intensified across multiple submarkets Yet beneath those meaningful challenges, a glimmer of positivity shines through. The pace of supply is slowing down, occupancy rates are rising back up after a multi-year decline, and the region’s job and population growth outlooks remain stronger than most of the U.S.

As we enter 2026, data from MRI Software suggests that the market is no longer in freefall, fundamentals are stabilizing, and a possible return to modest rent growth over the coming year isn’t out of the question.

Let’s dive into what changed, what’s improving, and why 2026 feels less like another year of pain, and more like the reset San Antonio’s been waiting for.

A market shaped by supply

We can’t discuss the past two years without acknowledging the historic supply wave that reshaped the market.

12 FEBRUARY 2026 | WWW SAAAONLINE ORG

STATE OF THE INDUSTRY | FEBRUARY 24, 2026

More than 130 multifamily professionals gathered at the Greater San Antonio Builders Association for SAAA’s 2026 State of the Industry event. The event had an impressive turnout that reflects the strength and engagement of San Antonio’s rental housing community. From insightful presentations by Alejandra Lopez and Tim Anderson of MRI Software to a dynamic panel of local leaders, the morning was filled with meaningful conversation, thoughtful questions, and a shared commitment to navigating the year ahead together. The energy in the room was clear: this is an industry that cares deeply about its residents, its teams, and the future of multifamily housing in San Antonio.

SanAntonioApartment Association-StateoftheIndustry

REMARKS BY ALEX LOPEZ, ASSISTANT CITY MANAGER

The City of San Antonio is actively fostering growth through strategic partnerships and workforce initiatives. These efforts emphasized both the opportunities and challenges shaping our regional economy.

Today, San Antonio’s population is approximately 1.5 million residents, and that number is projected to continue rising over the next several decades. Based on current long-range estimates, San Antonio is expected to reach just over 1.9 million residents by 2030, reflecting significant growth over the next few years. By 2040, we are expected to grow to 2.2 million, and reach 2.5 million by 2050.

This trajectory has major implications for housing availability, transportation networks, water and energy systems, and public services. It underscores the importance of aligning our bond programs, utility planning, and land use strategies with the needs of a growing city. The City is making historic investments to ensure our streets, parks, drainage systems, and public facilities meet both current needs and future demands.

Through our voter-approved bond programs and ongoing maintenance initiatives, we are delivering improvements at an unprecedented scale. Our 2022 Bond Program, which at $1.2 billion is the largest in our history is 60% complete or underway, including 41 completed projects, 72 under construction, 71 in design, and 3 in pre-design.

$472 million was dedicated to streets, bridges, and sidewalks to improve connectivity and reduce congestion $272 million for parks and greenway trails, expanding recreational spaces and enhancing quality of life $170 million for drainage and flood control projects to strengthen resilience against severe weather $136 million for libraries, community centers, cultural facilities, and public safety facilities to support vibrant neighborhoods

In addition to bond projects, the Street Maintenance Program will deliver 1,558 preservation projects and 385 rehabilitation projects in 2026 ensuring our road network remains safe and efficient We are also improving sidewalk connectivity By investing $17 million, we will add 21 new miles of sidewalks and repair 11 miles of broken segments, enhancing pedestrian access across the city

Reliable utilities are also a cornerstone of housing stability and economic growth, and the City is working proactively with our utility partners to ensure systems keep pace with future demand. SAWS has implemented a policy shift to use property liens for unpaid balances instead of water shut-offs. This approach protects renters from service disruptions while maintaining accountability for property owners. CPS Energy’s Multifamily Program supports weatherization and energy-efficiency upgrades, reducing utility costs for residents and improving overall building performance Recent CPS acquisitions have increased power generation capacity at lower cost, improving reliability and affordability These initiatives and the upcoming discussions around rate adjustments reflect a longterm commitment to aligning utility infrastructure with housing growth, economic development, and sustainability goals

The City of San Antonio is actively fostering growth through strategic partnerships and workforce initiatives These efforts emphasized both the opportunities and challenges shaping our regional economy Expanding sectors such as advanced manufacturing, healthcare, and professional services position San Antonio as a competitive market for highquality jobs Major projects like JCB’s Southside facility, Toyota’s rear axle production expansion, and Guidehouse’s corporate growth reflect confidence in our workforce and infrastructure Similar to the housing industry, employers are also experiencing the rising construction costs and supply chain pressures that slow project timelines and increase development risk.

The voter-approved SA: Ready to Work Program will address talent gaps by investing over $200 million into workforce development, providing tuition assistance for job training through 2029. Since its launch, the Ready to Work program has connected nearly 4,000 residents to quality jobs. On average, participants enter the program making $11,000 a year and are being placed into jobs earning $45,000 This salary represents a $34,000 annual increase, underscoring the program’s impact on economic mobility for local families

The San Antonio International Airport Terminal Development Plan is a $2 5billion master plan that includes a new terminal with up to 18 gates, 850,000sqft of passenger space, 41,000sqft of concessions, and a modern Federal Inspection Station all scheduled for completion by mid-2028 The new terminal and international inspection facilities are expected to facilitate expanded nonstop domestic and international routes opening new markets for tourism, trade, and business. SAT is projected to serve approximately 13million passengers annually by 2030, up from 11.4million in 2025.

The airport currently supports over $74billion in regional economic activity and 55,000 jobs The terminal expansion alone is projected to support an additional 16,000 permanent jobs, further boosting local contractor, subcontractor, and vendor opportunities These initiatives reflect a strategic, longterm investment in San Antonio’s global connectivity, passenger experience, and regional economic competitiveness

The Sports & Entertainment District represents a transformative investment in San Antonio’s urban core, designed to strengthen connectivity, attract talent, and create a vibrant destination for residents and visitors alike. At least $1.4 billion in integrated residential, hotel, retail, and office space, will create a dynamic environment for living, working, and entertainment. This project is a catalyst for economic growth and community activation projected to support more than 1,300 jobs while driving tourism, enhancing quality of life, and reinforcing downtown as a hub for business and talent attraction.

San Antonio is making bold, strategic investments that will shape our city for decades to come These efforts are not just about meeting today’s needs; they position San Antonio to compete globally, attract talent, and deliver the quality of life our residents deserve

FEATURED RESOURCES FOR PROPERTY MANAGEMENT

As a valued member of the Texas Apartment Association (TAA) community, we are excited to introduce you to the valuable resources and opportunities offered by the TAA Education Foundation (TAAEF) to help our members recruit, retain and advance talent in Texas rental housing. Through our education programs, we are committed to fostering personal and professional growth and opening doors to career pathways.

SAAA NEW MEMBERS

SUPPLIERS:

EMERALD

POOLS AND SPAS

JA LANE DESIGN STUDIO

RE-OPS

REPUBLIC SERVICES

TLC TOTAL LAWN CARE

Marketing Opportunities / Advertising with SAAA

Published digitally every month, any new ad submissions for annual advertisers can be updated quarterly, the deadline is the 15 of every month. th Files can be sent in pdf or jpeg format and will have an active link to your website! Page size: 8 5” wide x 11” high Page size: 8.5” wide x 5.5” high

Full page ad: 9-12 issues = $249 per month

5-8 issues = $299 per month 1-4 issues = $349 per month

Half page ad: 9-12 issues = $199 per month

5-8 issues = $249 per month

1-4 issues = $299 per month

Quarter page ad: 9-12 issues = $149 per month

5-8 issues = $199 per month 1-4 issues = $249 per month

PROMOTEYOURBUSINESSEFFECTIVELYANDBESUREYOUR

SAAAISATRUSTEDRESOURCE:OURNETWORKOF

SAAAISATRUSTEDRESOURCE:OURNETWORKOF