Plan Framework

Housing Snapshot

The Medical Center Area Regional Center has had a renewal of housing growth since 2010, growing by 1.2% annually from 2010 to 2016 and adding 1,900 households. Characteristics of households in the Medical Center Area vary considerably from the City overall and households are much smaller on average, with an average household size of 2.05 compared to the City average of 2.73. As well, 57% of households in the area are non-family households, compared to only 35% in the City and 31% in the San Antonio-New Braunfels Metropolitan Statistical Area (MSA). The Regional Center has a population that is much younger than the region overall, including a higher proportion of residents age 25 to 34 years old. The younger population and smaller households are a reflection of the educational institutions in the center and the large employment base.

The Medical Center Area housing stock is significantly different from the rest of the City, driven in part by the smaller household sizes and younger overall population. The area has far fewer single family detached homes, and much more rental housing. Only 13% of housing units are single family detached homes, compared to 64% in both the City and the MSA. There is much more multifamily housing in the area, with 51% of units in structures with 10 or more units (18% in the City, 13% in the MSA). There are also large differences in housing tenure and the characteristics of households between the Medical Center Area and the region. 84% of housing units in the Regional Center are renter-occupied, much higher than the 47% in the City and 38% in the MSA.

Average home values in the Medical Center Area are similar to the County overall. The average single family home value is $164,500, only slightly higher than the County average of $163,000. The average home sale price from 2016 to 2018 was $159,000. While there has not been much new single family construction, some recently built homes west of Babcock Road have listed and sold for closer to $200,000.

Similar value trends appear in rental housing. Average rent in the Medical Center Area is $883 per month ($1.07 per square foot); lower than the County average of $921 per month ($1.11 per square foot). For new construction (developments built in 2010 or later) in the area, however, rents average $1,225 per month ($1.36 per square foot), on par with the County average for new construction. There have been five new apartment developments completed since 2010, totaling 1,504 new units. An additional four projects are under construction, and will add 567 more units to the area.

Housing affordability challenges for current residents of the Medical Center Area Regional Center reflect county-wide averages. Twenty five percent of homeowners are cost burdened (meaning they pay more 30% of their income on housing), which is approximate to the County-wide average of 23%. Less than half (45%) of renters are cost burdened, which is the same as the County-wide average of 45%. Households with lower annual incomes (below $35,000) are more likely to be cost burdened in the Regional Center. There is an existing presence of income-restricted affordable housing units including four low income housing tax credit projects and four public housing projects owned by the San Antonio Housing Authority.

Housing issues and strategies were primary topics of discussion at Community Meeting #2 and Planning Team Meetings #5 and #8, and were prominent topics of community and stakeholder input throughout the planning process. Community Meeting and Planning Team Meeting Summaries are available in the documents library of the Medical Center Area Regional Center Plan webpage.

Challenges in the Medical Center Area Regional Center

The Medical Center Area has recently been attracting multifamily and some single family attached and detached housing development throughout the area with some in mixed-use areas. New development for residential is primarily infill and redevelopment, which is more challenging. Development regulations related to new development are either oriented towards suburban, greenfield development or urban/downtown infill development. The regulations sometimes do not fit within the context of the Medical Center Area (e.g. zero foot setbacks on major arterials). There is an estimated capacity of approximately 400 acres for residential development on opportunity parcels. Growth forecasts for the area estimate over 7,200 new units by 2040. There are three main challenges in the Medical Center Area Regional Center related to housing:

1. Reinvesting in Existing Neighborhoods: Identify programs and tools for existing homeowners to reinvest in their homes and support investment in neighborhoods. Reinvestment in existing multifamily projects is also needed.
2. Diversifying Housing Options: The housing options in the Medical Center Area Regional Center are predominately single family homes or older, garden style apartments. There are a variety of housing types (townhomes, condos, more urban apartments, compact single family) that could be supported and would improve options and walkability that increase the appeal for live/work environments in the area.
3. Maintaining Opportunity for All Household Types and Incomes: Cost of new development and demand for the area make rents and prices for new and even existing homes harder for lower income residents to afford. However, there is a significant amount of affordable housing within the area. Preserving this existing base is a challenge.

Recommendations

Housing recommendations were developed based on the Medical Center Area’s vision and goals and to address the challenges identified during the planning process. Specific strategies to implement these recommendations can be found in the Implementation section of the plan.