Luxury Home Magazine San Antonio | Hill Country Issue 15.5
THE SUMMER I TURNED MEAN (AGAIN)
I made my career being mean. Well, I’m always polite and respectful, but I’ve had a reputation among sellers that, if they hired me, they would need to do more work to prepare their home. It might be tough, but the results were worth it. Many years ago, Phyllis Browning herself asked me to speak to the other agents about how to prepare a luxury home for sale because my results were beating the market.
I even had a slogan, “Px3” to describe my methods: price, presentation, and pitch (marketing) all had to be perfect for a luxury home to sell at a premium. Thankfully, the results led to a higher net return, fewer days on market, and happy clients. Sellers who wanted the best result sought me out not because it would be easy, but because it would be worth it. In sports, many elite players want to be coached hard to reach their potential. I thought of myself like a local real estate Nick Saban.
For example, I wouldn’t allow my client to offer an allowance for filthy carpet; I’d make them replace the carpet before it came on the market. I discovered that painting the 1980s and 90s “orange-red” stained cabinets a warm white was like printing money because it improved and modernized the look drastically. Many of the homes I was tasked with selling were faux-Tuscan, so as that style fell out of favor, my goal became to de-Tuscanize them. I was also a tyrant about having landscape neat and trimmed, with beds freshly mulched. If a seller wasn’t on the same page, then I told them I wasn’t the best fit and I walked away.
Here’s the reason I leaned into asking for perfection. San Antonio has always been one of the weakest luxury markets in the country. The Alamo City generally has 90% fewer sales over $1 million than DFW, Houston, and Austin. Our corporate base and per capita income is much smaller. However, my specialty is selling the top one percent of homes here. 15 years ago, a million-dollar home could be lovely yet still sit on the market for over 300 days. Demand simply wasn’t high enough. Then COVID-19 happened.
2021-22 created an illusion in the high-end market that was largely temporary. Buyers could tap into sub-3.5% interest rates, and, the pandemic created opportunities for people to live well outside of areas where they worked because offices were closed. With people wanting to be outdoors, enjoy large yards, plus, our affordable market, the San Antonio area became a target for many buyers from California and other more expensive markets. This increased demand dramatically. That’s when my methods became obsolete. Why do the most when multiple offers could come in without much effort?
Starting in 2023, interest rates rose sharply. Then companies started making employees come into the office again. On top of that, many of the buyers who moved here in 2021 realized our weather wasn’t to their liking. The economy is confusing to most people with tariffs, oil prices, employment, and inflation leading the uncertainty.
This summer it became apparent that it was a buyer’s market. The most recent stats show nearly 20% more inventory on the market than last year with a 25% dip in pending sales and a 15% increase in days on market. It’s difficult to get buyers into contracts but even harder to keep them in contracts. A study just came out showing that San Antonio has the highest percentage of contract terminations in the country, yikes!
So, I went back to being mean. I’m asking sellers to get an inspection and have repairs completed before coming on the market. I am once again enforcing the importance of clean, uncluttered design inside and out and updating dated spaces before coming on the market. Pricing today must be more precise, perhaps focusing on 3-6 months of analysis instead of 12. Homes are still selling, but sellers need to know it’s tougher to get it done in 2025.
If I can be a resource, please reach out at 210.386.1833 or jglast@phyllisbrowning.com.
Jason Glast
OLMOS PARK
Jason Glast REALTOR® | Attorney
KEVIN IS REALLY BAD AT A LOT OF THINGS... SELLING LUXURY HOMES IS NOT ONE OF THEM.
55 WELLESLEY LOOP
HUNTINGTON AT SHAVANO PARK
For more than 40 years, award-winning builder Paul Allen devoted his career to creating some of the most remarkable homes in San Antonio, residences known for their craftsmanship, innovation and timeless beauty. This particular home was different. It was to be his personal residence, the one designed for his own family, the one he envisioned enjoying for the rest of his life. Every finish, every feature, every detail was selected without compromise, reflecting not only his expertise as a builder but also his personal taste and vision for what a home should be.
Though Paul’s passing was unexpected, his legacy lives on. His dedicated team, who worked beside him for years, is completing this masterpiece exactly as he intended. The result is more than just a new home, it is the culmination of a lifetime of passion and artistry, and a rare opportunity to own a true piece of San Antonio’s homebuilding history.
Offered at 4,750,000
5,925 sq. ft. of uncompromising luxury
4 bedrooms | 4.5 baths | 4-car garage
Enormous dual master closets
Secondary master suite
Expansive game room
One of Huntington’s most desirable lots with southeasterly breezes and no rear neighbors
Spectacular outdoor living space designed for year-round enjoyment
Completion expected early 2026. Available to walk now.
SAN ANTONIO, TX 78232 Former
FROM the PUBLISHER
Fall always seems to arrive right on time in San Antonio, bringing cooler air, rich colors and a rhythm that feels both refreshing and familiar. It’s a season of transition, at home and in business. Like many companies, we use this time to reflect, reset and start planning for the year ahead. At home, it might mean swapping pillows, adding layers of texture and getting ready to welcome guests around the table. This issue reflects that shift, including a feature on seasonal Food & Entertaining from J-Prime Steakhouse on pages 134–135. Whether you’re hosting clients or family, it’s a reminder of what it means to gather with intention.
Our cover home, presented by Debra Janes of NICHE Properties, is a Frenchstyle estate in The Crescent at The Dominion, set behind private gates on a hilltop. It’s a home built for presence and privacy, with soaring ceilings, large windows and beautiful outdoor spaces that invite both celebration and quiet moments. Seven bedrooms, a luxurious owner’s wing with a study and gym and grand interior rooms offer space and flexibility. The pool, gazebo and surrounding grounds have even hosted film productions and weddings. For those looking for something rare, the seller is offering private financing to qualified buyers.
This issue arrives during Breast Cancer Awareness season and we’re honored to include a thoughtful piece on breast reconstruction from Dr. Ramón Garza on page 76. In Wellness on pages 100–101, Jules Aesthetics & Wellness reflects on beauty through the decades. The Market Report by John Hudson, page 104 breaks down today’s mortgage landscape. Travel with Foster Perry on page 108 highlights elevated culinary travel, while Bourn Homes on pages 116–117 shares honest advice. You’ll also find Outdoor Living with Element Pools on page 120 and a New Construction section on page 121.
Cancer is one of those things that touches nearly everyone. In our own family, it’s something we’ve walked through alongside loved ones, and it reminds us how deeply connected we all are. This season brings that into focus. As we look ahead to Thanksgiving, we hope you find comfort, connection, and meaning in the way you gather. The holidays, especially when someone’s absence is felt around the table, offer a quiet reminder of how fragile life is and how important it is to hold close what truly matters.
Luxury Home Magazine remains a trusted resource for all things luxury, thoughtfully curated by the professionals who shape this market. Whether you’re searching for your next home, a business to partner with, or simply enjoying what this city has to offer, we’re glad you’re here.
An elite equestrian facility designed with both horse and rider in mind, this estate features professional-grade arenas, climatecontrolled barns and year-round paddocks, supported by thoughtful infrastructure that makes daily training effortless. What sets it apart is not only the caliber of the amenities, but the rare convenience of finding them just minutes from San Antonio, an equestrian lifestyle without the long country commute.
30350 Ralph Fair Road
FAIR OAKS RANCH, 4 BEDROOMS, 4 FULL AND 1 PARTIAL BATH, 5,489 SQ.FT., PRICE UPON REQUEST
Refined finishes and thoughtful design shape interiors that turn everyday moments into something extraordinary. Soaring ceilings, natural textures and walls of glass create an atmosphere that is both elegant and inviting. These are spaces where family life unfolds with ease and gatherings linger well into the evening. Beyond the walls, the home opens seamlessly to expansive patios, sweeping lawns and a sparkling pool that invite effortless living under the Texas sky. Together, the interiors and outdoor spaces strike a rare balance of sophistication and comfort, offering a lifestyle that feels both refined and enduring.
Spectacular Texas Hill Country living awaits within this 6.1- acre, estate meticulously built by JL Asher Custom Homes. Unsurpass ed quality, craftsmanship and creative design harmoniously combine to create a stunning living space with seamless indoor/outdoor integration. Hand- selected for only the fine st appointments throughout, including custom ceilings, historic old wood beams, antique doors and modern architectural details. 5.1 acres are AG EXEMPT. The property is privately gated with keypad entry, located within Comal County in SAGE OAKS subdivision. Truly a RARE FIND! Call Robin today for more information! R O B I N SAU N D E R S
Perched atop a private 3.62-acre hilltop in the Peninsula at Mystic Shores, this custom residence showcases the pinnacle of Hill Country luxury. A dramatic entry with soaring 22-foot ceilings and walls of glass frame sweeping Guadalupe River views, anchored by a striking porcelain tile fireplace. The chef’s kitchen features Thermador appliances, an oversized island, and custom cabinetry, while the spa-like primary suite offers a dual rain shower, soaking tub, and stunning sunsets. With en-suite bedrooms, a media room, office, and expansive outdoor living complete with a full kitchen and balcony, this home blends elegance and entertainment. Residents enjoy exclusive lakefront amenities in a gated community minutes from San Antonio, New Braunfels, and Wimberley.
LUXURYWITHOUT LIMITS
the COLLECTION
HISTORICALLY SIGNIFICANT SPANISH REVIVAL IN MONTE VISTA
Listed in the National Register of Historic Places , the Dr. J. L. Felder House is a testament to Spanish Revival style and the city’s rich architectural history. Landa Library, Aztec Theatre, and the Bushnell are just a few of the notable buildings by architect, Robert B. Kelly, that share this historic designation. Prominently sited on a premier street in Monte Vista, 130 E. Lynwood Avenue, exemplifies a masterful blend of modern amenities with period craftsmanship – original hardwoods, three fireplaces, carved wood doors, plaster walls and mouldings. Highly versatile for multiple generations and lifestyles, the expansive residence offers a gorgeous pool/outdoor entertaining area, stainless steel appliances, soapstone counters, a 3-car garage, 6 generous bedroom suites in the main home, and a 2-bedroom guest house.
6,067± Sq. Ft. Main House | 6 Bedrooms, 5 Bathrooms, 2 Half Bathrooms
800± Sq. Ft. Guest House | Pool | 0.46 Acre Lot
PHYLLIS BROWNING COMPANY IS PLEASED TO WELCOME A TRUSTED EXPERT IN LUXURY REAL ESTATE
PHYLLIS BROWNING COMPANY IS PLEASED TO WELCOME A TRUSTED EXPERT IN LUXURY REAL ESTATE
Barbara Finch is a distinguished presence in San Antonio’s luxury real estate market, embodying professionalism, expertise, and an unwavering commitment to excellence. With a career spanning more than three decades, she has consistently set the standard for success in the industry.
Barbara Finch is a distinguished presence in San Antonio’s luxury real estate market, embodying professionalism, expertise, and an unwavering commitment to excellence. With a career spanning more than three decades, she has consistently set the standard for success in the industry.
Her journey reflects passion, resilience, and a devotion to serving her clients at the highest level. Barbara’s ability to transform client relationships into lasting friendships has cemented her reputation as a trusted advisor and respected leader in the field.
Her journey reflects passion, resilience, and a devotion to serving her clients at the highest level. Barbara’s ability to transform client relationships into lasting friendships has cemented her reputation as a trusted advisor and respected leader in the field.
O: 210.824.7878
O: 210.824.7878
C: 210.602.0041
C: 210.602.0041
bfinch@phyllisbrowning.com
bfinch@phyllisbrowning.com
PRIVATE HILL COUNTRY HAVEN ON 5.93± ACRES BOERNE, TEXAS | LISTED FOR $2,975,000
3,272 SQ. FT. MAIN HOUSE | 850 SQ. FT. GUEST HOUSE
2,400 SQ. FT. CLIMATE CONTROLLED CAR STORAGE WITH ADDITIONAL PARKING FOR OVER 15 VEHICLES
When Brokerages Control Access, Everyone Pays the Price
KUPER SOTHEBY'S INTERNATIONAL REALTY
Full-Market Exposure Brings
Every Offer to the Table
In-house exclusivity doesn’t just hide listings—it limits opportunities for everyone. Sellers lose leverage. Buyers lose access, and agents lose the ability to deliver the strongest results. At Kuper Sotheby’s International Realty, we put client interests first by representing each listing with the full strength of our global network and local expertise, delivering transparency and full-market representation so every offer is seen, every buyer has access, and every opportunity is realized.
In a world where luxury often blends into the expected, “1 of 1” stands as a declaration of distinction; a celebration of the rare, the remarkable, and the truly unparalleled. For us, it isn’t just about properties; it’s about the people and places that defy comparison. Just as each masterpiece in an art collection holds its own unique story, so too does every extraordinary home and the agents who represent them.
Our top Kuper Sotheby’s International Realty agents are each a leader in their market and a curator of exceptional lifestyles. They don’t just sell homes; they craft experiences. Their expertise, dedication, and vision make them not just part of the luxury real estate landscape but defining forces within it.
Discover what it means to be 1 of 1.
With a background in luxury retail, Amelita Mauzé brings a unique perspective to the highend real estate market. Her sales experience in home furnishings and accessories seamlessly translated to her remarkable success in the Tri-Cities areas of Alamo Heights, Olmos Park, and Terrell Hills. Known for her professionalism and extensive network, Amelita provides buyers with access to opportunities before the general public and secures pre-MLS contracts for her listings. Her commitment to excellence, coupled with her deep community involvement, has established her as a formidable force in San Antonio’s real estate environment.
Discover Golf Course Living
13338 ROUNDUP PASS, SAN ANTONIO, TX 78245 BRIGGS RANCH | LISTED FOR $1,300,000
4 beds
3 baths
4,904 sq. ft.
1.9± acres
A True Custom Modern Mediterranean Villa sitting on nearly 2 acres within the exclusive Briggs Ranch Golf Course Community. This single-story Mediterranean estate blends timeless architectural detail with modern luxury. Adjacent to the private, Tom Fazio-designed 18-hole Briggs Ranch Golf Club, the residence embodies resort-style living in a world-class golf destination.
Discover the perfect downtown retreat just one block from the San Antonio River Walk. This three-story townhomestyle condo offers the privacy of a single-family home with the convenience of city living. Thoughtfully designed with bespoke finishes and an open floor plan, the residence features beautiful wood floors, abundant natural light, and an attached two-car garage. Enjoy walkable access to the city’s finest theaters, restaurants, and cultural landmarks. This is urban living, redefined.
3 BEDS | 3.5 BATHS | 2,067 SF LISTED FOR $595,000
Golf Course Living in Cordillera Ranch
Exquisite Christofilis Custom Home on the 14th Tee of the Jack Nicklaus Signature Course in prestigious Cordillera Ranch. This singlestory masterpiece showcases refined craftsmanship, featuring gorgeous wood flooring, soaring beamed ceilings, handcrafted windows, and walls of glass that frame breathtaking golf and pool views. The chef’s kitchen features Wolf appliances, a quartzite waterfall island, and a dream pantry. The lavish primary suite offers a spa-inspired bath, a custom closet, and private outdoor access. Three additional en-suite bedrooms, a study, and a game room with a designer wet bar complete the interior. Resort-style outdoor living boasts a pool/ spa, patios, and a full kitchen. Potential for Transferable Full Master Golf Membership.
47 MUIRFIELD, BOERNE, TX 78006 | CORDILLERA RANCH
4 BEDS | 4.5 BATH | 4,970 SF | 1.06± AC | PRIVATELY LISTED FOR $3,750,000
432.295.2849
lauren.meaderfowlkes@sothebysrealty.com laurenmeaderfowlkes.sothebysrealty.com The one for you in Marfa
A pristine oasis in the Trans-Pecos, The Alamito Ranch offers over 3,100 acres of dramatic high desert landscapes and lush riparian zones along Alamito Creek. The ranch features a recently renovated rock house, excellent ranch roads, and extraordinary mountain views. Wildlife abounds across the diverse terrain, from the highest mesas to the winding creek bed. As a single, expansive holding or available as two smaller tracts, Alamito Ranch East and Alamito Ranch West, this property presents a rare opportunity for a new owner to continue its legacy or create their own.
Experience privacy, elegance, and natural beauty on this 417± acre estate just 20 minutes from Fredericksburg. Featuring year-round live water from natural springs, the land is ideal for a legacy retreat with opportunities for low water dams and abundant wildlife. At its center is a restored 1800s homestead by
A
Experience privacy, elegance, and natural beauty on this 417± acre estate just 20 minutes from Fredericksburg. Featuring year-round live water from natural springs, the land is ideal for a legacy retreat with opportunities for low water dams and abundant wildlife. At its center is a restored 1800s homestead by Richard Laughlin—1,300 sq ft of refined 2-bed, 1-bath living blending historic charm and modern luxury. A stylish 1-bed, 1-bath guest barndominium adds flexibility and expansion potential. Enjoy sweeping views from a custom cistern-style pool. With garages, barns, two wells, rainwater catchment, and a backup generator, this is a rare chance to create a luxury ranch or private sanctuary in the heart of the Hill Country.
With
barns, two
and
GLOBAL
We specialize in providing a personalized 3D interactive design experience that enables our clients to fully visualize their dream homes. We are excited to introduce a new element to our process: Virtual Reality. This innovative feature allows clients to immerse themselves in their home design, offering a unique perspective that enhances their understanding of space and design.
TIBD 2025 Award Winners.
Experience. Integrity. Stewart.
Meet Our Team
Veronica Jaime
Business Development
Veronica Jaime@stewart com
Susan Ramirez
Michael Anthony Martin
Business Development
Michael Anthony@stewart com
Melissa Waller
Tabitha Fenton
Business Development
Tabitha Fenton@stewart com
Business Development
Susan Ramirez@stewart com
Business Development
Melissa Waller@stewart com
San Antonio // Cibolo // Canyon Lake // New Braunfels // Castroville
Christy Johnson
Field Marketing Specialist
Christy Johnson@stewart com
Jeff Robinson
Business Development
Jeff Robinson@stewart com
Discover the pinnacle of luxury real estate in the Alamo City with Realty San Antonio Compass, proudly partnered with Compass, the #1 real estate brokerage in the United States and Texas. 1 Our seasoned agents, with an average of 10 years of expertise, deliver unparalleled results—selling homes faster and closer to their original list price than the competition. 2 Backed by a cutting-edge tech platform and a prestigious network of over 34,000 agents, your property sale or home search gains unmatched exposure and prominence.
Restoring Confidence: The Art and Science of Breast Reconstruction
By Ramon Garza III, MD FACS & Emily Puente, Director of Marketing
For many women, a breast cancer diagnosis marks the beginning of a journey that extends far beyond treatment. Surviving cancer is the first step, rediscovering confidence and a sense of wholeness is the next. At Dr. Garza Plastic Surgery, we believe breast reconstruction is more than a procedure; it’s a personal transformation that blends artistry, advanced surgical expertise, and compassionate care. Through innovative techniques such as the DIEP flap, we help women restore their natural shape and reclaim the beauty, strength, and confidence that breast cancer cannot take away.
Beyond Survival: Thriving After Breast Cancer
A breast cancer diagnosis is life-altering. Many patients tell me, “I can’t believe this is happening to me.” Yet only 5–10% of breast cancers are linked to inherited gene mutations. As a plastic surgeon specializing in reconstruction, I see firsthand how women struggle physically and emotionally through this journey. Often, they wonder if they will ever feel whole again. That is where the beauty of breast reconstruction begins.
Our Whole-Patient Philosophy
Listening is one of the most important things a physician can do. I take time to understand each patient’s journey, concerns, and goals. As a physician-owned practice, I’m not pressured to meet quotas; I can devote the time needed to provide individualized care. Many of my patients see me longer than they do their other specialists. It’s imperative they know they are in trusted, capable hands.
Achieving Beauty in Breast Reconstruction
My experience in aesthetic surgery allows me to approach breast reconstruction with an artistic eye. One procedure I am known for is DIEP flap reconstruction, which uses abdominal skin and fat, similar to a tummy tuck, to recreate the breast without implants. By blending techniques from aesthetic surgery, I can create results that restore the breast while enhancing confidence. Hearing patients say they feel “beautiful and whole again” is the most rewarding part of my work.
Looking Forward with Confidence
Breast cancer changes lives, but it doesn’t have to define them. Reconstruction offers more than physical restoration; it provides hope, healing, and the chance to step into the future with renewed strength. One of my greatest privileges is helping women see not only who they were before cancer, but the powerful, confident women they have become.
EXPERIENCE THE DIFFERENCE
KING WILLIAM RIVERFRONT RESIDENCE
INQUIRE FOR DETAILS
SAN ANTONIO
3,338 square feet
bedrooms: 4 baths: 3|1 .22 Acres
This 1903 Arts and Crafts masterpiece blends historic charm with modern Scandinavian luxury, preserving wood floors, millwork, and soaring ceilings while introducing a sleek kitchen and baths. The entire second floor is a private retreat with gym, office nook, rooftop balcony, dressing room, and spa-like bath. Set on the Mission Reach, the lush backyard opens directly to the San Antonio River, complemented by a custom Keith Zars pool, creating an extraordinary fusion of timeless design, modern comfort, and natural beauty in one of the city’s most iconic settings.
SELLING LUXURY FROM KING WILLIAM TO BOERNE
137 BALCONES BEND
BOERNE
3,731 square feet
bedrooms: 4 baths: 5
3 CAR GARAGE | 1.04 Acres
This modern farmhouse offers refined Hill Country living on a scenic acre in The Bristow of Upper Balcones. Lightfilled interiors with soaring ceilings center around a striking stone fireplace, while the gourmet kitchen boasts quartz surfaces, Thermador and Sub-Zero appliances, and designer finishes. Entertaining is effortless with multiple dining areas, a covered outdoor kitchen, and views of the pool, spa, and lawn. A private primary suite, guest quarters, and three-car garage complete this exceptional retreat.
Top 1% in sales volume for the San Antonio Board of Realtors
Recognized in the San Antonio Business Journal, Best in Real Estate, Single Agent Production 2019-Present 17 years of experience with Single Family, Investment, and Luxury Home Sales
Sonterra Stroll magazine contributor, home renovation edition, and resident.
5 STAR SERVICE — To say that we were pleased listing our home with Norma Lira, Lira Realty Group is an understatement. Norma was by far the best realtor we have worked with — she was extremely knowledgeable with a natural real estate intuition, listened to us, and was engaged with every showing providing valuable feedback and simply exceeded our expectations.. DAN W.
EXPERIENCE HILL COUNTRY LUXURY LIVING AT ITS FINEST
in this stunning Genesis Custom Home at 11229 Ensor Street in the exclusive community of Pecan Springs. Situated on a .88-acre lot, this 5,107 sq. ft. masterpiece offers 4 bedrooms, 4.5 baths, and a custom pool that defines resort-style living at home.
Genesis Custom Homes, celebrating 30 years of excellence and recognized as a multi-time Parade of Homes winner, is renowned for timeless design, quality craftsmanship, and exquisite details. From the gourmet kitchen with custom cabinetry to the high-end finishes throughout, every space is tailored for elegance and function.
Entertain in style, relax in your private retreat, and savor the Hill Country lifestyle just minutes from Boerne and San Antonio. This estate isn’t just a home, it’s a statement of luxury.
12 Mayborough Lane, The Dominion 1301 Legends Parkway, Lake LBJ
Skincare Through the Decades: Cultivating Radiance at Every Age
By Shakira Cabrera, MPAS, PA-C
Why Now is the Worst Time to Build
The desire for luminous, healthy skin is timeless, and how we care for it evolves with each passing decade. While genetics and lifestyle play their part, science shows us that our skin undergoes measurable changes in texture, tone, and strength as the years go by. With a thoughtful, age-appropriate approach, it is possible not only to maintain radiance but to elevate confidence at every stage of life.
Essential Foundations
Certain principles remain constant, no matter the decade. Daily sun protection, gentle cleansing, consistent hydration, restorative sleep, and balanced nutrition form the foundation of radiant skin. These simple but powerful habits are the quiet luxuries that make all the difference. Beyond the surface, they nurture the body from within, supporting circulation, collagen formation, and overall resilience. A skincare routine is not just a ritual of vanity. It is an investment in long-term wellness.
Your 20s: Protect and Prevent
The twenties mark the beginning of subtle change. Cellular turnover slows, collagen production begins to decline, and the first dynamic wrinkles appear with expression. Sun exposure, late nights, and hormonal shifts may also trigger pigmentation or uneven tone. This is the decade to focus on prevention. Consistent sunscreen use, the early introduction of antioxidants, and beginning a retinol or eye care regimen can help preserve skin’s youthful clarity and delay the first signs of aging. Building these habits early creates a foundation that will serve as protection against more advanced concerns in the years ahead.
Your 30s: Restore and Refine
By the thirties, fine lines linger even at rest, cellular renewal continues to slow, and natural hyaluronic acid production diminishes, leading to dryness and a noticeable loss of radiance. Volume changes subtly reshape the mid-face, and pigmentation often deepens. Skincare in this stage calls for refinement. Layering hydration with hyaluronic acid, strengthening the barrier, and incorporating growth factors to encourage collagen and elastin renewal are all beneficial strategies. Targeted treatments that address early volume loss or texture changes can help maintain a polished, refreshed look. At this age, consistency becomes just as important as the products themselves.
Your 40s: Defend and Rebuild
The forties mark a more visible shift. Declining estrogen contributes to dryness, elasticity diminishes, and volume loss around the cheeks, temples, and jawline creates shadows and sagging. Hyperpigmentation becomes more pronounced, and wrinkles deepen. This is the decade of defense and repair. A disciplined regimen of antioxidants, retinoids, and hydrating actives, supported by professional treatments such as microneedling or resurfacing therapies, helps restore luminosity and strengthen the skin’s foundation. This chapter is also an important reminder that self-care is not indulgence. It is preservation of both health and confidence.
50s and Beyond: Nourish and Fortify
By the fifties, cellular turnover slows dramatically, and skin often feels thinner or more sensitive. Menopause can accelerate dryness, while bone remodeling and fat pad migration alter facial contours. In this stage, nourishing formulations become essential. Rich moisturizers, peptides, and restorative serums support strength and suppleness, while advanced treatments can address volume, texture, and tone. Daily rituals rooted in hydration and protection remain the foundation for timeless beauty. This is also the time to prioritize treatments and habits that enhance the skin’s health and appearance, creating results that look natural, refreshed, and aligned with the grace of every new chapter.
The Enduring Role of Sun Protection
If one principle transcends all decades, it is this: sun protection is non-negotiable. Rain or shine, broad-spectrum coverage is the most effective defense against premature aging. More than any corrective treatment, this singular habit protects the skin’s integrity and sustains its natural beauty over time. Think of it as the thread that ties every decade of skincare together, a constant in an ever-changing journey.
Radiance at any age is not about turning back the clock. It is about honoring the skin’s story. With knowledge, intention, and care, every decade offers the opportunity to feel luminous, confident, and timelessly beautiful.
-
Sean Gillispie
52 Oakland Hills, Boerne, TX 78006
4 BEDS | 4.3 BATHS | 6,700 SF | 1.04 AC LISTED FOR $3,150,000
Welcome to this exquisite 6,700 sq. ft. European-style estate, perfectly positioned with sweeping views of the Jack Nicklaus Signature Golf Course and the rolling Texas Hill Country. Refined finishes and timeless design create an enduring architectural charm. With a chef’s kitchen and multiple outdoor living spaces, including a tranquil pool with a waterfall, this home is perfect for entertaining. An elevator, wholehome lighting, and a dedicated safe room ensure convenience and peace of mind. This residence, with an opportunity for a full golf membership, is the epitome of refined Texas Hill Country living in Cordillera Ranch.
H. P. Hudson, Co-Founder, CEO of H & M Mortgage Group
“Show me the money!!!” – Jerry Maguire
After three years of stubbornly high borrowing costs, mortgage rates have finally begun to ease, recently reaching fresh 12-month lows. For luxury buyers and homeowners, this shift is more than a headline; it’s an opportunity.
Lower rates open the door to greater purchasing power. That dream home in the Hill Country or the move-up property in a luxury community may suddenly be within reach. For existing homeowners, it’s a chance to revisit financing strategies…from refinancing to cash-out options that can free up capital for renovations, investments, or simply reducing monthly expenses.
But here’s the real takeaway: falling rates don’t always mean “wait.” Luxury real estate is driven by scarcity and timing. The right home may not be on the market when rates hit their absolute bottom. Smart buyers act when opportunity and availability align…and today, both are improving.
As Tom Cruise famously shouted in Jerry Maguire: “Show me the money!”
That’s exactly what lower rates are doing…putting more money back in the pockets of buyers and homeowners ready to act.
And here’s the beauty…as an independent mortgage broker, H&M Mortgage has the loan options that help you win in today’s market.
With special loan programs designed for helping self-employed elites with complex income streams to interest-only payments for jumbo loans and new super jumbo loan programs up to $5M…H&M Mortgage has the loan products, pricing options and tailor-made homebuying experiences families deserve.
As a San Antonio native with 28 years of mortgage industry experience, my recommendation and crystal ball says to work with a local Realtor (there’s great options in this magazine!), find the house you love and before you make that offer, let the H & M Mortgage Group show you will win by making smarter mortgage decisions. There’s value when you shop with us.
MILLION DOLLAR LUXURY MARKET RECAP FOR 2023 & 2024
Expect exceptional.
Susan Hallmark views each client and property as an opportunity to provide irreplaceable value and redefine the real estate experience. Her remarkable success is a testament to her extensive experience, unique background, and unwavering devotion to client satisfaction. By leveraging Kuper Sotheby’s International Realty’s unmatched global network, professional marketing, and vast transaction support, she delivers exceptional value and a seamless process for every client. She would be honored to represent you in your next real estate journey.
From Street Stalls to Sky-High Stars: Savor the Journey, One Plate at a Time
TRAVEL
Imagine swirling a glass of Brunello at a sun-drenched vineyard, where the winemaker himself leans in to share stories passed down through generations. Or stepping into a private kitchen in Marrakech, tracing the warm, heady aroma of cumin and cinnamon as you learn the secrets of spice blends before sitting down to a feast you helped create. This isn’t just dining—it’s stepping into the soul of a destination and experiencing it with all your senses.
Culinary travel has always been about more than food. It’s about connection—to culture, to people, to place. Every meal becomes a conversation, every ingredient a reflection of heritage and history. And when it’s done thoughtfully, it often becomes the most vivid highlight of your journey. This is where working with a travel advisor transforms things from “that was delicious” to “that was unforgettable.”
Advisors open doors that simply don’t appear on Google. Picture after-hours access to a Parisian patisserie where éclairs are filled just for you, a coveted seat at the chef’s table in a Michelin-starred kitchen, or a morning market tour with a local chef who knows exactly which vendor’s strawberries taste like summer in a single bite. We know the truffle hunter in Piedmont who welcomes you to join his loyal dog on the search, and the Kyoto cooking school where even a simple lunch feels like a work of art. We also know the family-run olive grove in Greece where harvest turns into a celebration, or the tucked-away wine cellar where a rare vintage quietly waits for those in the know.
Luxury, after all, isn’t about excess—it’s about access. It’s the peace of mind that every detail, from transportation to timing, has been carefully orchestrated, so all you need to do is savor the moment. It’s the comfort of knowing your preferences, your allergies, and even your cravings are seamlessly woven into your itinerary. And it’s the delight of finding that no two culinary journeys are ever the same—because your story is plated just for you.
So, where will your taste buds take you? A tapas crawl down Barcelona’s winding alleys? A farm-to-table dinner under a canopy of Tuscan stars? Or perhaps a journey across Southeast Asia, where each stop adds a new layer of flavor to your story. With the right guidance, the world becomes your menu—curated, personalized, and seasoned to perfection.
Bon appétit—and bon voyage.
23205 LOGAN CANYON - SAN ANTONIO OFFERED AT $1,400,000
Introducing Casa del Canyon in the boutique Canyons at Scenic Loop: a single-story, modern yet warm 4-bed, 3.5-bath, 3,404-sq-ft home with open living, a gourmet kitchen with appliances and wine closet, game room with wet bar, study, and dramatic fireplace. Nearing October 2025 completion. Hill country views on .68 acre.
Luxury Equestrian Estate
376 SAN MARCOS TRAIL | NEW BRAUNFELS OFFERED AT $2,629,000
Blend luxury and functionality in a private setting. Designed for discerning buyers, it features a wellappointed barn, riding arena, and multiple pastures. The elegant home boasts a chef’s kitchen, refined living spaces, a spa-inspired owner’s suite, a new resort-style pool & spa, and a gym, game room and theater — ideal for entertaining.
Completely Restored MCM Masterpiece New Modern
PRIVATELY LISTED - OAK HILLS OFFERED AT $1,495,000
Perched on the first hill in Hill Country, this stunning single-story home offers over 4,200 sq. ft. of living space and breathtaking views of the San Antonio skyline. Two master suites, 4.5 bathrooms and located just minutes from the Medical Center and downtown San Antonio. Private tours offered.
Luxury
2 Galleria Drive | San Antonio, TX 78257 | $2,595,000
Welcome to this 6,400 sq ft Dominion estate featuring 6 bedrooms, 5 baths, an office, game room, and media room. The chef’s kitchen boasts Sub-Zero, Viking, and Thermador appliances, with custom cabinetry and granite. Enjoy 3 fireplaces, a custom bar, and seamless indoor-outdoor living with a resortstyle pool, waterfalls, and patios. With dual 2-car garages and golf course proximity, this home is truly exceptional.
This property includes a 1,400 square foot guest house offering an additional 2 beds, 2 baths, full kitchen, and fireplace.
If My Best Friend Were Building a Home, This Is What I’d Tell Her
By Jill Bourn
If my best friend were sitting across from me right now, latte in hand, and told me she was about to start building a luxury custom home, here’s exactly what I’d say. Not the sugarcoated version, not the Instagram-ready version, the real deal. Building a home is exciting, maybe even one of the most memorable experiences of your life. But it can also feel overwhelming, and it’s easy to get caught off guard. That’s why I’m breaking this into two parts. In this first piece, we’ll walk through the four things I’d want you to know before you ever break ground so you can step into the process with clear eyes, a steady heart, and joy at the finish line.
1. Start with the Right Land
Before you start dreaming about paint colors, you’ve got the big task of choosing the right homesite for your home. And here’s the thing most people don’t realize: the homesite can make or break your budget.
Picture this: you fall in love with a property, only to learn later that the slope means you’ll need a massive retaining wall, or that the drainage requires extra work before a single wall can go up. Suddenly, you’re left spending thousands on something you never wanted to spend money on. That’s why I’d tell my best friend to bring her builder in before purchasing her homesite.
The other thing folks don’t often consider, but is incredibly important, is homesite orientation. If you’re dreaming of indoor-outdoor living in the Texas Hill Country, you want a backyard that faces southeast where the morning sun pours in gently onto your patio, the breeze drifts through open doors in the afternoon, and where you’re not ever baking in harsh western heat come evening. The simple choice in homesite orientation can make your outdoor spaces feel inviting every single day.
Take your time with the land search, and if at all possible, find your builder beforehand. Your builder will not only be able to identify hidden expenses in the homesite, but will also be able to help you visualize how to use the land for your home. They’ll spot what you can’t and make sure your homesite works for the life you want.
2. Find the Right Builder: One With A Reputation for Quality and Transparency
If I were talking to my best friend, I’d tell her this: the builder you choose will shape every part of this experience, and that’s why reputation matters more than anything.
A builder known for quality, integrity, and transparency is the one who will keep your project steady from start to finish. Building a luxury custom home will always come with challenges: weather delays, supply shortages, or site surprises. But a reputable builder will communicate clearly, provide solutions, and protect your peace of mind while keeping the project moving.
That’s why, when you’re comparing builders, don’t stop at price per square foot. On paper, it might look like you’re saving, but those numbers don’t tell the whole story. Some builders cut costs by accepting the lowest labor bids, while reputable builders rely on a trusted circle of top-tier professionals and craftsmen who deliver consistent quality. That difference in approach is what sets a luxury home built to last apart from one that simply looks good on move-in day.
In the end, the right builder is more than a contractor, they’re the safeguard of your investment and the steward of your vision. Just as you’d choose a doctor for their reputation and skill, not necessarily the lowest fee, choose a builder whose track record proves they can deliver what you’re looking for.
3. Be Honest about The Budget
I had this one client who swore they were perfectly fine with a “simple” kitchen. “We don’t need anything fancy,” they told me at our very first meeting. They planned to put the bulk of the budget into the outdoor living space and keep the kitchen modest inside.
But then the drawings came back. We were sitting around the table looking at the plans, and I could see it happening in real time. Suddenly, that kitchen island felt too small for family gatherings. The pantry looked a little too tight for how much they actually cooked. And the idea of basic appliances? Well, once they started picturing Thanksgiving dinners or Saturday mornings with the kids, “basic” didn’t sound so appealing anymore.
By the time we finalized the design, the kitchen had doubled in cost. And that’s not unusual. Once you can really see your home on paper, your priorities shift. The things you thought you could live without suddenly feel essential.
If you were my best friend, I’d tell you this is why your budget has to be realistic, flexible, and transparent.
Build a cushion. This is why I’d make sure my builder included a contingency—usually about 5% - 10% of the total budget. Sometimes it’s for behind-the-wall surprises, but often it’s just for when you change your mind and go for the bigger island or the nicer appliances. With that cushion in place, those choices don’t derail everything.
Know your non-negotiables. Before you even start floor planning, make a list of the things you really don’t want to give up. A gourmet kitchen, an outdoor living space, a theater room? Know what you want and communicate it to your builder.
Expect transparency. And this is huge, your builder should keep every dollar easy to track. Not a vague lump sum, but detailed line items, regular updates, maybe even software where you can see your costs in real time. That’s what keeps you confident in your choices.
Budgeting may not be glamorous, but it doesn’t have to be scary either. With a little cushion, clear priorities, and a builder who keeps you in the loop, you can spend smart and actually enjoy the process.
These first four steps form the foundation of a successful custom build: land, builder, budget, and floor plan. In the next issue, we’ll move from planning to execution — where timelines, details, and craftsmanship come together to transform a vision into a home.
BUILD YOUR DREAM BACKYARD OUTDOOR LIVING
The Future of Luxury Outdoor Living in San Antonio
By Daniella Rodriguez , Element Pool Company
Across San Antonio and the Hill Country, homeowners are redefining what it means to have a pool. No longer just a place to cool off, today’s pools are becoming extensions of the home—tailored retreats that blend design, technology, and safety.
1. Seamless Indoor-Outdoor Design
Luxury homes are erasing boundaries between house and backyard. Natural stone, large-format tiles, and integrated lounge areas, create a flow that feels effortless. A well-designed pool is now as much a part of the home’s architecture as the kitchen or living room.
2. Water Features with Wellness in Mind
Deck jets, waterfalls, and scuppers are no longer just decorative—they’re in high demand for the calming soundscapes they create. Many homeowners are also choosing saltwater systems, which are gentler on skin and eyes while offering a more natural swimming experience. Beyond aesthetics, being near water has proven wellness benefits, the sound of moving water reduces stress, improves mood, and promotes a sense of balance. In luxury design, beauty and wellbeing now flow together.
3. Smart Technology for Effortless Living
From automated cleaning systems to app-based lighting controls, technology is reshaping how pools are managed. Homeowners can set the mood, monitor safety, and maintain efficiency—all from their phone—making luxury feel both indulgent and practical.
4. Sustainability with Style
Eco-conscious design is no longer a compromise. Energy-efficient pumps, LED lighting, and intelligent water systems allow homeowners to reduce environmental impact while maintaining elegance. Sustainable luxury has become one of the strongest trends in modern pool design.
At Element Pool Company, these trends align with our core values: craftsmanship that lasts, safety that protects, and integrity in every project. Our recognition as 2022 Builder of the Year and nomination for 2025 International Builder of the Year reflect not only innovation but also a commitment to designing spaces where families connect, relax, and thrive.
Ultimately, the most luxurious pool is one that reflects more than current trends, it reflects the life lived around it. Whether it’s children learning to swim safely, friends gathering under Hill Country skies, or quiet evenings spent by the water’s edge, a pool should be a lasting source of joy and connection.
METICULOUSLY DESIGNED BY RENOWNED ARCHITECT OSCAR E .
AND MASTERFULLY CONSTRUCTED BY MAGNOLIA CUSTOM HOMES IN THE DOMINION
HOSTING A MEMORABLE HOLIDAY DINNER: KEY TIPS FOR SUCCESS
The secret to hosting a successful holiday dinner lies in three timeless principles: plan ahead, create an inviting atmosphere, and stay fully engaged with your guests. When you focus on these essentials, you can transform your gathering into a warm, enjoyable celebration that everyone will remember. Whether you’re opening your home to family and friends or celebrating in a beautifully appointed restaurant like J-Prime Steakhouse, these tips will help your host with confidence and style.
Prepare and Plan Ahead
Thoughtful preparation is the foundation of a seamless holiday event. For at-home hosts, this means planning early. One way to simplify is by letting J-Prime handle part of the menu—our premium steaks and ready-to-serve sides can be ordered in advance and prepared to perfection at your convenience. This approach allows you to allocate more time to greeting your guests, setting the table, and enjoying the company rather than rushing in the kitchen. Our side dishes are designed to complement your meal perfectly, giving you restaurant-quality options with minimal effort on your part.
If you’re considering hosting at J-Prime, booking in advance is highly recommended—our private dining rooms can be reserved up to a year ahead, ensuring you secure the ideal date and space for your celebration. Early reservations give you peace of mind and allow us to work with you to customize the event experience. Whether at home or in our dining rooms, planning ahead allows for smoother execution and more space to focus on creating memories.
Set the Tone with an Inviting Atmosphere
The atmosphere sets the stage for an unforgettable evening. At J-Prime, every private dining room exudes modern sophistication. The lighting is dimmed to create an intimate ambiance, complemented by soft flickering candles that add a gentle glow to the table. The tables are elegantly set with fine dinnerware, making each meal feel special. When hosting at home, you can capture the same elegance by using warm lighting—think candles or string lights—and selecting tasteful decorations that match the season. When setting your table, always view the meal as the center of attention—leave ample space around your dishes to allow guests to serve themselves comfortably and to facilitate easy conversation across the table. In terms of decorations, be mindful not to overcrowd the space— thoughtful, minimal accents often make the biggest impact.
FOOD & ENTERTAINING
Using seasonal-colored napkins or changing the color of your candle holders are subtle ways to evoke the holiday spirit without disrupting the table’s overall harmony.
If you’ve reserved one of our private rooms, we encourage you to add personal touches before your guests arrive. A few carefully chosen details can make the space feel uniquely yours while keeping the festive spirit alive.
Be Engaged and Present
The heart of any memorable dinner is genuine connection. At J-Prime, our professional staff ensures service flows effortlessly, so you can spend the evening engaged with your guests instead of managing details. This allows you to be fully present with your guests, engaging in meaningful conversations and enjoying the moment. For at-home hosts, consider leveraging our excellent catering options that will provide the same benefit. By letting us handle sides and prepared dishes, you free yourself to focus on what matters most: sharing stories, laughing, and creating lasting memories.
Remember, the success of a dinner isn’t just in the food but in the atmosphere of warmth and camaraderie you foster. Be attentive, listen actively, and share your own stories and moments—these interactions will turn a simple gathering into lasting memories. Your genuine presence will elevate the entire event and leave your guests feeling truly special.
Celebrate the Season with Confidence
Hosting a holiday dinner doesn’t have to be overwhelming. By planning ahead, curating a warm atmosphere, and engaging fully with your guests, you can create an event filled with joy and connection. Whether you’re hosting at home with carefully curated meals and seasonal decorations, or celebrating in one of J-Prime’s elegant private dining rooms, these tips will help make your event a success. The holidays are about more than just the perfect meal—they’re about creating moments of warmth, love, and celebration. Relax, enjoy the process, and let the spirit of the season shine through your hospitality—your guests will appreciate the effort and the love you put into your celebration.
This article was provided by the advertiser and is for informational purposes only.
N. Padre Island Fingertip, Sell or Trade! - Private cul-de-sac. Completely remodeled 3BR/3BA, 2-car garage, manicured landscaping, outdoor lighting, palapa, refrigerator, gas grill, oversized pool, must see boat dock, large lot w/ water on 2 sides!
Both Sides of Creek, Giant Spring! - 178± Acre Comal County - Electric entry, 3BR/3BA main house, 2,500± s.f. 2nd home/office, large workshop/equipment barn, outdoor cooking area w/fire pit, pipe paddocks, windmill w/storage tank, wildlife taxes.
Stone Oak’s Best, Hill-Top Estate!
Fully remodelled 7,000± s.f. home on 2.6± acres, 5 bedrooms, 5.5 baths, 2 offices, 3 living areas, 2 dining areas, 3rd floor master suite and 2nd office, workout room, steam room, media room, wet bar, 2 bedroom suites on the pool level, infinity edge pool with spa and waterfalls, outdoor kitchen, outdoor bar with large flatscreen TV!
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