A Blue Zone Inspired Lifestyle Movement
Reimagining How Humanity Lives,
Ages, Connects & Thrives
BLUE BONNET, A CENTENARIAN LIVING
A Blue Zone Inspired Lifestyle
Human-Centered Green Smart Villages Designed for Longevity, Wellness & Intergenerational Living
A signature lifestyle and wellness development platform by K7 Patriarch Partners.
PROJECT SNAPSHOT
Location
Lytle, Texas — San Antonio metro, ~20 min SW of downtown SA
Total Build-Out
598 homes across 4 phases, plus mixed-use Phase 4
School District
Lytle Independent School District
Counties
Atascosa, Bexar, and Medina
Master Planner
Jean Makesh and Sal Patel, with the Sundara design team
Status
Phase 1 under construction | Phase 2 entitlement underway
Highway access
Direct I-35 access; 20 min to downtown San Antonio
PROJECT SNAPSHOT
Location
Lytle, Texas — San Antonio metro, ~20 min SW of downtown SA
Total Build-Out
598 homes across 4 phases, plus mixed-use Phase 4
School District
Lytle Independent School District
Counties
Atascosa, Bexar, and Medina
Master Planner
Jean Makesh and Sal Patel, with the Sundara design team
Status
Phase 1 under construction | Phase 2 entitlement underway
Highway access
Direct I-35 access; 20 min to downtown San Antonio
Why Centenarian, Why Lytle, Why Now
Sundara Bluebonnet is our most ambitious project to date — and we chose Lytle deliberately.
Lytle is a small Texas city of approximately 2,700 residents that sits twenty minutes southwest of downtown San Antonio along Interstate 35. Until recently, it was a quiet bedroom community. That’s changing fast. The corridor surrounding Lytle is undergoing a generational transformation:
$
0
M
Hyperscale data center
Under construction nearby, anchored by a top-five U.S. technology company.
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+
Toyota Manufacturing Texas
Under construction nearby, anchored by a top-five U.S. technology company.
$
0
B
Joint Base San Antonio–Lackland
Annual Texas economic impact from one of the nation’s largest military installations.
SAT
0
Amazon fulfillment center
Major distribution hub serving the San Antonio metro region.
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HEB Plus + Texas Vista Medical Center
New HEB Plus opened in 2024, with Texas Vista Medical Center already serving the area.
100
Net new residents, 2020–2024
San Antonio metro added approximately 205,000 net new residents between 2020 and 2024 — and Lytle is in the path of that growth.
San Antonio metro added approximately 205,000 net new residents between 2020 and 2024 — and Lytle is in the path of that growth.
For renters and buyers, this means a community that will mature beautifully, in a place where everything is being built around it. The vista, in every sense of the word, is just beginning.
BLUEBONNET: A Centenarian life style in Practice
Inspired by the World’s Longest-Living Communities
The Centenarian is inspired by global “Blue Zones” — regions of the world where people consistently live longer, healthier, and more fulfilling lives.
Research from these regions demonstrates that longevity is influenced less by genetics and more by:
- Environment
- Movement
- Purpose
- Nutrition
- Social Connection
- Spirituality
- intergenerational relationships
- emotional wellbeing
Healthy aging, Meaningful living, and Human flourishing.
Inspired by Blue Zone research, The Centenarian communities are designed around nine lifestyle foundations that support vitality and longevity:
The Centenarian is inspired by global “Blue Zones” — regions of the world where people consistently live longer, healthier, and more fulfilling lives.
Research from these regions demonstrates that longevity is influenced less by genetics and more by:
environment,
movement,
purpose,
nutrition,
social connection,
spirituality,
intergenerational relationships,
emotional wellbeing,
The Centenarian translates these principles into modern American communities designed to support:
Healthy aging, Meaningful living, and Human flourishing.
Inspired by Blue Zone research, The Centenarian communities are designed around nine lifestyle foundations that support vitality and longevity:
Move Naturally
Walkable environments, gardens, trails, recreation, and daily movement integrated into life.
Purpose
Creating opportunities for contribution, mentorship, creativity, and lifelong meaning.
Downshift
Spaces designed to reduce stress and encourage restoration, mindfulness, spirituality, and calm.
The 80% Rule
Encouraging healthier lifestyle and nutritional awareness.
Plant-Focused Living
Wellness-oriented culinary experiences and healthier lifestyle choices.
Social Rituals
Community gathering, celebration, and meaningful human interaction.
Right Tribe
Building environments where healthy behaviors and emotional support naturally thrive.
Community
Creating deep social belonging and interdependence.
Loved Ones First
Designing spaces that strengthen family bonds and intergenerational relationships.
The Wisdom Economy™
A Community Where Wisdom Has Value
The Centenarian repositions aging from:
- Dependency to contribution.
Elders are not viewed as passive residents.
They are:
- Mentors
- Storytellers
- Teachers
- Cultural Stewards
- Entrepreneurs
- Wisdom Keepers
The communities are intentionally designed to create intergenerational engagement where:
- Seniors mentor students
- Young people provide technological fluency and companionship
- Families engage across generations
- Shared experiences build resilience and belonging
This creates what we call:
The Wisdom Economy™
Designed Around Human Identity. The Centenarian is built on a: Personality-Centric Fulfillment Model
Meaning: People maintain autonomy, individuality, preferences, identity, culture, and lifestyle choice throughout every stage of life.
The communities are designed to support:
- Emotional wellbeing
- Cognitive stimulation
- Purposeful living
- Social engagement
- Spiritual fulfillment
- Purposeful living
Every resident experience is intended to feel:
- Personal
- Dignified
- Empowering
- Meaningful
—not institutional
The Centenarian communities embrace Biophilic Design Principles designed to heal restore and inspire
Integrating:
- Nature
- Light
- Greenery
- Movement
- Water
- Texture
- Walkability
- Sensory wellness
into everyday life.
The environments are intentionally designed to:
- Reduce stress
- Encourage movement
- Stimulate cognition
- Improve emotional wellbeing
- Foster social interaction
The architecture itself becomes part of the wellness experience.
Intergenerational Living
Where Generations Thrive Together. The Centenarian creates environments where:
- Children
- Students
- Professionals
- Families
- Entrepreneurs
- Artists
- Seniors
all coexist within one connected ecosystem.
These communities include:
- Mentorship programs
- Shared gardens
- Arts programming
- Cafés
- Cultural spaces
- Co-working hubs
- Learning centers
- Performance venues
- Wellness spaces
A Net-Zero Smart Village
The Centenarian communities are envisioned as Future-Ready Sustainable Communities:
Net-Zero Smart Villages
Designed to balance:
- Sustainability
- Technology
- Wellness
- Environmental stewardship
- Emotional wellbeing
through:
- Adaptive reuse
- Smart infrastructure
- Green mobility
- Walkable planning
- Wellness-centered urban design
The communities are intended to become future-proof ecosystems for human living.
The Humanitarian Impact, Development With Purpose
The Centenarian was created not merely as a real estate investment platform —
but as a response to:
- Aging populations
- Loneliness
- Healthcare strain
- Environmental challenges
- Cultural fragmentation
- Workforce needs
- Educational opportunity gaps
The model seeks to improve:
- Quality of life
- Social cohesion
- Public wellness
- Sustainability
- Economic resilience
- Intergenerational connection
The Centenarian is designed to create: human impact alongside economic value.
The Centenarian™ is the signature green smart village and human-centered living footprint of K7 Patriarch Partners.”
BLUEBONNET, The CENTENARIAN at Lytle is the first full-scale community built on the Centenarian Village model — the original framework for walkable, mixed-use, intergenerational living developed by Sundara’s three founders.
Seven Asset Classes, One Master Plan
Most master-planned communities deliver one or two product types. Bluebonnet delivers seven, integrated across four phases:
- Single-family build-to-rent residences (156 homes, Phase 1)
- Single-family duplexes (99 homes, Phase 2)
- For-sale single-family family homes (223 homes, Phase 3)
- Independent-living senior homes (120 homes, Phase 3)
- Boutique hospitality (Phase 4 hotels)
- Intergenerational connection
- Healthcare (Phase 4 urgent care, multi-specialty physician offices)
- Mixed-use retail (Phase 4 grocery, dining, services)
All seven asset classes share a clubhouse, a green spine, and a walkable street grid. None of them sits behind a separate gate.
Designed for the five-minute walk
The Centenarian at Lytle, Bluebonnet is laid out so that, at full build-out, every resident — regardless of phase or product — can reach the clubhouse, the central greenbelt, the Phase 4 retail core, and the Phase 4 healthcare core within a five-minute walk. Sidewalks connect every street. Trails connect every cluster. The Phase 4 commercial buildings sit at the heart of the community, not at its edge or across a state highway. A 75-year-old in a Phase 3 senior home can walk to her doctor. A Phase 1 renter can walk to dinner. A child in Phase 3 can walk to the playground without crossing a road wider than two lanes.
Wellness built into the ground plan
Walking and jogging trails throughout the community. Sensory gardens at the central greenbelt. A yoga lawn adjacent to the clubhouse. A children's turf play area for ages 2 to 10. A community garden where residents can lease a raised bed by the season. A regulation pickleball court. A swimming pool with shaded cabanas. The 10,000 sq. ft. clubhouse holds the indoor expression of the same idea — fitness center, ballroom, library, billiards, ping pong, media room, game room, card room, arts and crafts studio, and computer room with private cubicles. Wellness at Bluebonnet is not a building you visit. It is the way the community is laid out.
Sustainable from the master plan forward
Every Bluebonnet home is built to ENERGY STAR® standards. The community master plan incorporates EV charging at the clubhouse and Phase 4 retail core, solar-ready roofs across all phases, water-harvesting features integrated with the central greenbelt, native Texas drought-tolerant landscaping throughout, and mature-tree preservation wherever the lot plan allows. We design for the Texas thirty-year — Class 4 hail-rated shingles, post-tensioned slabs, resilient HVAC, freeze-protected exterior plumbing — because resilience is the most important kind of sustainability.
A self-reinforcing local economy at the community scale
Bluebonnet's mix is also its economic engine. Phase 1 build-to-rent residences create the daily population that fills the Phase 4 retail core. The 120 senior independent-living homes anchor the urgent care and physician offices. The Phase 4 hotels host visiting family — particularly relevant for senior residents whose adult children live out of state. Phase 2 duplexes and Phase 3 family homes add density and demographic balance. Each piece supports the others. None of them depends on a single anchor.
Phase 1 — The Rentals + The Clubhouse
156 single-family rental homes | 10,000 sq. ft. resort-style clubhouse | Under construction
Phase 1 at a Glance
- 156 single-family build-to-rent homes
- Two floor plans, four exterior elevations — 39 unique configurations across the phase
- 10,000 sq. ft. resort-style clubhouse — the heart of the community
- Outdoor amenities: swimming pool, pickleball court, dog park, BBQ pavilions, children's play area, walking trails, community garden
- Indoor amenities: fitness center, ballroom, library, billiards, ping pong, media room, game room, card room, arts and crafts studio, computer room
- First deliveries: Q1 2027
Beautiful Living at Phase 1
Phase 1 was designed around one idea: a rental community that doesn't feel like one. Single-family detached homes — not apartments, not stacked townhomes — on landscaped lots, with private garages, real backyards, and a clubhouse so well-equipped you may forget you don't own the place. For families who aren't ready to buy, military families on a 24- to 36-month rotation, traveling professionals, empty-nesters between homes, or anyone who wants the lifestyle of a master-planned community without the commitment of a mortgage — Phase 1 is the answer.
Beautifully Made at Phase 1
Every Phase 1 home is built to the same Sundara specification as our for-sale homes. Class 4 impact-rated shingles. Post-tensioned slabs. Resilient HVAC. Freeze-protected exterior plumbing. ENERGY STAR® certification. The renter doesn't just get the lifestyle — they get the same engineering that protects every Sundara home.
Phase 1 — Floor Plans
Two thoughtful floor plans, four exterior elevations, repeated across the 156 homes in carefully composed clusters. Each home is one of 39 unique configurations — varied enough that no two adjacent homes look the same, consistent enough to feel like one community.
2
Phase 1 Pre-Leasing Open
Pre-Sale
The Primrose (Plan A), Sundara Bluebonnet
$1895 /month
Our entry plan at Sundara Bluebonnet. Single-story, open-concept, granite kitchen, covered ...
2
Phase 1 Pre-Leasing Open
Pre-Sale
The Live Oak (Plan B), Sundara Bluebonnet
$2194 /month
Our four-bedroom plan at Sundara Bluebonnet. Open-concept living and dining, a kitchen isl ...
The Four Elevations
Each plan is offered in four exterior elevations — Hill Country, Texas Modern, Farmhouse, and Classic Brick. The elevations vary in roofline, exterior materials, porch detail, and window proportion. Across the 156 homes, the two plans and four elevations combine into 39 unique configurations, each repeated four times. The result: visual variety on every street, with the build economics and quality control of a tightly specified community.
The Clubhouse — 10,000 Square Feet of Shared Life
The clubhouse isn’t an amenity. It’s the living room of the community.
At 10,000 square feet, the Sundara Bluebonnet clubhouse is the largest amenity space in any Sundara community we’ve ever built — and the centerpiece of Phase 1. Designed to serve every age and every interest, with indoor and outdoor programming that runs from sunrise yoga to evening ballroom dancing.
Outdoor Amenities
- Swimming pool with shaded lounge areas and cabanas
- Pickleball court (regulation tournament-spec)
- Dog park — fenced, with separate sections for small and large dogs
- Three barbecue pavilions with picnic tables and a central gazebo shelter
- Community raised garden beds — leasable per resident per season
- Children's turf play area, designed for ages 2–10
- Walking and jogging trails throughout the entire community
Indoor Amenities
- Fitness center with cardio, strength, and free-weight equipment
- Ballroom — for community events, classes, and private resident reservations
- Library with reading nooks and a quiet study area
- Media room — large screen, theater seating, surround sound
- Game room with foosball, board games, and casual seating
- Card room — built for poker night, bridge club, and game leagues
- Billiards room — multiple tables, professional-grade
- Ping pong room
- Arts and crafts studio with worktables, sinks, and storage
- Computer room with private cubicles, business-grade Wi-Fi, and printing
Programming & Community Manager
Phase 1 includes an on-site community manager and a programmed calendar of resident events — fitness classes, gardening clinics, kids’ activities, evening socials, and seasonal celebrations. Residents shape the calendar through a quarterly survey. The clubhouse is the place where neighbors actually become neighbors.
Phase 2 — The Duplexes
99 duplex residences | Entitlement underway | Pre-launch list open
Phase 2 at a Glance
- 99 duplex residences (50 buildings, with one building having a single unit due to lot configuration)
- Targeted at smaller households: young families, empty-nesters, multi-generational arrangements (parents next door)
- Shared exterior walls only — full single-family standard inside
- Private yards, private garages, private entries
- Pre-launch list open
Beautiful Living at Phase 2
A duplex done right is one of the most underrated forms of housing in America. Phase 2 is engineered to deliver the privacy of a single-family home — separate yards, separate driveways, separate utility meters, separate everything except a single shared exterior wall — at a price point that opens Sundara Bluebonnet to a wider range of households. Particularly compelling: the parent-child arrangement, where adult children buy or lease one side and an aging parent takes the other.
Beautifully Made at Phase 2
Phase 2 carries the same Sundara specification as Phase 1, with one critical addition: shared-wall sound engineering. Double-stud party walls with staggered framing, mineral-wool sound insulation, and decoupled drywall on resilient channels. Industry-standard Sound Transmission Class (STC) for shared walls is around 50; ours hit 62 in pre-build acoustic modeling. You won't hear your neighbor.
Phase 3 — The Multi-Generational Heart
343 homes total | 223 family homes + 120 independent-living senior homes | Phase 3 reservations summer 2026
Phase 3 at a Glance
- 343 single-family homes total — the largest phase in the master plan
- 223 family homes (the majority of Phase 3) — for buyers across all life stages, from first-time owners to multi-child households
- 120 independent-living senior homes — fully owned, fully autonomous, designed for age-in-place living without a care facility's restrictions
- Designed so families and seniors share streets, sidewalks, and the clubhouse — no separate enclave, no gated divide
- Phase 3 reservations open summer 2026
Beautiful Living at Phase 3
Phase 3 is the philosophical center of Sundara Bluebonnet — and frankly, the part of the project we're most proud of. Most master-planned communities push seniors into a separate gated enclave, walled off from the rest of the neighborhood. We didn't want that. Sundara Bluebonnet is designed so a 35-year-old parent and a 70-year-old downsizer live on the same street, walk to the same clubhouse, and meet at the same farmer's market. The kids grow up around grandparents who aren't theirs but might as well be. The seniors stay connected to the energy and noise of family life. Everyone wins.
The Family Homes — Phase 3
Two hundred and twenty-three for-sale single-family homes — the heart of the phase, and the homes that bring the energy to the neighborhood.
The Phase 3 family homes are evolved from the Phase 1 plans — same Sundara design DNA, expanded into for-sale configurations with upgraded finishes, larger lots, additional bedroom counts, and a wider plan library. Where Phase 1 offers two plans, Phase 3 will offer six — covering the full range from a 1,400 sq. ft. starter home to a 2,800+ sq. ft. five-bedroom family home with a study and a three-car garage.
What to expect
Six floor plans, ranging from 3 BR / 1,400 sq ft to 5 BR / 2,800+ sq ft
Four exterior elevations (Hill Country, Texas Modern, Farmhouse, Classic Brick) — extending the Phase 1 architectural language
Lot sizes ranging from 0.18 to 0.32 acre, with select premium lots backing onto the central greenbelt
For-sale homes with builder warranty (1-year workmanship, 2-year systems, 10-year structural)
Upgraded finish package vs. Phase 1: quartz counters standard, premium LVP, upgraded appliance options
Configured for the dual-income family — dedicated home offices in 4 BR and 5 BR plans, smart-home pre-wire throughout
Walking distance to the 10,000 sq. ft. clubhouse delivered in Phase 1
Specific floor plan details, naming, and pricing for the family homes will be released closer to Phase 3 reservation opening (summer 2026). Add yourself to the Phase 3 reservation list to see plans first.
The Senior Homes — Independent Living, Designed Without Compromise
One hundred and twenty for-sale single-family homes designed specifically for independent-living seniors who want autonomy, ownership, and a real community — not a care facility.
What “independent living” means at Sundara Bluebonnet
Important distinction up front: the 120 senior homes at Sundara Bluebonnet are independent-living homes. They are not assisted living, not skilled nursing, not a continuing-care facility. There is no on-site medical staff, no required meal plan, no monthly care fee, and no requirement to relinquish autonomy of any kind. These are single-family homes you own outright (or finance conventionally), with deeds in your name, that happen to be designed thoughtfully for the realities of life at 65, 75, and 85.
In practice: you live in your own home, own your own property, come and go as you please, host your grandchildren overnight, keep your dog, and tend your own garden. The home is just engineered so you can do all of that comfortably for the next twenty or thirty years.
How the senior homes are designed
From the curb, our senior homes look exactly like our family homes — same architectural style, same neighborhood streetscape. Inside, every detail has been quietly designed for age-in-place living.
- Single-story floor plans throughout — no stairs, no split levels
- Wider doorways (36-inch minimum) and wider hallways (42-inch minimum) — wheelchair-ready without looking institutional
- Curbless walk-in showers with built-in benches and adjustable handheld fixtures
- Lever-style door handles and faucets — easier on arthritic hands than knobs
- Reinforced bathroom walls — pre-blocked for grab bars, so they can be added cleanly later if and when needed
- Lower-height kitchen counters as an option for seated meal prep
- Higher-height (comfort-height) toilets standard
- Bright LED lighting under cabinets, in closets, and along walkways — designed for aging eyes
- Rocker light switches throughout — easier to operate than toggle switches
- Smart-home pre-wire for optional remote monitoring by family members
- Yards landscaped for low maintenance — drought-tolerant native plantings, no lawn obligations
- Wider driveways and clear front-entry approach for emergency-services accessibility
- Street numbers visible from 50 feet
What you keep — and what you don't give up
Buying a senior home at Sundara Bluebonnet does not mean joining a senior-only enclave with rules about visitors or restrictions on resale. Specifically:
- You own your home outright. No lease, no entry fee, no buy-in.
- You can sell to any qualified buyer at any time, with no age-of-buyer restriction imposed by Sundara
- Visitors stay as long as you want them to — no age-of-guest rules
- Pets are welcome — Phase 1 and Phase 3 share the community dog park
- You can rent your home if life changes (with standard HOA notice)
- You're a full member of the Sundara Bluebonnet community — clubhouse, ballroom, fitness center, pickleball, library, all of it
If at some point your needs change beyond what independent living supports, our community manager can connect you with vetted local home-care providers and concierge services on a private-pay basis. We don't provide care; we don't sell care; we make it easy for you to arrange care if and when you choose to.
Beautifully Made at Phase 3
Same Sundara specification across all 343 Phase 3 homes — Class 4 hail-rated shingles, post-tensioned slabs, resilient HVAC for Texas summers, freeze-protected exterior plumbing, ENERGY STAR® certified — with the senior-home accessibility additions noted above. Whether you’re a young family in a four-bedroom or a 72-year-old in an independent-living home, your home is built to the same Sundara standard.
Phase 4 — The Mixed-Use Core
Hotels, urgent care and physician offices, retail | Master plan in design review
Phase 4 at a Glance
- Hotel sites — limited-service and select-service hospitality
- Urgent care center and multi-specialty physician offices
- Retail core — grocery anchor, dining, services
- Designed as a walkable, neighborhood-scaled commercial district
- Connected to the residential phases by sidewalks and trails
Why a Mixed-Use Phase Matters
Phase 4 is the difference between a subdivision and a community. Most residential developments place the houses and walk away. Sundara Bluebonnet is built on a different premise: that everyday life — groceries, medical care, dining, hosting visiting family — should happen within walking and short-driving distance of every home in the community. Phase 4 makes that possible.
- The hotels host visiting family from out of state — particularly relevant for the senior homes in Phase 3
- The urgent care and physician offices reduce the need to drive into San Antonio for routine care
- The retail core anchors daily life — coffee in the morning, dinner with neighbors at night
- All of it is positioned within the Sundara Bluebonnet master plan, not stranded across the highway
Beautifully Made — At a Larger Scale
The Phase 4 commercial buildings will be designed and built to the same Sundara standard that defines our homes. Architecturally consistent with the residential phases. Built with materials chosen for the South Texas climate. Designed under the leadership of Sal Patel — Sundara's Chief Hospitality Officer with 25 years of hotel-industry experience — in coordination with our retail and hospitality partners. Detailed Phase 4 plans, retail tenant lineup, and hotel partner announcements will be released through 2027 as the residential phases mature.
Phase Plan & Timeline
Sundara Bluebonnet will deliver 598 homes plus mixed-use Phase 4 across approximately 5 years (Q1 2027 through 2031). The phasing is sequential by design — each phase builds on the energy and amenity base of the prior.
Phase 1
156 SFR rentals + 10,000 sq. ft. clubhouse — Under construction, first deliveries Q1 2027
Phase 2
99 duplexes — Entitlement underway, first deliveries Q4 2027
Phase 3
223 family homes + 120 independent-living senior homes — Reservations open summer 2026, first deliveries 2028
Phase 4
Hotels, healthcare, retail — Master plan in design review, opening in stages 2029–2031