FAQ's
Honest answers, beautifully clear.
Buying — or renting — a home is one of the largest decisions you'll ever make. Here are the questions our advisors answer every week — with straight answers. If yours isn't here, write to us at hello@sundarahomes.com.
About Sundara Homes
For decades, communities were designed around transactions, density, and speed. Homes became products. Neighborhoods became temporary. Human connection became secondary.
The Centenarian vision was created to challenge that model entirely.
“Designed for Life” means every home, every pathway, every gathering space, and every experience is intentionally created to support the emotional, physical, social, and spiritual wellbeing of the people who live there. It means designing environments where wellness is not an amenity — it is a way of life. Where walkability, nature, technology, safety, hospitality, and human interaction work together to create healthier, longer, more fulfilling lives.
“Built for Generations” reflects the belief that great communities should endure beyond a single buyer, trend, or economic cycle. These are not developments designed for temporary occupancy — they are ecosystems designed to bring families together, strengthen relationships between generations, preserve dignity as people age, and create places where children, parents, and grandparents can all flourish together. The goal is to build communities that become part of a family’s story for decades to come.
“Built Around the Human Experience” means putting people — not profit, traffic counts, or square footage — at the center of every decision. It means understanding that the future of housing is not simply about owning a home, but about how people feel when they wake up, walk their streets, interact with neighbors, care for loved ones, and create meaningful moments together. It recognizes that loneliness, disconnection, stress, and unhealthy living have become modern epidemics — and that thoughtfully designed communities can help heal them.
The Centenarian philosophy draws inspiration from the world’s healthiest and longest-living cultures — places where community, movement, nutrition, purpose, social interaction, and intergenerational living are deeply embedded into daily life. By integrating these principles into modern American development, Sundara Homes is creating something far greater than real estate.
It is building environments where:
- wellness becomes natural,
- relationships become stronger,
- aging happens with dignity,
- technology serves humanity,
- and communities become lasting legacies.
Created for the way people truly want to live. Built for the moments that matter. Designed for a life well lived.
Because the future of housing is not just about where we live —
it is about how we live, how we connect, and how we flourish together.
Sundara Homes is a newly formed entity, founded in 2026 in Houston, Texas by three industry leaders — Venkat Gopi (technology and alternative investments), Jean Makesh (senior living, founder of The Lantern Group), and Sal Patel (hospitality, 25 years in the hotel industry). The three founders together developed the Centenarian Village model — a framework for walkable, mixed-use, intergenerational living — and founded Sundara to bring that vision to life across Texas. K7 Capital Partners is a strategic investment partner. We currently have a pipeline of more than 2,400 single-family and multifamily homes in active development across six Texas communities. Every Sundara home is upcoming — and every home is built on more than eighty years of combined founder experience.
Yes. Sundara Homes LLC operates with a Texas Real Estate Commission–licensed brokerage (TREC #818096) and builds under all required municipal and county permits in every market we serve. Our partner broker license number and TREC consumer protection notices are published in the footer of every page on this site, and on every contract we issue.
Both single-family and multifamily residences. Specifically: single-family homes for sale and for lease, duplexes, independent-living senior homes, and build-to-rent communities. Our flagship community at Sundara Bluebonnet includes all of these in one master plan, plus a Phase 4 mixed-use development with hotels, healthcare, and retail.
The Centenarian Village model is a human-centered community philosophy designed around one fundamental idea: people thrive when wellness, connection, purpose, and belonging are intentionally built into everyday life.
At its core, the model reimagines how communities should function — not simply as collections of homes, but as living ecosystems that support healthier, longer, more meaningful lives across every generation.
The philosophy was inspired by studying some of the world’s longest-living and healthiest populations, where longevity is not driven by medicine alone, but by lifestyle, movement, social connection, walkability, nutrition, safety, multigenerational interaction, and a strong sense of community. The Centenarian Village model brings those timeless principles into a modern American living experience.
That philosophy shapes everything we build.
It influences how homes are designed, how streets connect, how amenities encourage interaction, how wellness is integrated into daily life, and how technology is used to simplify and enhance the human experience rather than replace it. Every detail is intentional — from walkable layouts and wellness-centered spaces to hospitality-inspired environments that encourage relationships, activity, dignity, and engagement at every stage of life.
Most developments are designed around density and transactions. The Centenarian Village model is designed around people.
It asks a different question:
“How do we create communities where people genuinely live better, feel healthier, stay connected, and flourish over time?”
The result is more than real estate. It is a long-term vision for creating resilient, emotionally meaningful communities where families grow together, individuals age with dignity, wellness becomes part of everyday living, and community becomes legacy.
In many ways, the Centenarian Village model is not just shaping what we build —
it is redefining why we build in the first place.
The Centenarian Village model is the original vision of Sundara’s three founders — Venkat Gopi, Jean Makesh, and Sal Patel. It is a future-ready approach to walkable, mixed-use, intergenerational living, born from each founder’s experience in his own field: senior living, hospitality, and technology and capital. The model has six animating principles: (1) the five-minute walk — every essential within walking distance; (2) intergenerational by design — seniors, families, students, and professionals living on the same streets; (3) a mix of asset classes held together by place — single-family, multifamily, senior independent-living, hospitality, retail, healthcare, green space; (4) a holistic wellness ecosystem — yoga lawns, sensory gardens, walking trails, amphitheaters, clubhouse programming; (5) sustainable design from the master plan forward — EV charging, solar, water harvesting, LEED-aligned construction; and (6) a self-reinforcing local economy — every asset class supports the others. Every Sundara community is built on these principles. Sundara Bluebonnet is the first full-scale expression.
“Active Connected Living Communities” means creating environments where people are not simply housed — they are engaged, energized, supported, and deeply connected to the world around them.
It is a philosophy centered on the belief that human wellbeing is directly influenced by movement, relationships, purpose, and community. In today’s world, many neighborhoods have unintentionally created isolation — people live close to each other, yet often feel disconnected from one another. Active Connected Living is designed to reverse that.
“Active” represents more than physical activity. It reflects a lifestyle that encourages vitality, wellness, lifelong learning, social engagement, outdoor experiences, and meaningful daily interaction. It means creating communities that naturally inspire people to walk, gather, participate, explore, and live with purpose.
“Connected” speaks to human connection in every form — connection to neighbors, family, nature, wellness, technology, and shared experiences. It is about designing communities where relationships form naturally, where multiple generations can interact and thrive together, and where people feel a genuine sense of belonging rather than anonymity.
“Living Communities” means these are not static developments or traditional subdivisions. They are dynamic ecosystems intentionally designed around the human experience — blending wellness, hospitality, smart technology, thoughtful design, social spaces, and community programming into everyday life.
At the heart of Active Connected Living is a simple but powerful belief: People live longer, healthier, and happier lives when they feel connected — physically, emotionally, socially, and spiritually.
That philosophy influences everything we build:
- walkable neighborhoods,
- wellness-centered amenities,
- meaningful gathering spaces,
- intergenerational interaction,
- hospitality-inspired experiences,
- and environments that encourage both independence and belonging.
Ultimately, Active Connected Living Communities are designed to help people not just live longer — but live better, together. It is the standard Sundara holds itself to.
Sundara Bluebonnet (Our Flagship)
Sundara Bluebonnet is our largest and most ambitious community — a 598-home master-planned community in Lytle, Texas, twenty minutes southwest of downtown San Antonio. Four phases: 156 single-family rentals plus a 10,000 sq. ft. clubhouse (Phase 1), 99 duplexes (Phase 2), 223 family homes plus 120 independent-living senior homes (Phase 3), and a mixed-use core of hotels, urgent care, physician offices, and retail (Phase 4).
Three reasons. First, the corridor: Lytle sits at the intersection of major regional growth — a $900 million hyperscale data center under construction nearby, Toyota Manufacturing Texas twelve minutes east, Joint Base San Antonio-Lackland fifteen minutes north, Amazon’s SAT4 fulfillment center ten minutes away. Second, the value: Lytle is currently pricing well below comparable established San Antonio suburbs, while the infrastructure (HEB Plus, Texas Vista Medical Center, Lytle ISD) is already in place. Third, the land: the site allowed us to design a true master-planned, mixed-use community with clubhouse, multi-generational housing, and Phase 4 commercial — without the constraints of an in-fill build.
Phase 1 is purposely build-to-rent because of who lives in this corridor. JBSA-Lackland personnel rotate through Lytle on 24- to 36-month assignments. Construction trades supporting the data center and the Toyota expansion need quality short-term housing. Younger families want the lifestyle of a master-planned community before they’re ready to buy. Phase 1 serves all of them — and gets the clubhouse running before the for-sale phases deliver, so by the time Phase 2 and 3 buyers move in, the community is already alive.
Phase 1 is rental-only. The 156 homes are independently owned and managed by Sundara’s buyer network. If you want to own a home at Sundara Bluebonnet, the for-sale opportunities are in Phase 2 (duplexes), Phase 3 (senior homes and family homes), and Phase 4 (mixed-use). Phase 3 reservations open summer 2026.
Two things, and the order matters. First: they are independent-living homes, not assisted living. You own the home, hold the deed, and live as autonomously as you want. There is no on-site medical staff, no required meal plan, no monthly care fee, and no age-of-visitor restriction. Second: they’re designed for the realities of aging without ever looking institutional. Single-story floor plans with no stairs, wider doorways and hallways, curbless walk-in showers, lever-style hardware, pre-blocked walls for grab bars, comfort-height toilets, and bright LED lighting throughout. Critically, they sit on the same streets as the family homes — seniors and families share the same community, the same clubhouse, the same farmer’s market. No segregation by age.
The 223 family homes are the majority of Phase 3 — and the energy of the neighborhood. Six floor plans ranging from a 3 BR / 1,400 sq ft starter home to a 5 BR / 2,800+ sq ft family home with study and three-car garage. Same four exterior elevations as Phase 1 (Hill Country, Texas Modern, Farmhouse, Classic Brick), upgraded finish package, lot sizes from 0.18 to 0.32 acre with select premium lots backing onto the central greenbelt. Walking distance to the 10,000 sq. ft. clubhouse delivered in Phase 1. Detailed plans and pricing release closer to summer 2026.
Outdoor: pool with shaded lounge, pickleball court, dog park, three BBQ pavilions, community garden beds, children’s turf play area, walking and jogging trails. Indoor: fitness center, ballroom, library, media room, game room, card room, billiards, ping pong, arts and crafts studio, and a computer room with cubicles. There’s also an on-site community manager and a programmed events calendar.
Phase 4 is currently in design review. Opening will be in stages — typically beginning approximately two years after Phase 3 starts delivering homes — in the 2029 to 2031 window. The hotel, urgent care, and retail tenants will be announced as leases are signed.
Lytle Independent School District — TEA-rated and zoned to Lytle Elementary, Lytle Junior High, and Lytle High School. Specific zoning is confirmed by lot at contract.
Buying / Leasing Process
Pre-leasing is open now. Add your name to the pre-lease list at sundarahomes.com or by calling our Sundara Bluebonnet welcome center. When Phase 1 deliveries begin in Q1 2027, pre-lease list members get the first selection of available homes. Standard application: ID, proof of income (typically 3x rent), credit check, and a refundable security deposit. Lease terms: 12 or 24 months.
Three steps. First, an advisor walks you through available inventory — in person at a sales center, by video call, or by phone. Second, you sign an Earnest Money Contract and submit your earnest money (typically 1% of purchase price) into escrow with our preferred Texas title company. Third, you close at the title company once your home receives its certificate of occupancy. Most closings complete in 21 to 35 days from contract.
You don’t have to, but we welcome it. If you have a Texas-licensed REALTOR®, they’re paid full commission by Sundara at closing — there is no cost to you. If you don’t have an agent, our on-site Sundara advisors are licensed Texas brokers and will represent the transaction directly. Texas requires written disclosure of brokerage representation (TREC IABS form) — we share this at first contact, every time.
Standard buyer-side closing costs in Texas typically run 2 to 3 percent of the purchase price. This includes title insurance, recording fees, property tax prorations, HOA setup fees if applicable, and lender fees if you’re financing. Texas has no state income tax and no transfer tax on residential real estate. Your specific cost sheet will be itemized at the contract stage so there are no surprises.
Yes — all three. We are an experienced VA-loan-friendly builder, and Sundara Bluebonnet in particular is popular with active-duty military and veterans because of its proximity to JBSA-Lackland. Our lender desk can help you compare VA versus conventional, and several of our communities qualify for USDA rural-area financing. FHA is supported across all communities.
During Construction
Yes — we encourage it. Every Sundara buyer is invited to a structured walk at three milestones: pre-drywall, mechanical inspection, and final pre-closing. You can also schedule additional visits with your community’s construction superintendent. We do ask buyers to coordinate visits in advance for safety and insurance reasons.
Lightly. We offer a structured upgrade menu — flooring upgrades, kitchen counter upgrades, premium appliance package, smart-home expansions, and selected layout modifications. The earlier in the construction cycle you go under contract, the more flexibility we have. Phase 1 rental homes are non-customizable to maintain a consistent product across the rental phase.
New construction in Texas typically runs 6 to 11 months from groundbreaking to certificate of occupancy. We build delivery windows into every contract. If we miss our committed window, your contract specifies remedies, including the option to terminate and refund your earnest money in full. As a young builder, we set delivery windows conservatively and communicate progress monthly to every buyer in active contract.
After You Move In
Keys, the recorded warranty deed, the title insurance policy, the certificate of occupancy, the builder warranty package (1-year workmanship, 2-year systems, 10-year structural), all appliance and equipment manuals, paint codes for every wall, and a structured pre-closing inspection report — paid for by Sundara, conducted by an independent Texas-licensed home inspector.
Sundara’s rental affiliate is the long-term owner of every Phase 1 home, which means warranty issues are our problem managed through a property management firm — not yours. Submit a maintenance request through the resident portal and we handle it. Most issues resolved within 7 business days; emergency items (water leaks, HVAC, electrical) within 24 hours.
Yes. Standard builder warranty: 1 year on workmanship, 2 years on mechanical systems (HVAC, plumbing, electrical), and 10 years on structural — issued through a third-party warranty company and transferable on resale. Our customer care team handles all in-warranty service requests directly.
Yes — initially. For Sundara Bluebonnet (and our other for-sale communities), Sundara establishes the homeowners’ association, drafts the bylaws and covenants, and runs HOA operations for the first 12 to 18 months after sufficient homes deliver. Once a defined number of homes have closed, control transfers to the elected homeowner board. Phase 1 rentals operate under a separate residents’ association tied to the rental ownership structure.
Texas-Specific Questions
Texas has no state income tax, which means local services — schools, roads, emergency services — are funded primarily through property tax. Effective property tax rates typically range from 1.8% to 2.6% across our communities, depending on the county, school district, and any MUD or PID assessments. Your specific rate is disclosed in writing before contract. Texas does offer a homestead exemption that reduces taxable value for owner-occupants.
Sundara Bluebonnet is not currently inside a Municipal Utility District. Specific PID participation will be confirmed at contract. If your home is in a special-purpose taxing entity, we disclose it in writing with full assessment details before you commit.
Texas weather is real and we design for it. All Sundara homes are built with Class 4 (impact-rated) shingles, resilient HVAC for the Texas heat, freeze-protected exterior plumbing (built for the next 2021), and post-tensioned slabs in the appropriate soil zones. Our Houston-metro communities are built outside the most aggressive flood zones.
In your first year, you’ll typically be taxed only on the land value, since the home wasn’t on the tax roll on January 1. In year two, the full assessed value applies. We disclose this ‘tax surprise’ in writing before contract so you can plan your budget. Your homestead exemption (if owner-occupied) helps significantly — apply through your county appraisal district within the first year of move-in.
We will not enter a market with an under-performing ISD. Every Sundara community is zoned to a TEA-rated B or A school district. Specific district names: Lytle ISD (Sundara Bluebonnet), Hillsboro ISD (Sundara Magnolia), Jarrell ISD (Sundara Larkspur), Terrell ISD (Sundara Paintbrush), Taylor ISD (Sundara Sunflower), and Dayton ISD (Sundara Camellia). School zoning is disclosed by lot and confirmed in writing at contract.
Other
Three things. First, we are Texas-headquartered and Texas-focused — we don’t build in 30 markets, we build in three, and we know every community we have. Second, our customer care team is in-house and based in Texas — when something goes wrong in year three, you talk to a person, not a national call center. Third, communities like Sundara Bluebonnet — multi-phase, multi-product-type, mixed-use — are projects national builders rarely commit to because the build cycle is too long and the margin is harder. We build them because they’re better places to live.
Every Sundara home is built to ENERGY STAR® standards. Standard features include high-efficiency HVAC (16+ SEER), LED lighting throughout, low-E double-pane windows, smart programmable thermostats, and tankless water heaters in our premium plans. Our communities incorporate rainwater retention features, native Texas landscaping, and mature-tree preservation where the lot plan allows.
No. If you tell us you’re exploring, we’ll mark your file accordingly and only check in quarterly with relevant updates — new community releases, market notes, or a heads-up on incentives in the metros you mentioned. You can opt out of all communication at any time, no questions asked.