Urban Earth Consulting · Essen 2026
HEALTH
COM­MONS
High Performance Professional Office Condos
Hospital-Adjacent · New Braunfels, Texas
2.69 Acres · MU-B · FM 1101 & Creekside Crossing
A Development Partnership Opportunity
"Das Haus formt die Arbeit —
und die Arbeit formt
die Gemeinschaft."
"The building shapes the work —
and the work shapes the community."
David Komet, CPHC
Founder · Urban Earth Consulting
San Antonio, Texas
01 / Die Gelegenheit — The Opportunity
THE
MARKET
MOMENT

Physician and allied healthcare practices in high-growth Texas markets are paying a steep premium to lease space they will never own. At the same time, demand for owner-occupied medical and professional office in hospital-adjacent corridors far exceeds available for-sale product.

The high performance model — proven in residential — translates directly to the commercial context: a rigorously specified envelope delivered to the buyer, who then specifies their own interior fit-out. Lower operating costs, better indoor air quality, and a durable owned asset. No landlord. No lease risk.

This site, adjacent to the 365,000 SF Resolute Health Hospital in the fastest-growing city in Texas, is precisely where that demand lives. High performance owner-occupied office product at this standard is conspicuously absent from this corridor — and this is the site to deliver it.

#1
Fastest-growing city in Texas · 2023–2024
365K
SF · Resolute Health Hospital — across the street
3,800+
Employees within 1 mile of the site
0
High performance commercial office condos for sale in CZ 2A today
02 / Das Grundstück — The Site
THE PARCEL
Platted. Entitled. Last available lot in a built-out health corridor.
2.69
Acres
Last remaining platted lot · Health Commons · New Braunfels, TX
MU-B
Zoning
High intensity mixed use district · Full commercial & medical allowance
26K
Vehicles Per Day
Creekside Crossing (FM 306) · Primary frontage road
$100K+
Avg HH Income
1-mile ring · Young, educated, healthcare-employed population
"Direkt gegenüber dem Krankenhaus — genau dort, wo Ärzte arbeiten wollen."
"Directly across from the hospital — exactly where practitioners want to work."
03 / Die Geschichte — The Story
WHERE
GERMAN CRAFT MEETS
TEXAS GROWTH
1845
Der Adelsverein — the German colonization society — founds New Braunfels. German craft traditions and building precision take root in the Texas Hill Country, shaping a community defined by quality construction.
1991
The Passive House Institut is founded in Darmstadt by Dr. Wolfgang Feist — the same engineering culture that built New Braunfels, now codified as the world's most rigorous building performance standard.
2024
Resolute Health Hospital anchors a growing healthcare corridor along Creekside Crossing. New Braunfels becomes the fastest-growing city in Texas. Demand for professional practice space outpaces all available supply.
2026
Health Commons Professional Office. The first high performance for-sale commercial office condos in CZ 2A — shell delivered, buyer-finished, physician-owned. German building science, Texas market timing, zero competition.
04 / Das Produkt — The Product
AUSBAUHAUS
FOR BUSINESS
The residential shell-delivery model, applied to commercial
The Shell
High Performance Envelope
The building envelope — walls, roof, windows, air barrier, mechanical core — is delivered to a documented high performance standard at closing. Performance is guaranteed regardless of interior specification. The buyer owns a durable, low-operating-cost asset from day one.
The Build-Out
Buyer-Specified Interior
Each purchaser specifies and directs their own clinical or professional interior fit-out — exam rooms, operatories, therapy suites, open offices. No shared taste, no landlord compromise. The practice is theirs to design.
The Asset
For-Sale Condo Ownership
Practitioners build equity instead of writing rent checks. Exit at any time via sale or leaseback. The high performance envelope provides a clear differentiation at resale — lower utility costs and verifiable performance compared to any conventional medical office building.
The Program
Scale & Mix
~18,000–22,000 SF gross across 2 stories. Estimated 8–12 office condo suites ranging 1,500–3,500 SF. Ground floor clinical and service uses; upper floor professional and administrative offices. Mix refined with development partner.
05 / Warum Jetzt — Why Now
THREE
CONVERGING
FORCES
01
Healthcare Anchor
Resolute Health Hospital — 365,000 SF, 128 beds — sits directly across the street. Every physician and allied health practice that serves that hospital is a potential buyer. The demand generator is already operating.
02
Residential Density
2,500+ residential units are built or under construction within a half mile — Bainbridge Creekside, Villas at Creekside, and a 900-unit multifamily BTR site planned immediately to the south. A captive patient population is materializing around this site.
03
No Competition
There are no high performance for-sale commercial office condos in this market. There are none in Climate Zone 2A. The first delivery is the template — for this corridor and for every similar hospital-growth node across the Sun Belt.
06 / Der Wettbewerbsvorteil — The Competitive Moat
CLIMATE ZONE 2A
Where high performance matters most — and is hardest to deliver
~400
kWh/m²/yr Avoided
High performance vs. code-minimum commercial envelope
IEQ
Indoor Air Quality
Continuous ERV ventilation — critical in clinical settings
CZ 2A
Climate Zone
Hot-humid — the hardest Passive House climate. We know it.
In a clinical setting, a high performance envelope does something no conventional medical office building can claim: verified continuous fresh air delivery, stable interior humidity, and documented energy performance. These are not marketing points — they are measurable, verifiable outcomes that matter to a physician who works in the space every day.
07 / Die Struktur — Deal Structure
THE TERMS
Indicative framework · Open to partner discussion
Parameter Description Notes
Land 2.69-acre platted site, SEQ of FM 1101 & Creekside Crossing, New Braunfels TX. MU-B zoning. Sewer & water on site. No entitlement risk. Contributed as equity or at agreed valuation
Structure Joint venture. Partner brings capital, balance sheet, and development management. UEC leads design, envelope performance specification, and technical authority. Equity split and governance TBD
Product ~18,000–22,000 SF, 2-story commercial building. 8–12 for-sale office condos, 1,500–3,500 SF each. High performance shell delivered at closing. Buyer directs interior fit-out. Program refined in feasibility with partner
Market Hospital-adjacent medical and professional owner-occupants. Physicians, dentists, behavioral health, allied health, and professional service firms serving a rapidly growing residential population. Pre-sale program to anchor financing
Certification High performance envelope standard. First high performance commercial office condo in Climate Zone 2A, Texas. Publishable case study · Sun Belt template
Timeline Development-ready. Feasibility and schematic design begin within 90 days of LOI execution. Targeting 2026 groundbreaking. No entitlement delay — zoning in place
08 / Die Partnerschaft — The Partnership
WHAT EACH
SIDE BRINGS
Urban Earth Consulting
David Komet, CPHC · San Antonio, Texas
  • Controlled land position · Health Commons, New Braunfels
  • PHI Certified Passive House Consultant
  • Sole CZ 2A-specialized CPHC in Texas
  • German language fluency — technical and investor-grade
  • High performance shell delivery model — proven at residential, now scaling commercial
  • Harvard Graduate Certificate · Green Building & Community
  • Sun Belt replication strategy and market knowledge
Development Partner
Experienced developer · European or U.S.-based
  • Balance sheet and capital structure
  • Commercial development management experience
  • Track record delivering mixed-use or medical office product
  • Access to European capital or ESG investor base
  • U.S. market expansion intent or existing presence
  • Commitment to high performance standards and long-term asset quality
"Wir suchen einen echten Partner —
mit Erfahrung, Kapital und Vision."
"We are looking for a real partner — with experience, capital, and vision."
"Das Grundstück ist da.
Das Krankenhaus ist da.
Die Praxen warten."
"The land is there. The hospital is there.
The practices are waiting."
DAVID KOMET
CPHC · PHI Certified Passive House Consultant
Urban Earth Consulting · San Antonio, Texas
Health Commons · New Braunfels · Climate Zone 2A
International Passive House Conference · Essen 2026