21902 FRANKLIN PARK SAN ANTONIO 78259

Ownership chain / 21902 FRANKLIN PARK SAN ANTONIO 78259

County appraisal roll

The property

Address: 21902 FRANKLIN PARK SAN ANTONIO 78259
Market value on the roll: $21,200,000
Living area: 0 sq ft
Parcel ID: 000001231206
Built: not on the roll
Acquired: 19823
State class code: F1
Legal description, as written on the roll: NCB 17600 BLK 27 LOT 22 (FRANKLIN PARK STONE OAK 2) 2016- NEW ACCT PER PLAT 9687/116-122 FILED 8-4-15

Roughly 1 units, and that is an estimate, not a count. The roll does not publish a unit count for most buildings, so this figure is the floor area divided by 900 square feet, corrected by class code only for houses and small duplex-to-fourplex classes. It is the same number as the living area above, divided. Treat it as a size band, not a fact

Source: bexar county appraisal roll · roll year 2025 · class F1 · owner-occupied flag: no · in the registry lookup scope: yes

County appraisal roll

The name on the roll

Owner of record: VTR ENCINO COMMONS LLC
Where the tax bill is mailed: 21001 N TATUM BLVD 1630630 PHOENIX AZ 85050
Tax agent of record: POPP GRAY HUTCHESON

The building is here. The tax bill goes out of state. That gap between where a property sits and where its mail lands is often the first sign you are dealing with an investor and not a neighbor

Source: bexar county appraisal roll · roll year 2025 · the roll lists no mailing address for the tax agent

Texas franchise tax registryMatched

The business filing behind that name

Name we searchedVTR ENCINO COMMONS LLC

Filing we matchedVTR ARBORETUM, LLC

Taxpayer number: 32049769766
Right to transact business: ACTIVE
Secretary of State status: ACTIVE
Effective registration: 2012-12-20
State of formation: DE
Texas SOS file number: 0801703646
Filing mailing address: 500 N HURSTBOURNE PKWY STE 200 LOUISVILLE KY 40222

Source: Texas Comptroller franchise tax registry · matched on the owner name as printed on the roll · 6 registry rows carry this owner

Texas franchise tax registry

The people who signed for it

Tax: PHANIE A WILLIAMS
Vp: PHANIE A WILLIAMS
Vp - Tax: PHANIE A WILLIAMS
Vp,Tax: PHANIE A WILLIAMS
Registered agent: C T CORPORATION SYM

These are the names an organizer can put on a letter, a flyer, or a city council sign-up sheet. Everything above this line is a company. This line is people

Source: Texas Comptroller franchise tax registry · officers and directors as listed · home addresses are in the filing and are not shown here

Joined across 13 county rolls

What this landlord holds

VTR ARBORETUM, LLC

$94,058,990Market value

6Properties

178,333Sq ft living area

≈181Units estimated

This building is one of 6 held under the same name and mailing address on the rolls

See the landlord profile

Owner key: name plus mailing address, matched across the county appraisal rolls · roll year 2025

How to read the end of a chain

A chain can end three ways, and the difference matters. Two of them are answers. One of them is a gap in what we know, and it is drawn as a gap so you never mistake it for an answer

Matched

The name on the roll lines up with a Texas business filing. We show both names side by side so you can reject a bad match yourself

25,374 owners of the 71,570 inside the coverage rules, 35.5% so far

No record

We searched and Texas has no business registration under this name. That is a finding, not a miss: plenty of rentals are held by a person or an out-of-state entity that never registered here. The line stops on a hard bar because the search finished

37,809 owners so far

No answer

No usable answer came back for this name. Almost all of these are lookups the registry rejected outright, which is our query failing, not Texas reporting that nothing is filed. That claim is the middle column, and this is not it. We do not know either way here, so the line trails off dashed and open

8,387 owners in scope: rejected lookup or never queried

One more case borrows that same dashed ending: a parcel outside the coverage rules. The registry was never asked about it, on purpose, so the chain is a gap here too, and the page names the rule that put it outside instead of implying an answer is on its way. 147,384 of the 2,117,593 parcels on the rolls are inside the rules

11.7%

of the 71,570 owners inside the coverage rules have no registry answer. The scrape has finished, so these are not owners waiting in a queue: almost all of them are lookups the registry rejected. Read them as unknown, never as unregistered