{"id":20459,"date":"2025-12-09T15:27:41","date_gmt":"2025-12-09T21:27:41","guid":{"rendered":"https:\/\/www.rgvbusinessjournal.com\/podcast\/podcast-como-el-valle-del-rio-grande-se-convirtio-en-un-mini-san-antonio-el-mercado-inmobiliario-el-agua-y-el-crecimiento-con-richard-a-garza\/"},"modified":"2025-12-09T15:27:41","modified_gmt":"2025-12-09T21:27:41","slug":"podcast-como-el-valle-del-rio-grande-se-convirtio-en-un-mini-san-antonio-el-mercado-inmobiliario-el-agua-y-el-crecimiento-con-richard-a-garza","status":"publish","type":"podcast","link":"https:\/\/www.rgvbusinessjournal.com\/es\/podcast\/podcast-como-el-valle-del-rio-grande-se-convirtio-en-un-mini-san-antonio-el-mercado-inmobiliario-el-agua-y-el-crecimiento-con-richard-a-garza\/","title":{"rendered":"PODCAST: C\u00f3mo el Valle del R\u00edo Grande se convirti\u00f3 en un \u00abmini San Antonio\u00bb: el mercado inmobiliario, el agua y el crecimiento, con Richard A. Garza"},"content":{"rendered":"<h4><strong>Richard A. Garza, agente inmobiliario y promotor con una larga trayectoria en el Valle del R\u00edo Grande, participa en el podcast del RGV Business Journal para explicar c\u00f3mo la base impositiva de la regi\u00f3n se ha multiplicado por 44, por qu\u00e9 los inversores externos est\u00e1n acudiendo en masa a los proyectos locales y c\u00f3mo la escasez de agua y las medidas de control de la inmigraci\u00f3n est\u00e1n transformando los mercados inmobiliario y de la construcci\u00f3n. Adem\u00e1s, ofrece consejos a quienes compran por primera vez y se enfrentan al actual mercado favorable para los compradores en la zona de McAllen.<\/strong><\/h4>\n<p>&nbsp;<\/p>\n<p><iframe loading=\"lazy\" title=\"The RGV\u2019s Infrastructure Problem: A Conversation with Richard A. Garza of BIC Realty\" width=\"1200\" height=\"675\" src=\"https:\/\/www.youtube.com\/embed\/T1nU18EqT54?feature=oembed\" frameborder=\"0\" allow=\"accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share\" referrerpolicy=\"strict-origin-when-cross-origin\" allowfullscreen><\/iframe><\/p>\n<p data-start=\"497\" data-end=\"971\"><strong data-start=\"548\" data-end=\"568\">Richard A. Garza,<\/strong> agente inmobiliario y promotor del Valle del R\u00edo Grande, cuenta c\u00f3mo se inici\u00f3 en el sector inmobiliario cuando cursaba el \u00faltimo curso de secundaria, en 1977, y c\u00f3mo pas\u00f3 de la intermediaci\u00f3n inmobiliaria a dedicarse a los inmuebles de alquiler, los edificios comerciales y las promociones a gran escala. A lo largo de casi cinco d\u00e9cadas, ha sido testigo de c\u00f3mo la base impositiva del condado de Hidalgo ha pasado de unos 2.000 millones de d\u00f3lares en 1991 a aproximadamente 85.000 millones en la actualidad, transformando el Valle de una tranquila regi\u00f3n agr\u00edcola en lo que \u00e9l denomina un \u00abmini San Antonio\u00bb.<\/p>\n<p data-start=\"973\" data-end=\"1426\">Garza explica que, aunque los compradores locales siguen impulsando gran parte del mercado, el Valle del R\u00edo Grande ha sido \u00abdescubierto\u00bb por fin por inversores externos. Ahora trabaja con clientes de Monterrey (M\u00e9xico), otras partes de Latinoam\u00e9rica, California, Florida y el Medio Oeste, atra\u00eddos por unos precios relativamente asequibles, una mano de obra joven y lo que \u00e9l considera una de las mayores ventajas de la regi\u00f3n: su cultura de cordialidad y su disposici\u00f3n a ayudar a los inversores a alcanzar el \u00e9xito.<\/p>\n<p data-start=\"1428\" data-end=\"1932\">Pero este r\u00e1pido crecimiento conlleva graves retos. Garza se\u00f1ala la sobrecarga de las infraestructuras, la congesti\u00f3n de las carreteras y, sobre todo, <strong data-start=\"1554\" data-end=\"1572\">la escasez de agua<\/strong>, y advierte de que los embalses se encuentran muy por debajo de los niveles normales y que algunas ciudades ya han impuesto moratorias a los nuevos proyectos urban\u00edsticos. Se\u00f1ala que la dependencia del Valle del R\u00edo Grande \u2014y el hecho de que comparta ese recurso con M\u00e9xico\u2014 hace que la planificaci\u00f3n h\u00eddrica a largo plazo sea urgente, incluso mientras las ciudades y los distritos de regad\u00edo estudian proyectos de desalinizaci\u00f3n y recuperaci\u00f3n de agua.<\/p>\n<p data-start=\"1934\" data-end=\"2523\">En el \u00e1mbito residencial, describe el \u00e1rea metropolitana de McAllen como un <strong data-start=\"1993\" data-end=\"2011\">mercado favorable para los compradores<\/strong>, con un mayor stock de viviendas y la posibilidad de que bajen los precios, sobre todo a medida que bajen los tipos de inter\u00e9s. Para quienes compran por primera vez, Garza recomienda aprovechar los programas subvencionados y comparar ofertas mientras haya una amplia selecci\u00f3n. Al mismo tiempo, advierte de que las redadas de ICE y las medidas de control de la inmigraci\u00f3n est\u00e1n afectando a la mano de obra del sector de la construcci\u00f3n y provocando un fuerte aumento de los impagos hipotecarios entre sus clientes de pr\u00e9stamos internos, ya que las familias dan prioridad a la comida frente a los pagos y algunos sustentadores de la familia tienen miedo de ir a trabajar.<\/p>\n<p data-start=\"2525\" data-end=\"2860\">Garza espera que llueva m\u00e1s, que se adopte una pol\u00edtica h\u00eddrica m\u00e1s inteligente y que los legisladores suavicen las medidas de control que desestabilizan la mano de obra y la econom\u00eda locales. Describe el Valle del R\u00edo Grande como una <strong data-start=\"2726\" data-end=\"2764\">comunidad pr\u00f3spera, joven y cualificada<\/strong> que puede seguir creciendo, siempre y cuando pueda garantizar el suministro de agua, mantener las infraestructuras y mantener a la gente trabajando.<\/p>\n<p>Below is a rough, AI-generated transcript of the interview.\u00a0 Click on the YouTube link to listen to the podcast so you can hear the full discussion! (Also available from\u00a0 your favorite podcast platform.)<\/p>\n<p data-start=\"2525\" data-end=\"2860\">**************************************<\/p>\n<p><strong>Naxi Lopez <\/strong>Hi, and thank you for joining us on this episode of the Rio Grande Valley Business Journal\u2019s podcast. With us today is Richard A. Garza of Busy Realty. Welcome, Richard.<\/p>\n<p><strong>Richard Garza <\/strong>Thank you. Thank you for being here.<\/p>\n<p><strong>Naxi Lopez <\/strong>All right, Richard. So, Richard is a longtime broker, right? You\u2019ve spent a lot of time here selling homes, businesses. Talk to us about how you got your start.<\/p>\n<p><strong>Richard Garza <\/strong>Sure. It all started back in \u201977, when I was a senior in high school. I was taking classes, and a teacher of mine was taking her real estate license, and she mastered what she was doing, and she said, \u201cI can do that together.\u201d So we go way back with Carol Hill. I started the real estate business in \u201977, and I\u2019ve been doing it ever since. Ten years after that, I started buying rental properties and commercial buildings and things of that nature. Then another ten years later, I started doing real estate developments and subdivisions. That\u2019s pretty much my forte\u2014about 90% of my time is doing real estate developments.<\/p>\n<p><strong>Naxi Lopez <\/strong>Real estate development?<\/p>\n<p><strong>Richard Garza <\/strong>Yes. And I\u2019m still maintaining the brokerage operation.<\/p>\n<p><strong>Naxi Lopez <\/strong>Okay. And so what can you tell us about the climate of real estate here in the Valley?<\/p>\n<p><strong>Richard Garza <\/strong>Boy, has it changed. I\u2019ve been the chairman of the board of directors of the Hidalgo County Appraisal District for 34 years now. Back in \u201991, our tax base at the time was about $2 billion with a B. Today we\u2019re about $85 billion\u201444-fold. And that does not include churches, municipal buildings, city halls, universities, courthouses, things of that nature. The area has changed immensely. I\u2019ve watched farm roads and citrus groves turn into subdivisions. Fortunately or unfortunately, we\u2019ve done a lot of that. The Valley has grown; it\u2019s no longer the agricultural, sleepy little community we all grew up in. It\u2019s a mini metropolis\u2014what I call a mini San Antonio. And in the next 20 years or so, I foresee it being at that level.<\/p>\n<p><strong>Naxi Lopez <\/strong>Wow. And what kind of interest are you seeing? Is it local interest, or is it being fueled by out-of-market investors?<\/p>\n<p><strong>Richard Garza <\/strong>Great question. We\u2019ve finally been discovered by the rest of the world. It used to be that I\u2019d go to Houston or Dallas to conferences and people would ask, \u201cWho are you guys? What do y\u2019all do?\u201d Nowadays my clientele comes from Monterrey, Guadalajara, Austin, Dallas. Lots of California money. Lots of Florida money coming in. The price of real estate here is unbelievable compared to other markets, and we\u2019ve finally been discovered. There\u2019s a lot of corporate money coming in. Yes, the locals continue to feed the economy, but the outside, what I call \u201cextra\u201d money, is coming in. Just this morning, I met with clients from San Pedro and Monterrey who want to invest several million dollars in the Valley because they see the growth pattern here and they see us going places.<\/p>\n<p><strong>Naxi Lopez <\/strong>What percentage would you say is outside investment versus local?<\/p>\n<p><strong>Richard Garza <\/strong>It\u2019s tough to measure, but if I had to guess, probably around 20% of the money coming in is outside money. Lots of California, Florida, and Midwest money. And that\u2019s not something we were seeing a few years ago.<\/p>\n<p><strong>Naxi Lopez <\/strong>When did that shift start?<\/p>\n<p><strong>Richard Garza <\/strong>I want to say in the last 5\u201310 years. Pre-COVID, I don\u2019t think it was evident, or at least not in our helm. Social media has changed things, and of course the internet has changed the world. People can look at investment properties from anywhere. I get calls from people out of the country\u2014from India, from Latin America, etc.<\/p>\n<p><strong>Naxi Lopez <\/strong>Aside from the price, what else is driving outside investment here? What\u2019s our forte here? Why do people all of a sudden know where the Rio Grande Valley is?<\/p>\n<p><strong>Richard Garza <\/strong>Well, I think exponentially it feeds on the fact that we\u2019re a local economy with skilled labor. We have price on our side. And one thing people laugh about, but it\u2019s true\u2014we\u2019re friendly down here. My son lives in Manhattan, and we spend a lot of time with him up there, and it\u2019s not very friendly up there. Here, everybody\u2019s friendly. They\u2019re good to you. They want to shake your hand. They want to buy you a cup of coffee. They want to visit with people. It\u2019s a different environment altogether, and we\u2019re blessed to live here.<\/p>\n<p><strong>Naxi Lopez <\/strong>That reminds me\u2014when I was working for Mission EDC, we were able to attract a call center here to Mission. One of the main things the executive said convinced him was that when he came here, at the airport and at restaurants, everyone was so friendly and willing to help.<\/p>\n<p><strong>Naxi Lopez <\/strong>And so it seems like that\u2019s something that, you know\u2014<\/p>\n<p><strong>Richard Garza <\/strong>I think it\u2019s an attribute that we have in this area. I think it\u2019s awfully helpful. It\u2019s just a different climate altogether. You spend time in the Midwest or in New York and people walk by in the street and they laugh at you if you say hello to them. Here everybody\u2019s friendly, and I think that makes a big difference.<\/p>\n<p><strong>Naxi Lopez <\/strong>So what do you think, aside from our friendliness, somebody from outside our market should know about doing business here in the Valley?<\/p>\n<p><strong>Richard Garza <\/strong>I think that, again, we\u2019re eager to help people. We have things such as our economic development corporations here in Edinburg, in McAllen, and all over the Valley. People are helpful. People want to help you make that investment work instead of putting a brick wall in front of you and saying, \u201cYou can only do X.\u201d People are eager to help. The banks are also very helpful in lending money in this area. That\u2019s a big thing because people are confident that the area is going to continue to do well. And the numbers I shared earlier\u2014it\u2019s amazing to have that type of 44-fold growth in a matter of a generation. That\u2019s unheard of. We have new schools, new office buildings, new city halls. You go to the Midwest and everything is old and tired and there is no new money. We have a young generation that\u2019s willing to do a lot for our area.<\/p>\n<p><strong>Naxi Lopez <\/strong>And so, of course, with all of this growth, there come some challenges. What are some of the challenges that you\u2019re seeing right now?<\/p>\n<p><strong>Richard Garza <\/strong>Infrastructure is a big one\u2014roadways. I spend a lot of time on the freeway. You get on the freeway at 5:00 pm, and it\u2019s hard to get from one place to another. My wife grew up 30 minutes from here\u2014well, it\u2019s now 30 minutes. It used to be ten minutes from here. Now it takes 30 minutes to get to see the in-laws only because of the traffic. And unfortunately, like a lot of other communities, the Valley hasn\u2019t kept up with that. Other areas that suffer are utilities\u2014power and water sources. I think the big issue that people are not recognizing or thinking about is our water shortage. If we don\u2019t get this thing corrected soon, there are going to be issues. There are a couple of cities in the area that already have moratoriums on building out additional developments, and I think that\u2019s smart. You can build a subdivision and all of a sudden you can\u2019t get building permits\u2014how are you going to pay that loan back to the bank?<\/p>\n<p><strong>Richard Garza <\/strong>So I think those issues are here. We hope that they rectify themselves soon. Unfortunately, what we probably need in the Valley is a big hurricane with lots of water but little wind. We don\u2019t want damage, but we do need water in the reservoirs. If you look at the stats today, they\u2019re less than 10% of what they normally should be, and that\u2019s not a good thing.<\/p>\n<p><strong>Naxi Lopez <\/strong>Right. And we just published a story a couple of days ago that talked about how the metros here in South Texas rely heavily on the Rio Grande. We don\u2019t have access to other sources of water that other metros throughout Texas do. And not just that\u2014we share a river with Mexico as well. So it\u2019s not just water coming to us, but we also share it with another country.<\/p>\n<p><strong>Richard Garza <\/strong>That\u2019s correct. And again, we need to focus on that. A few months ago I was at a conference in Dallas, and they asked the audience if they had any questions. I raised my hand and said, \u201cWhat are we doing about the water issue in the Rio Grande Valley? We have a big issue.\u201d The speaker gets up and says, \u201cYou don\u2019t have a water problem down there.\u201d I said, \u201cI assume you haven\u2019t read the papers. We have a problem.\u201d He said, \u201cNo, you don\u2019t have a water problem. You have a cheap water problem.\u201d I said, \u201cWhat do you mean?\u201d He said, \u201cDo you see this bottle of water? Today it cost me $2. You have access to water\u2014just not cheap water. You can desalinate.\u201d And that\u2019s the truth. But what will we pay for bottled water at that time? Is it $20? Is it $30? You\u2019ll pay whatever it takes because it\u2019s a necessity, not a luxury.<\/p>\n<p><strong>Naxi Lopez <\/strong>And there are projects around the area that are being carried out. I think McAllen is doing its own desal project, and then the water reclamation project that the county irrigation district number one is also doing. So we\u2019re trying to find different ways of procuring that very precious resource.<\/p>\n<p><strong>Richard Garza <\/strong>Absolutely. And I think we need to look for alternate sources. For too long, our entire region has relied, like you said earlier, entirely on the Rio Grande. We need alternate resources, because what are we going to do with all this industry if we can\u2019t supply the water?<\/p>\n<p><strong>Naxi Lopez <\/strong>Okay. And so, shifting gears a little bit to the residential sector. I think we ran a story a couple of days ago, too, about how the inventory in the McAllen MSA is right now a buyer\u2019s market. What does that do for the area, for homebuyers?<\/p>\n<p><strong>Richard Garza <\/strong>It\u2019s supply and demand, like everything else. At this time it is an excellent time, I believe, for homebuyers. We have developments where our inventory is up and moving slowly at this time. What we do is our profit margin suffers, so we continue to reduce prices until it catches up. I think that\u2019s good news for the consumer and good news for the buyer. Interest rates appear that they\u2019re going to be reduced here soon, and that\u2019s certainly going to help. So it\u2019s definitely a buyer\u2019s market. Will it correct itself? Probably so, because of the water supply issue we just talked about. People are going to slow down making new developments, thus eventually it\u2019ll catch up, in my opinion.<\/p>\n<p><strong>Naxi Lopez <\/strong>And so for a young couple looking to buy a home, what kind of advice would you give them?<\/p>\n<p><strong>Richard Garza <\/strong>Today is an excellent time for young homebuyers to purchase. There are many resources out there. There are such things as first-time homebuyer programs, which basically is grant money available if they hit a certain income level. There\u2019s a big variety out there. It\u2019s like going to Luby\u2019s Cafeteria\u2014you have a choice as to what you can eat. At this time you have a choice of houses that you can pick because the time is right for buyers, in my opinion.<\/p>\n<p><strong>Naxi Lopez <\/strong>Okay. And when we\u2019re talking about real estate, we\u2019re also talking about construction. And I know right now construction in the Valley especially has kind of a spotlight on it because of all of these ICE raids. Talk to me about what that\u2019s done to the industry here. I know there was a worker shortage for a while. Tell me what you\u2019re seeing.<\/p>\n<p><strong>Richard Garza <\/strong>I\u2019m seeing that. I\u2019ll give you an example. We had a development on the east end of Edinburg that we were doing, and we could not complete our houses timely because we had a worker shortage. ICE came in, picked up a few people, and then afterward everybody else was scared. They don\u2019t want to move; they don\u2019t want to do things. So it definitely had an impact on us. It continues to be an issue. Just this morning, we had an ICE raid on one of my other businesses north of Edinburg for no reason whatsoever. And what that does is it scares off our employees, it scares off our clientele, and it\u2019s not a good thing for the area. Donald Trump continues to do this, and I think that that\u2019s certainly hurting our local economy.<\/p>\n<p><strong>Naxi Lopez <\/strong>What will it do if this continues?<\/p>\n<p><strong>Richard Garza <\/strong>Another aspect of my business\u2014I do a lot of different things. We own an in-house mortgage company where we finance all our products. What we\u2019re seeing today is a big default rate that we didn\u2019t have previously. I\u2019ll share something with you: a year ago, our default rate was about 6%. Today it\u2019s about 28%, as of this morning. So I tell my staff, \u201cWork with your people. Don\u2019t foreclose on them. Reduce your payments. Work out terms as long as you can,\u201d because I think this thing will pass. We hope it does. Why aren\u2019t people making payments? Not because they don\u2019t want to, but because they have to put food on the table. They don\u2019t have SNAP anymore, number one. And number two, the husband is not working because he\u2019s afraid to go to work because ICE might come around. These are problems that really are out there today. Few people see that, but we\u2019re in it day in, day out, and we see it on a daily basis.<\/p>\n<p><strong>Richard Garza <\/strong>It\u2019s not a good thing for the Valley. Not a good thing.<\/p>\n<p><strong>Naxi Lopez <\/strong>Absolutely not. Any closing remarks\u2014anything that you\u2019d like to add that maybe I didn\u2019t ask you?<\/p>\n<p><strong>Richard Garza <\/strong>No, I think you were thorough. I think we covered a lot of topics. But I think we need to continue praying for lots of rain, because we need that for our drought-stricken area. And I think we all need to push our legislators to have people like ICE back off, have them reconnect SNAP, and let\u2019s get back to work. This is a thriving community, a young, skilled community. We need to continue working, and to do that we need everybody\u2019s help, including the federal government. But thank you for the opportunity to speak to you today.<\/p>\n<p><strong>Naxi Lopez <\/strong>No, thank you for speaking to us and enlightening us and our readers. We really appreciate it. Thank you so much. Make sure to follow us next week with another episode of the RGV Business Journal and subscribe. We\u2019ll see you next week.<\/p>\n","protected":false},"author":8,"featured_media":20460,"template":"","podcast-category":[],"class_list":["post-20459","podcast","type-podcast","status-publish","has-post-thumbnail","hentry"],"acf":{"description":"","video":""},"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v28.5 (Yoast SEO v28.5) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>PODCAST: C\u00f3mo el Valle del R\u00edo Grande se convirti\u00f3 en un \u00abmini San Antonio\u00bb: el mercado inmobiliario, el agua y el crecimiento, con Richard A. 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Garza, agente inmobiliario y promotor con una larga trayectoria en el Valle del R\u00edo Grande, participa en el podcast del RGV Business Journal para explicar c\u00f3mo la base impositiva de la regi\u00f3n se ha multiplicado por 44, por qu\u00e9 los inversores externos est\u00e1n acudiendo en masa a los proyectos locales y c\u00f3mo la... 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