CPA + Licensed Broker + Tax Consultant

San Antonio Commercial Real Estate — Brokerage With Built-In Tax Intelligence

Most brokers close the deal and hand you off to an accountant. Mike Berlanga is the accountant. As a CPA, Licensed Real Estate Broker, and Senior Property Tax Consultant, he evaluates every commercial transaction through a financial, tax, and valuation lens — so you never overpay on the property or the taxes.

Call (210) 273-1177 Discuss a Deal
The Difference

What Happens When Your Broker Is Also a CPA

In commercial real estate, the purchase price is only part of the equation. Property taxes, depreciation, entity structure, and reassessment risk can make or break a deal's actual return. Most brokers don't touch those numbers — Mike lives in them.

Typical Broker

Focuses on the Transaction

Finds the property, negotiates the price, closes the deal. Tax implications, reassessment exposure, and long-term cost of ownership are left for your CPA to figure out after the fact — when it's often too late to restructure.

Mike Berlanga

Analyzes the Entire Financial Picture

Before you sign, Mike models the property tax impact of the acquisition, identifies protest opportunities on the current appraisal, evaluates cap rates with real tax data, and structures the deal to minimize your total cost of ownership — not just the sticker price.

Typical Broker

Refers You Out for Tax Questions

Have a question about 1031 exchanges, depreciation recapture, or how a property's assessed value will change after sale? Your broker sends you to a CPA who doesn't know the deal details. Information gets lost in translation.

Mike Berlanga

Answers Tax Questions at the Table

Mike handles the brokerage, the tax analysis, and the property tax protest — all under one roof. No referrals, no information gaps, no surprises after closing. Your broker, CPA, and tax consultant are the same person.

Services

Commercial Real Estate Services With Tax Strategy Built In

Whether you're acquiring your first commercial property or managing a portfolio, every service comes with the financial rigor of a CPA and the market knowledge of a 40-year real estate professional.

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Buyer Representation

Full acquisition support from property search through closing. Includes financial analysis, property tax projection, negotiation strategy, and due diligence management. We find the deal, then we make sure the numbers actually work.

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Seller Representation

Strategic positioning, pricing analysis based on real cap rate data, and targeted marketing to qualified buyers. Mike's CPA background means your property is presented with the financial credibility that serious buyers expect.

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Investment Analysis

CPA-level underwriting on potential acquisitions — cap rate evaluation, cash-on-cash projections, property tax exposure modeling, and depreciation schedule analysis. Know exactly what a property will cost you before you commit.

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Property Tax Optimization

Every commercial property we broker gets a complimentary property tax review. We identify protest opportunities, project reassessment risk after sale, and can represent you at BCAD — saving thousands annually from day one.

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Lease Advisory

Whether you're a tenant seeking space or a landlord structuring leases, Mike brings financial precision to lease negotiations — NNN vs. gross lease analysis, CAM reconciliation review, and tax-aware lease structuring.

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Residential Transactions

While our focus is commercial, we also serve residential buyers and sellers in San Antonio. Homeowners benefit from Mike's property tax expertise — your home purchase comes with a built-in tax advisor.

Property Types

Commercial Properties We Specialize In

From downtown office buildings to undeveloped land along the I-35 corridor, Resolutions Now handles all commercial property types across San Antonio and Bexar County.

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Office

Class A, B & C office space

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Retail

Strip centers, pads & freestanding

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Industrial

Warehouse, flex & manufacturing

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Multi-Family

Apartments & mixed-use

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Medical

Medical offices & clinics

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Land

Raw land & development sites

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Hospitality

Hotels & short-term rental

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Special Purpose

Churches, schools & unique assets

San Antonio Market

Why San Antonio Commercial Real Estate in 2026

San Antonio continues to draw investors, developers, and businesses with competitive pricing, strong population growth, and a business-friendly environment that outperforms most major U.S. metros.

2M+
Bexar County Population
15-18%
Increase in Active Listings YoY
~2.07%
Effective Property Tax Rate
Top 10
Fastest-Growing U.S. Metro
25%
Of U.S. Population Growth → Texas
Balanced
Market Conditions — Buyer-Friendly

Sources: Crexi (Dec 2025), Independence Title (2026 Outlook), U.S. Census Bureau, Bexar County Appraisal District. Data subject to change.

Frequently Asked Questions

Commercial Real Estate Questions — Answered

Why hire a broker who is also a CPA?
Most brokers focus on the sale price. A CPA-broker evaluates every deal through a financial lens — analyzing cap rates with real tax data, projecting property tax exposure after reassessment, modeling depreciation schedules, and identifying 1031 exchange opportunities. You get transaction expertise and tax strategy in one advisor, eliminating the costly gap between your broker and your accountant.
We handle all commercial property types in San Antonio and Bexar County — office buildings, retail centers, industrial and warehouse space, multi-family apartment complexes, mixed-use developments, medical offices, hospitality properties, raw land, development sites, and special purpose properties. We also assist with residential transactions.
Yes — and this is the key advantage. As a Senior Property Tax Consultant in addition to being a Licensed Broker and CPA, Mike can protest the property tax valuation on any commercial property he helps you buy or sell. This means your property taxes are optimized from the moment you take ownership, not months later when your CPA finally reviews the numbers.
When a commercial property changes hands, the Bexar Appraisal District often reassesses the value based on the sale price. This can significantly increase the property tax burden compared to what the previous owner was paying. Mike models this reassessment risk before you close, so you know your true annual cost of ownership. In many cases, he can immediately protest the post-sale appraisal to bring it back down.
We primarily serve San Antonio and Bexar County, with reach into surrounding counties including Comal, Guadalupe, Kendall, and Medina. The I-35 corridor between San Antonio and Austin is an especially active market for commercial investors, and we handle transactions throughout that growth corridor. For qualified clients, we also work across the broader Texas market.
Resolutions Now, Inc. is Mike Berlanga's firm, established in 1990. It serves as the brokerage entity for all real estate transactions and the professional services umbrella for CPA and property tax consulting work. The firm operates under the Texans vs Taxes brand for its property tax protest and taxpayer advocacy services.
No. The initial consultation is free. Mike will review your situation — whether you're looking to buy, sell, or evaluate a commercial property — and give you an honest assessment of how he can help. There's no pressure and no obligation. Call (210) 273-1177 or reach out through the contact page to get started.

Ready to Make Your Next Commercial Move?

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