Vapa Investments faces 3 San Antonio foreclosure sales on Dec. 1

The Bexar County Clerk recorded four Notice of Substitute Trustee’s Sale filings on Oct. 22, all setting a Dec. 1 auction, and three of them name the same borrower: Vapa Investments LLC.

The three Vapa notices cover 4715 Lakewood Dr (78220), 5214 Charolais Dr (78247) and 3518 Buzz Aldrin Dr (78219). A fourth notice, recorded in the same 8:47 a.m. batch, covers 5026 Village Trail Dr (78218) and names a separate borrower, Family Operated Properties LLC. All four notices name an entity, not an individual, as borrower.

Why it matters

Three notices against one borrower on one day point to a portfolio problem, not a one-off default. The three Vapa notices carry consecutive trustee file numbers, which indicates one foreclosure firm is handling them as a group.

Each Vapa loan was recorded separately: the Buzz Aldrin lien in September 2024, the Lakewood lien in October 2024 and the Charolais lien in January 2025. The Charolais notice names American Heritage Lending, LLC as lender. For San Antonio buyers working the courthouse steps, separate loans mean each property can cure, postpone or sell on its own.

The numbers

Original loan amounts below are as stated in each notice’s machine-read text; check the scanned notice before relying on a figure.

• 4715 Lakewood Dr, San Antonio 78220: Vapa Investments LLC, loan $162,591, lien recorded Oct. 18, 2024, instrument 20261200057.
• 5214 Charolais Dr, San Antonio 78247: Vapa Investments LLC, loan $148,923, lien recorded Jan. 29, 2025, instrument 20261200056.
• 3518 Buzz Aldrin Dr, San Antonio 78219: Vapa Investments LLC, loan $130,370, lien recorded Sept. 4, 2024, instrument 20261200059.
• 5026 Village Trail Dr, San Antonio 78218: Family Operated Properties LLC, loan $128,256, lien recorded Aug. 18, 2023, instrument 20261200067.
• All four notices recorded Oct. 22, 2026, for the Dec. 1, 2026 first-Tuesday sale at the Bexar County Courthouse.

What’s next

Texas foreclosure is non-judicial, so no court ruling is needed before the Dec. 1 sale. A notice must be filed at least 21 days ahead, and this batch clears that by more than five weeks. Each borrower can still cure a loan or sell before the sale date; nothing in the record shows which path either will take. A completed sale produces a substitute trustee’s deed in the clerk’s index; a postponement may not. For more on San Antonio’s distress pipeline, see the San Antonio market hub.