$52M Microsoft SAT93/SAT94 Filings Track $3.1M-$3.9M LV Scope

Two Microsoft data-center registrations on County Road 381 in Medina County cover 490,000 square feet and a combined current filing value of $52 million. Across fiber, structured cabling, security, life safety, controls, wireless, grounding, and commissioning, the registrations support an estimated $3.1 million-$3.9 million low-voltage planning range for contractors tracking the Greater San Antonio market.

Project Overview

The current public-record basis is a pair of March 2026 registrations with the Texas Department of Licensing and Regulation. SAT93 is listed as a one-story, five-colo data-center building with 245,000 square feet, a $26 million estimated cost, a March 2027 start, and an April 2029 completion target. A matching SAT94 registration lists the same area and cost, with an April 2027 start and May 2029 completion target. Both records identify Microsoft as owner and Gensler Architecture, Design & Planning as design firm.

The value record needs careful handling. Earlier 2025 TDLR entries for SAT93 and SAT94 listed $350 million per building and a May 2025-June 2027 schedule. The newer registrations use the same building names, location, owner, design firm, and 245,000-square-foot footprints but list $26 million per building and later schedules. This spotlight therefore uses the newer combined $52 million as its cited cost basis, does not add the old and new figures together, and treats the older $700 million total as historical filing context rather than current program value.

Microsoft separately says on its County Road 381 construction page that site work began with early works in August 2025, continued in November 2025, and is expected to run through winter 2028. That owner update confirms an active construction program, but it does not resolve whether the 2026 TDLR entries replace, revise, or represent later building packages within the older registrations. Contractors should use the current filings as a lead and verify the issued construction documents, bid packages, and procurement boundaries before pricing.

Project	Microsoft SAT93 and SAT94
Location	County Road 381, Medina County / Greater San Antonio, Texas
Current Filing Value	$52 million combined ($26 million each)
Current Registered Area	490,000 square feet combined (245,000 square feet each)
Current Filing Schedule	March-April 2027 starts; April-May 2029 completions
Signal Status	Active owner-confirmed construction program; building-package timing requires verification
LV Opportunity Score	8/10
Primary Sources	TDLR registrations and Microsoft Local construction update

Key Players

Three source-backed organizations define the current account map. None of the public sources reviewed names the electrical contractor, low-voltage contractor, fiber/OSP contractor, fire-alarm contractor, security integrator, BAS/BMS controls contractor, DAS contractor, or commissioning provider. That gap matters more than a generic list of possible trades: it is the open lane contractors need to qualify.

Role	Organization	What the Sources Establish
Owner / Operator	Microsoft	TDLR names Microsoft as owner. Microsoft confirms an active County Road 381 data-center program and a broader operating presence in Bexar and Medina counties.
Design Firm	Gensler Architecture, Design & Planning	Both current TDLR registrations name Gensler. Its critical-facilities practice publicly covers hyperscale and mission-critical data-center design.
Construction Coordination	Lemartec	Microsoft names Lemartec in its County Road 381 construction-mitigation update. Lemartec identifies itself as a national general contractor and construction-management firm, but the owner page does not explicitly assign a contract title for this project.

Low Voltage Systems Breakdown

The TDLR records describe building size, use, owner, designer, cost, and timing; they do not publish a low-voltage specification. The following 11-system map is a contractor planning model for two five-colo data-center buildings, not a statement that awards have been made. Every package boundary must be checked against the issued design, Microsoft standards, Gensler documents, and Lemartec procurement instructions.

System	Likely Building Interface	Complexity
Outside Plant Fiber	Carrier entrances, diverse duct banks, campus handholes, splice points, and protected pathways between the two building programs.	High
Fiber Backbone	High-count single-mode trunks between entrance rooms, meet-me spaces, network rooms, and data-hall distribution points with full test documentation.	High
Structured Cabling	Administration, operations, security, support, and white-space connectivity using owner standards for pathways, labeling, separation, and certification.	High
Access Control	Layered credentials across perimeter gates, mantraps, operations areas, data halls, equipment rooms, and sensitive support spaces.	High
CCTV / Video Surveillance	Perimeter, loading, gate, corridor, and critical-room coverage integrated with storage, analytics, and the security operations workflow.	High
Fire Alarm	Detection, notification, releasing and supervisory interfaces coordinated with suppression, smoke control, power systems, and the authority having jurisdiction.	High
BAS / BMS Controls	Monitoring and control interfaces for cooling, electrical rooms, leak detection, equipment status, alarms, and operations dashboards.	High
Network Infrastructure	Operations networks, management-plane connectivity, out-of-band pathways, cabinets, patching, and owner-controlled network handoffs.	High
DAS / Public-Safety Radio	Coverage testing and, if required by the local authority, ERRCS/DAS design, donor or fiber distribution, commissioning, and acceptance.	Medium-High
Grounding and Bonding	Telecommunications bonding backbone, racks, pathways, entrance facilities, surge protection interfaces, and test records coordinated with electrical grounding.	High
Integrated Commissioning	Point-to-point verification, sequence testing, cause-and-effect checks, failure scenarios, documentation, and turnover across systems.	High

Estimated Low Voltage Value

This estimate is scoped to the $52 million combined value in the current 2026 SAT93 and SAT94 registrations. It is not an estimate against the older $700 million filing total, and it does not assume that either TDLR value equals total campus capital expenditure. For a reported data-center construction value, the planning model starts at 6% for low-voltage work and applies a 1.25 coordination factor for a program tracking 11 systems.

Current Combined Filing Value	$52 million
Base LV Planning Floor	6% = $3.12 million
11-System Coordination Factor	1.25x
Estimated LV Planning Range	$3.1 million-$3.9 million

The lower bound is the unadjusted 6% data-center benchmark. The upper bound applies the system-count factor to reflect shared pathways, multi-discipline integration, documentation, and commissioning. It is a pursuit-planning range, not a bid forecast or an announced contract value. If the current registrations are limited packages rather than full building costs, the eventual LV program may sit outside this range; contractors should re-price when construction documents define the actual boundaries.

The estimate excludes owner-furnished servers, GPUs, storage, network electronics, racks, and software. It also excludes medium-voltage distribution, switchgear, UPS equipment, generators, mechanical cooling plant, structural work, and land. Those systems can create controls and communications interfaces, but their equipment value is not low-voltage contract revenue unless the bid package expressly includes it.

Skills and Certifications Required

A two-building mission-critical program rewards contractors that can document as well as install. The workforce plan should pair production crews with senior design, life-safety, controls, RF, security, and commissioning leadership. Texas licensing, alarm, fire-alarm, and local permit requirements should be verified against the final package and authority having jurisdiction before bidding.

Discipline	Useful Credentials	Critical Skills
Fiber / Structured Cabling	BICSI INSTC, INSTF, TECH, RCDD; manufacturer warranties	Single-mode splicing, high-count testing, pathway coordination, labeling, Fluke certification, and turnover records
Fire Alarm	NICET Fire Alarm Level II-III; Texas-required licensing; manufacturer training	NFPA 72, SLC/NAC wiring, releasing interfaces, cause-and-effect testing, and AHJ coordination
Access Control / CCTV	Manufacturer certifications; ASIS PSP for leadership; Network+	Door hardware, readers, controllers, PoE, camera placement, VMS configuration, storage, and security-system integration
BAS / BMS	BACnet training; Tridium Niagara N4; controls-vendor certifications	DDC controllers, BACnet/IP, sensor installation, alarm mapping, sequence validation, trend review, and OT network coordination
DAS / ERRCS	RCDD or RF engineering leadership; carrier and manufacturer training	RF surveys, antenna placement, fiber distribution, public-safety coverage, acceptance testing, and AHJ coordination
Commissioning / Turnover	Commissioning experience; vendor-specific platform credentials	Integrated systems testing, deficiency tracking, redlines, as-builts, test reports, MOP/SOP discipline, and owner training

Entry-level technicians can support pathway installation, cable placement, labeling, device mounting, and supervised terminations. Mid-level fiber, copper, security, and fire-alarm technicians will own testing and correction. Senior personnel must control design interpretation, change management, shutdown procedures, integrated testing, and the final evidence package. On a data-center job, an installation that works but cannot be traced, tested, and turned over cleanly is not finished.

Business Development Angle

The practical door is construction coordination, not a blind pitch to the owner. Microsoft has publicly named Lemartec alongside the active County Road 381 work, while Gensler is named on both current registrations. Contractors should ask which organization holds the communications, security, fire-alarm, controls, and commissioning packages; whether qualification is campus-wide or building-specific; and whether SAT93 and SAT94 procure together or on staggered schedules.

The two 2027 start dates create a useful preconstruction window, but Microsoft also says site work has already been underway. That means the early civil and utility path may be ahead of the building-registration dates. A qualified contractor should lead with mission-critical references, safety metrics, documented testing capacity, manpower depth, and experience coordinating owner standards across multiple buildings. The warm outreach angle is simple: LVN has already reconciled the public filing trail and can discuss the unresolved package map without pretending an award exists.

Market Signal

Microsoft's Greater San Antonio community page confirms operations in both Bexar and Medina counties. SAT93 and SAT94 are therefore not isolated buildings; they sit inside a regional program where repeatability matters. Standardized designs can compress procurement cycles, make approved-vendor status more valuable, and reward contractors that can deliver identical documentation and quality across successive halls.

The conflicting TDLR values are also a market lesson. A database row, registration estimate, or press number is not the same thing as an awardable package. Contractors should track revisions, replacement registrations, site updates, plan-room releases, and named partners instead of multiplying the biggest number on the page. Here, the current $52 million registration basis is the defensible number for a scoped estimate, while the older $700 million record remains relevant only as historical context until Microsoft or the construction team explains the relationship.

For the local low-voltage market, the signal is a long-duration, two-building mission-critical program with a source-backed owner, designer, and construction-coordination partner but no publicly named specialty package holders. That is a better business-development lead than a vague campus announcement: the site is identifiable, the building sizes are known, the schedules are visible, and the missing contract names tell contractors exactly what to investigate next.

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