Austin Commercial Sites helps businesses lease or buy commercial space in Round Rock. Tristen Palori and the Austin team of Foresite Commercial Real Estate represent tenants, buyers, landlords, and sellers here, and tenants and buyers typically pay nothing because the landlord or seller pays the brokerage fee.
Why businesses choose Round Rock
Round Rock is the most complete commercial market north of Austin. Dell Technologies has its headquarters here, the city has several major hospital campuses, several higher education campuses along University Blvd, and destination retail that pulls shoppers from across Williamson County. That mix gives Round Rock real depth in every property type we work in: medical, retail, office, and industrial.
Where the activity is
I-35 and the La Frontera area
I-35 runs through the middle of the city and carries the highest visibility. The La Frontera area, where I-35 meets SH-45 and MoPac on the south side, has a concentration of office buildings, big box retail, and restaurants.
University Blvd
University Blvd is home to Round Rock Premium Outlets, IKEA, Baylor Scott & White Medical Center Round Rock, and campuses of Texas State University, Texas A&M Health Science Center, and Austin Community College. Medical, education, and retail users all compete for space along it.
Downtown and the St. David’s corridor
Historic downtown Round Rock offers small, character-filled storefronts and office space. St. David’s Round Rock Medical Center, just off I-35 nearby, anchors a cluster of medical office buildings.
US-79 and the east side
US-79 (Palm Valley Blvd) and Gattis School Rd serve fast-growing neighborhoods toward Hutto. Kalahari Resorts and Dell Diamond draw visitors to the US-79 area, and newer retail and medical centers continue to fill in.
Property types that perform
- Medical office: Dentists, pediatricians, dermatologists, chiropractors, optometrists, and specialists all have strong demand drivers here. We track which buildings are medically improved and which landlords contribute to build-out costs.
- Retail: Inline, end-cap, and pad sites near the outlets, University Blvd, and I-35 frontage roads.
- Office: From Class A space near La Frontera to small suburban buildings and office condos.
- Industrial and flex: Small bays and larger warehouse buildings along I-35, SH-45, and US-79, with SH-130 close by.
Things to check before you sign
Round Rock moves quickly, and good second-generation medical suites in particular tend to be leased before they are widely advertised. A few issues come up often:
- Frontage road access: I-35 frontage looks attractive, but one-way frontage roads and limited turnarounds can make a site hard to reach.
- Sign rules: Round Rock has its own sign ordinance. Confirm what your sign package allows before committing.
- Operating expenses: Compare the full cost, including taxes, insurance, and common area charges, not just base rent.
- Build-out timing: Permitting, contractor schedules, and long lead equipment can push an opening back. Build that into your lease commencement terms.
How we work in Round Rock
When we represent a tenant or buyer, we survey the full market, including off-market options, tour with you, and negotiate rent, free rent, and improvement allowances on your behalf. Read more about tenant and buyer representation.
Round Rock landlords and owners can hire us to lease or sell their property. See landlord representation, or reach out to start a conversation.
FAQ
Frequently asked questions
Where should a medical practice look in Round Rock?
The two main medical clusters are near St. David's Round Rock Medical Center along I-35 and around Baylor Scott & White Medical Center Round Rock on University Blvd. Practices that draw from newer neighborhoods to the east often look along Gattis School Rd and US-79 instead.
How far ahead should I start a space search in Round Rock?
Start 9 to 18 months before you need to open, especially if you need a medically improved suite or a build-out. Simple office or warehouse moves can happen faster.
Is Round Rock a good place for warehouse or flex space?
Yes. Round Rock has a deep base of flex and light industrial buildings along I-35, SH-45, and US-79, and it sits close to SH-130 for regional distribution. Small bays for contractors and service companies are in steady demand.
What is the difference between leasing in Round Rock and north Austin?
Round Rock is its own city with its own permitting, zoning, and sign rules, so the approval process differs from Austin's. Many tenants find permitting more predictable here, but you should confirm the details for your specific use and site.
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