Austin Commercial Sites helps businesses lease or buy commercial space in South Austin. Tristen Palori and the Austin team of Foresite Commercial Real Estate represent tenants, buyers, landlords, and sellers south of Lady Bird Lake, and tenants and buyers typically pay nothing because the landlord or seller pays the fee.
South Austin is several markets in one
“South Austin” covers everything from the tourist-heavy blocks of South Congress to suburban strip centers near the Hays County line. Rents, tenant mix, and leasing strategy change a lot from one part to the next. The first step is usually deciding which South Austin you actually need.
The close-in corridors: SoCo, South Lamar, and South 1st
South Congress Avenue (SoCo) is one of the best-known retail and dining streets in Texas. It draws visitors and locals all day and evening, and storefronts there trade on that exposure. Space is scarce and landlords are selective about concepts.
South Lamar and South 1st Street, both in the 78704 zip code, offer a mix of restaurants, bars, local retail, fitness, and creative office space. They are slightly less tourist driven than SoCo and serve the dense neighborhoods around them. Barton Springs Road adds restaurants and service businesses near Zilker Park.
Fits well: distinctive retail and restaurants, boutique fitness, salons and wellness, small creative and professional offices.
The middle: Ben White and the St. David’s area
Ben White Boulevard (US-290 and SH-71) runs east to west across South Austin and connects I-35 to MoPac. St. David’s South Austin Medical Center near I-35 anchors medical office demand nearby. This band also holds older office buildings and some flex and light industrial space, which is rare this close to downtown.
Fits well: medical and dental practices, service companies needing flex space, contractors, and office users who want a central location at a lower cost than downtown.
Suburban South Austin: William Cannon, Slaughter, and Brodie
Further south, William Cannon Drive, Slaughter Lane, and Brodie Lane serve large established neighborhoods. Southpark Meadows at I-35 and Slaughter is a regional shopping destination. These centers depend on residents, not tourists.
Fits well: family medicine, pediatrics, dental, physical therapy, childcare, fitness, and neighborhood restaurants.
See our pages on retail, medical office, office, and industrial space for more on each.
What catches South Austin tenants off guard
- Parking. Close-in buildings often have very little parking, which can limit uses and affect permits for restaurants and medical.
- Change of use. Converting a store to a restaurant or clinic can trigger code upgrades and a longer City of Austin review.
- Neighborhood rules. Properties next to homes may face limits on hours, noise, height, or outdoor seating.
- Hidden inventory. In 78704 especially, many spaces lease before they are ever advertised.
How we help in South Austin
We help tenants and buyers pick the right part of South Austin, find on-market and off-market space, and negotiate the lease or purchase. See tenant and buyer representation. If you own South Austin property, we also offer landlord representation. Contact us to talk about what you need.
FAQ
Frequently asked questions
Is South Congress worth the premium for a retail tenant?
For concepts that depend on visitors, walk-in traffic, and brand exposure, SoCo can justify its higher rent. For businesses that mainly serve nearby residents, a center on William Cannon, Slaughter, or Brodie often delivers more customers per dollar of rent.
Where is medical office space in South Austin?
There is a cluster around St. David's South Austin Medical Center near I-35 and Ben White, and medical tenants are spread through neighborhood centers on William Cannon, Slaughter Lane, Brodie Lane, and near MoPac. Many practices choose the area closest to where their patients live.
How long does City of Austin permitting take for a South Austin build-out?
It varies a lot by scope. A simple interior remodel can move fairly quickly, while a change of use, restaurant, or anything that triggers site plan review can take months. Build that time into your lease so rent does not start before you can open.
Is there warehouse space in South Austin?
Some. Older flex and light industrial buildings sit near Ben White, St. Elmo Road, and along the I-35 corridor. Supply inside the city is tight, so many users also look south toward Buda and Kyle.
Keep exploring
Local markets in South Austin
Property types