Austin Commercial Sites helps buyers, tenants, and owners with specialty commercial property in Austin: self-storage, car washes, gas stations, development land, and other special-use real estate. If we represent you as a buyer or tenant, the seller or landlord typically pays our fee. Tristen Palori, a licensed commercial real estate agent with Foresite Commercial Real Estate, works each deal directly.
What specialty property we handle
Specialty or special-use property is built or zoned for one kind of business. Common examples in the Austin area:
- Self-storage facilities
- Car washes, gas stations, and convenience stores
- Development land and pad sites
- Entertainment, recreation, and event venues
- Religious facilities and schools
- Senior living and other purpose-built properties
- Small commercial investment properties for first-time and experienced investors
For medical buildings, see our medical office page.
Who we help
- Buyers and investors looking for an operating business property, a value-add opportunity, or a first commercial investment. We help you underwrite the asset, not just find it.
- Operators and tenants looking for a site for a new car wash, storage facility, school, or venue.
- Owners who want to sell or lease a special-use property. See landlord representation.
What matters with special-use property in Austin
Zoning and entitlements
Special uses are tightly regulated. Many require specific zoning districts or conditional use approval from the City of Austin or the surrounding cities and counties. Land outside city limits has different rules again. We confirm what is permitted and what approvals a use needs before you go under contract.
Utilities, access, and site layout
Car washes need water and sewer capacity. Fuel stations need access from the right side of traffic and room for tanker deliveries. Self-storage needs enough acreage and road visibility. We check utilities, curb cuts, and traffic patterns early.
Environmental and physical diligence
Former gas stations, auto uses, and industrial sites may carry environmental history. Environmental reports, surveys, and inspections are standard due diligence on these properties, and we build time for them into the contract.
Underwriting and valuation
Specialty properties are often valued on the income the business or lease produces. We help you review rent rolls, operating statements, occupancy, and comparable sales so the price makes sense.
Financing
Lenders treat special-use property differently from standard office or retail. We connect buyers with lenders familiar with the asset type early in the process.
Where we work
We cover the Austin metro, including central Austin, Round Rock, Georgetown, Cedar Park, Leander, Pflugerville, Hutto, Kyle, Buda, Dripping Springs, Bee Cave, and Lakeway. Fast-growing suburban corridors along I-35, SH 130, US 290, and US 183 are where many new storage, car wash, and fuel sites are being planned.
How our process works
- Discovery. You describe the property or site you need, your budget, and your goals.
- Search and analysis. We find on- and off-market options and compile a custom report with maps, zoning, and key numbers.
- Tours and underwriting. We tour the short list and help you analyze income, costs, and risks.
- Negotiation. We negotiate price, terms, and due diligence periods, or lease terms for a tenant.
- Contract to close. We manage the contract, inspections, and closing with you, your lender, and your attorney.
More on how we work for buyers and tenants is on our tenant and buyer representation page.
What it costs
Buyers and tenants usually pay nothing for representation, since the seller or landlord pays our commission. Owners listing specialty property pay a commission agreed in the listing agreement, due at closing or lease signing.
Contact us or call 512-580-7800 to talk through what you are looking for.
Looking for something more standard? See retail, office, or industrial.
FAQ
Frequently asked questions
What counts as specialty commercial property?
Property built for one specific use: self-storage facilities, car washes, gas stations and convenience stores, entertainment and recreation venues, religious facilities, schools, senior living, data centers, and development land.
Can you help me buy my first commercial investment property in Austin?
Yes. We help first-time investors find properties, understand the asset, and underwrite income, expenses, and risks before making an offer.
How do you get paid on a specialty property deal?
When we represent you as a buyer or tenant, the seller or landlord typically pays our fee. When we represent an owner selling or leasing, the fee is set in the listing agreement.
Why is zoning so important for special-use property?
Uses like car washes, fuel stations, and self-storage are allowed only in certain zoning districts and often need additional approvals. A site that looks perfect may not permit your use, so we check before you commit.
Do you sell self-storage and other special-use properties for owners?
Yes. We represent owners selling or leasing special-use property in the Austin area. See our landlord representation page for how we market listings.
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Areas we cover
Guides and tools