Austin Commercial Sites helps businesses lease or buy commercial space in Westlake and Bee Cave. Tristen Palori and the Austin team of Foresite Commercial Real Estate represent tenants, buyers, landlords, and sellers on Austin’s west side, and tenants and buyers typically pay nothing because the landlord or seller pays the fee.
A premium market with tight supply
Westlake and Bee Cave serve some of the most affluent households in the Austin metro, and Eanes ISD and Lake Travis ISD are a big draw for families. Commercial supply is limited by design. Hilly terrain, local zoning, and water quality rules protecting the Edwards Aquifer and Barton Springs keep new construction scarce, so buildings stay well occupied and good spaces often lease without ever being advertised. Businesses that win here usually plan ahead and move quickly when the right space opens.
Westlake: Bee Cave Road, Loop 360, and MoPac
The Westlake area (the cities of West Lake Hills and Rollingwood, plus nearby parts of Austin) is close to downtown but feels like a separate market.
- Bee Cave Road (RM 2244) is the main commercial street, with neighborhood shopping centers, restaurants, banks, and small office and medical buildings.
- Loop 360 (Capital of Texas Highway) has a concentration of Class A office buildings with Hill Country views, popular with financial, legal, and investment firms.
- MoPac and Westlake Drive connect the area to downtown in minutes.
Best fits: wealth management and financial advisors, law firms, family offices, boutique medical and dental practices, and high-end personal services.
Bee Cave: SH-71 and RM 620
Bee Cave sits further west where SH-71 meets RM 620. The Hill Country Galleria and the Shops at the Galleria anchor a regional retail hub that draws from Bee Cave, Lakeway, Spicewood, and the Lake Travis area. Along SH-71 and RM 620, newer centers, medical buildings, and office space have followed residential growth toward Lake Travis.
Best fits: national and regional retailers, restaurants, fitness, medical practices of all kinds, and service businesses that serve families around the lake.
For more on each property type, see medical office, retail, and office space.
What to know before leasing or buying here
Expect higher costs. Rents here are among the highest in the metro, and operating expenses in well-kept buildings are often higher too. Compare total occupancy cost, not just base rent.
Parking is a real constraint. Impervious cover limits, including Bee Cave’s caps on non-residential development, restrict how much parking a site can have. Medical and fitness users should confirm parking before anything else.
Different cities, different rules. West Lake Hills, Rollingwood, Bee Cave, Lakeway, and Austin each have their own zoning, signage, and permitting. An address that says “Austin” may be in a different jurisdiction entirely.
Signage is limited. Several of these cities restrict sign size and lighting. Make sure you can be found.
Buying land is complex. Environmental rules, slopes, and utility access make ground-up projects slow. Due diligence on impervious cover and water quality requirements comes first.
How we help on the west side
We track west side buildings closely so tenants and buyers hear about space early, and we negotiate leases and purchases on their behalf. Learn about tenant and buyer representation. Owners of Westlake and Bee Cave properties can hire us through landlord representation. Contact us to talk about your search or your building.
FAQ
Frequently asked questions
Why is commercial space so hard to find in Westlake?
West Lake Hills and the surrounding area are mostly residential, with strict zoning, hilly terrain, and environmental rules over the Barton Springs portion of the Edwards Aquifer. Little new commercial space gets built, so existing buildings stay full and turnover is low.
What kinds of medical practices do well in Westlake and Bee Cave?
Practices that serve a high-income, health-conscious population: concierge and direct primary care, cosmetic and family dentistry, dermatology, plastic surgery, orthopedics and sports medicine, physical therapy, and pediatrics. Patients here often value convenience and a polished office.
What is the Hill Country Galleria?
It is an open-air shopping, dining, and office destination in Bee Cave at SH-71 and RM 620. It serves Bee Cave, Lakeway, and the Lake Travis area and is the main regional retail center on Austin's west side.
Do Bee Cave's development rules affect tenants or only builders?
Mostly builders and buyers. Bee Cave limits impervious cover on new non-residential development, which caps building and parking size. For tenants, that shows up as limited parking and few new buildings, so it is worth checking parking ratios before you sign.