Commercial · Texas · Boerne, Texas
For Sale · Retail · 48,787 SF ·
Located in the heart of Boerne's historic Main Street corridor, 322 S Main Street offers a rare multi-parcel commercial opportunity combining high visibility, income stability, and exceptional development upside in one of the Hill Country's most sought-after markets. The property spans two parcels totaling ±1.124 acres, zoned C-3 General Commercial with a partial Historic Overlay covering the Main Street frontage. Building A, a ±2,248 SF structure with a ±576 SF detached garage, is currently occupied by The Grumpy Monkey Curio & Gifts and offers flexible potential for retail, restaurant, or professional office use, with historic charm and prominent Main Street presence. Building B, a ±672 SF office occupied by Essence Chiropractic, provides consistent income through its established medical use and modern interior improvements. Behind the buildings lies approximately 0.45 acres of open land extending to Cibolo Creek, enhanced by a city trail easement that increases walkability and visibility. An adjoining parcel (±0.1876 acres) currently serves as a dedicated parking lot with dual access from Main Street (U.S. 87) and W. Theissen Street — an increasingly rare configuration in downtown Boerne. Combining existing income, future leasing flexibility, and roughly 0.64± acres of developable land, this property is a unique Main Street investment poised for retail, professional, or mixed-use redevelopment.
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Property Details
| Zoning | C-3 Historic — General Commercial with partial Historic Overlay (overlay applies only to the Main Street building and adjoining garage) |
|---|---|
| Frontage | Prime frontage on Main Street (U.S. 87); dual access from Main Street and W. Theissen Street |
| Price Per SF | $971.43 |
| Building Height | 1 story |
| Building FAR | 0.07 |
| Year Built/Renovated | 1960 / 2020 |
| Percent Leased | 50% |
| Tenancy | Multiple |
| Building A | ±2,248 SF + ±576 SF detached garage, occupied by The Grumpy Monkey Curio & Gifts on a month to month basis |
| Building B | ±672 SF office, occupied by Essence Chiropractic |
| Developable Land | ~0.64± acres, including ~0.45 acres extending to Cibolo Creek with a city trail easement |
| Parcel 2 | ±0.1876 acres, currently a dedicated parking lot |
Property Highlights
- Two distinct commercial buildings with flexible multi-tenant or owner-user potential
- Prime Main Street (U.S. 87) frontage with exceptional visibility in downtown Boerne
- Cibolo Creek frontage with pedestrian connectivity via the Cibolo Creek Trail Easement
- Nearly two-thirds of an acre of buildable land across both parcels for expansion or redevelopment
- Dual access points from both Main Street and W. Theissen Street
- Currently 100% leased, providing existing income with room for further lease-up
- Attractive for investors, owner-occupants, or business expansion
Property Video
Documents
Area & Market
[AREA & MARKET SLOT — trade area, demographics, traffic, and market context. Source: Dana (fallback: generic input). SEO + GEO.]
Location
Approximate location. Boundary lines are for illustration only and are not a survey.
Listing Agents
Frequently Asked Questions
What is the asking price for 322 S Main St?
The property is offered at $3,400,000
How big is the property?
The two buildings total 3,500 square feet across two parcels totaling ±1.124 acres (48,787 SF).
Is the property currently leased?
Yes, it is 100% leased, with Building A occupied by The Grumpy Monkey (month to month lease) and Building B occupied by Essence Chiropractic.
What is the zoning?
The property is zoned C-3 General Commercial with a partial Historic Overlay covering the Main Street building and adjoining garage.
Is there room to develop or expand?
Yes, approximately 0.64± acres of developable land is available, including land extending to Cibolo Creek.
Does the property have creek access?
Yes, the rear of the property extends to Cibolo Creek and includes a city trail easement for pedestrian connectivity.
How many access points does the property have?
The property has dual access from both Main Street (U.S. 87) and W. Theissen Street.
Who is the listing broker?
The listing is handled by Jessica Hochstetler at Legacy Broker Group.
Work with Legacy Broker Group
Our Commercial division represents buyers, sellers, and investors across the Texas Hill Country and beyond. Talk to a commercial advisor.