Commercial · Texas · Boerne, Texas
For Sale · Retail · 48,787 SF · 1.124 acres ·
Two distinct commercial buildings on one of downtown Boerne's most visible corners, 322 S Main Street combines income-producing tenants with nearly two-thirds of an acre of developable land extending to Cibolo Creek. The property spans two parcels totaling 1.124 acres, zoned C-3 General Commercial with a partial Historic Overlay on the Main Street frontage. Building A, a 2,248-square-foot structure with a 576-square-foot detached garage, is occupied by The Grumpy Monkey Curio & Gifts and offers flexible potential for retail, restaurant or professional use. Building B, a 672-square-foot 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 of 0.1876 acres currently serves as a dedicated parking lot with dual access from Main Street and W. Theissen Street, a configuration that is increasingly rare in downtown Boerne. Kendall County lies in the heart of the Hill Country, and this Main Street corridor draws steady foot traffic and business investment.
With prime U.S. 87 frontage, existing income, future leasing flexibility and roughly 0.64 acres of developable land, the property is positioned for retail, professional or mixed-use redevelopment. Legacy Broker Group represents the seller.
Gallery
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
Location
Approximate location. Boundary lines are for illustration only and are not a survey.
Listing Agents
Frequently Asked Questions
How big is the property at 322 S Main Street in Boerne?
The two buildings total 3,500 square feet across two parcels totaling 1.124 acres.
Is 322 S Main Street currently leased?
Yes, it is fully leased with Building A occupied by The Grumpy Monkey on a month-to-month basis and Building B occupied by Essence Chiropractic.
What is the zoning for this commercial property in Boerne?
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 at 322 S Main Street?
Yes, approximately 0.64 acres of developable land is available, including land extending to Cibolo Creek.
Does this Boerne 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 322 S Main Street have?
The property has dual access from both Main Street (U.S. 87) and W. Theissen Street.
What kind of businesses are in the buildings at 322 S Main Street?
Building A houses The Grumpy Monkey Curio & Gifts, and Building B houses Essence Chiropractic.
What is the street frontage like for this property in downtown Boerne?
The property has prime frontage on Main Street, which is U.S. 87, providing exceptional visibility in downtown Boerne.
What is Kendall County known for in the Hill Country?
Kendall County is known for its Hill Country character, historic downtowns and steady demand for commercial and residential investment.
What uses are possible for 322 S Main Street in Boerne?
The property supports retail, restaurant, professional office or mixed-use redevelopment under C-3 General Commercial zoning.
How is 322 S Main Street in Boerne offered?
The property is offered by Jessica Hochstetler at Legacy Broker Group.
What makes this Main Street property unique in Boerne?
The combination of existing income, dual street access, Cibolo Creek frontage and nearly two-thirds of an acre of developable land is rare in downtown Boerne.
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.