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322 S Main St
Boerne, TX 78006
Retail Property For Sale
Investment Highlights
- Two Distinct Commercial Buildings: Retail and medical office spaces with flexible multi-tenant or owner-user potential.
- Prime Main Street Frontage: Exceptional visibility and exposure along Boerne’s highly trafficked Main Street (U.S. 87).
- Cibolo Creek Frontage & Trail Easement: Scenic natural boundary with pedestrian connectivity via Boerne’s Cibolo Creek Trail Easement.
- Development Flexibility: Nearly two-thirds of an acre of buildable land across both parcels offers a rare chance to expand or redevelop.
- Dual Access Points: Convenient ingress/egress from both Main Street and W. Theissen Street, offering superior site circulation and accessibility.
- Versatile Opportunity: Attractive for investors, owner-occupants, or business expansion.
Executive Summary
322 S Main Street | Boerne, TX
Located in the heart of Boerne’s historic Main Street corridor, 322 S Main Street presents a rare opportunity to acquire a multi-parcel commercial property offering high visibility, income stability, and exceptional development upside within one of the Hill Country’s most sought-after markets.
The property includes 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 Pearl Antler Boutique and offers flexible potential for retail, restaurant, or professional office use. Its historic charm and prominent Main Street presence make it ideal for continued business operations or adaptive reuse.
Building B, a ±672 SF office occupied by Essence Chiropractic, provides consistent income through its established medical use and modern interior improvements.
Behind the improvements lies approximately 0.45 acres of open land extending to Cibolo Creek, enhanced by a city trail easement that increases walkability and visibility. The adjoining Parcel 2 (±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 within downtown Boerne.
Combining existing income, future leasing flexibility, and approximately ±0.64 acres of developable land, this property represents a unique Main Street investment poised for retail, professional, or mixed-use redevelopment in one of Texas’ most thriving Hill Country markets.
Located in the heart of Boerne’s historic Main Street corridor, 322 S Main Street presents a rare opportunity to acquire a multi-parcel commercial property offering high visibility, income stability, and exceptional development upside within one of the Hill Country’s most sought-after markets.
The property includes 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 Pearl Antler Boutique and offers flexible potential for retail, restaurant, or professional office use. Its historic charm and prominent Main Street presence make it ideal for continued business operations or adaptive reuse.
Building B, a ±672 SF office occupied by Essence Chiropractic, provides consistent income through its established medical use and modern interior improvements.
Behind the improvements lies approximately 0.45 acres of open land extending to Cibolo Creek, enhanced by a city trail easement that increases walkability and visibility. The adjoining Parcel 2 (±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 within downtown Boerne.
Combining existing income, future leasing flexibility, and approximately ±0.64 acres of developable land, this property represents a unique Main Street investment poised for retail, professional, or mixed-use redevelopment in one of Texas’ most thriving Hill Country markets.
Property Facts
Sale Type
Investment or Owner User
Property Type
Building Size
3,500 SF
Year Built/Renovated
1960/2020
Price
$3,400,000
Price Per SF
$971.43
Percent Leased
50%
Tenancy
Multiple
Building Height
1 Story
Building FAR
0.07
Lot Size
1.12 AC
Zoning
C3 Historic - C-3 General Commercial with partial Historic Overlay (overlay applies only to the Main Street building and adjoining garage).
Property Taxes
| Parcel Numbers | Improvements Assessment | $286,420 | |
| Land Assessment | $808,580 | Total Assessment | $1,095,000 |
Property Taxes
Parcel Numbers
Land Assessment
$808,580
Improvements Assessment
$286,420
Total Assessment
$1,095,000
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