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Author: Tim Dowling

Buda’s Roundabout Project Gets Green Light: Zoning Approved, Vision Unlocked!

Written by Tim Dowling on . Posted in Buda, Texas, Roundabout in Buda, Specialty Food & Drink. No Comments on Buda’s Roundabout Project Gets Green Light: Zoning Approved, Vision Unlocked!

Green Light: Zoning Approved, Vision Unlocked!

For those who’ve been following our journey, get ready for some truly exciting news! Last Tuesday, the 15th,  was a landmark moment for our Buda community, as the City Council granted unanimous zoning approval for the cool components of our project at The Roundabout. This isn’t just a bureaucratic step; it’s the official green light that fully unlocks our vision for a vibrant, dynamic community gathering spot right here in the heart of Buda.

We’re full steam ahead, and with all the key adjustments to our zoning now approved, we can fully deliver on everything we’ve been dreaming of. This project is set to become a cornerstone for connection, activity, and shared experiences.

More Than Just a Roundabout: Your New Community Hub!

Imagine a place where energy buzzes from dawn till dusk. Our plans include fantastic pickleball and volleyball courts, ready for friendly competition and active fun for all ages. For the younger generation, a dedicated Kids Fun Zone will offer a safe and engaging space to play and explore.

But the fun doesn’t stop there. Picture walking trails weaving gracefully through lush green spaces, providing a serene escape or a perfect path for a leisurely stroll. And at the heart of it all, a dedicated stage awaits! This will be the go-to spot for incredible community events, live music, local performances, and everything that brings Buda residents together. These aren’t just amenities; they’re the building blocks for genuine connection and shared experiences that will make The Roundabout truly special.

A Destination for Every Taste: Retail & Dining Delights!

Beyond the active entertainment, prepare your taste buds! Our development will feature a curated selection of restaurants, a cozy coffee shop for your morning brew or afternoon pick-me-up, and delightful dessert spots to satisfy any sweet tooth.

We’re also bringing cool destination retail that complements the unique charm of Buda. And here’s an exciting update: even before breaking ground, we’re already at 50% with leases signed and being signed, and more leases in process! This incredible early interest speaks volumes about the demand for what we’re creating.

Join Us in Building Something Great!

We’re beyond excited to move forward and bring this shared vision to life. This project is a true Buda collaboration, and we invite everyone to be a part of its success.

If you know of the ideal tenant—someone who would truly enhance this vibrant destination—please give them a friendly nudge to reach out! On our website,

👉 https://roundaboutinbuda.com/

you’ll find more details on what we believe will continue to make The Roundabout an incredible place.

We can’t wait to see you there, building something great together!

The Roundabout in Buda: The Heart of a Thriving Community

Written by Tim Dowling on . Posted in Buda, Texas, Public Private Partnerships, Roundabout in Buda. No Comments on The Roundabout in Buda: The Heart of a Thriving Community

Creating a Community Gathering Spot

We’re building The Roundabout, Buda, Texas’s vibrant new community heart – a place designed for families and individuals to connect and thrive.

This isn’t just a development; it’s a 60,000 sq ft unique retail destination and a Public-Private Partnership (P3) with the City of Buda. We’re set to fill a massive $247M+ unmet retail demand in a booming, affluent market right outside Austin. Imagine a dynamic hub featuring volleyball and pickleball courts, live music, family play areas, extensive walking trails, and multiple high-quality restaurant options!

Critically, the market fundamentals are exceptionally strong: there’s less than a 2% retail vacancy rate in the immediate Buda area, and less than 5% Austin-wide. This highlights the immense demand and scarcity of quality commercial space.

Why now? The timing is critical, and momentum is undeniable. Phase 1 breaks ground soon with permits in hand and is 50% pre-leased. Phase 2 is already 40% committed, with an additional Letter of Intent (LOI) poised to push us over 50% committed.

Our team lives and breathes this project: we’re local experts, successful restaurant and entertainment owners (we’ll even be building and managing two of The Roundabout’s anchor restaurants ourselves!), and seasoned real estate developers. We’re building for lasting value and a true community legacy.

Building Buda’s Community Gathering Spot

Written by Tim Dowling on . Posted in Buda, Texas, Roundabout in Buda, Specialty Food & Drink. No Comments on Building Buda’s Community Gathering Spot

We’re assembling the puzzle pieces to create a true community center at Roundabout in Buda

More Than Development – It’s Community Building

Buda is continuing to Grow. We have families, professionals, and retirees all calling this place home. But here’s what we’re missing: a true community heart where neighbors connect, local businesses thrive, and daily life happens naturally.

That’s where you come in.

The Foundation is Set

We’ve secured community anchors that bring people together:

  • Amici Cucina Italiana – 3rd Generation Family Italian dining
  • M. McCall’s Irish Pub – Community gathering spot with great food and drink
  • Moontower Restaurant (Still to be named) – Sports courts, play areas, music stage
  • Trianon Coffee – Over 30 years of perfecting their craft, a great gathering spot
  • La Ola Pop Shop – 3rd Generation Family treats and connections
  • Mercantile at Home – Curated local goods

But we need the missing pieces of the puzzle.

What Makes a True Community Center?

The Daily Essentials

Where convenience meets community:

  • Specialty shops that reflect our personality
  • Bookstores for quiet moments
  • Fitness studios for wellness journeys
  • Art galleries showcasing local talent
  • Outdoor gear for Texas adventures

The Healthcare Hub

Where families feel cared for:

  • Family doctors who know your kids’ names
  • Pediatric care for growing families
  • Mental health support for life’s challenges
  • Dental care from cleanings to braces
  • Physical therapy for active lifestyles
  • Med spa services for self-care

The Professional Services

Where business and life intersect:

  • Legal counsel for life transitions
  • Financial planning for growing families
  • Real estate services for our booming market
  • Local banking with personal relationships

Your Opportunity to Shape Community

This isn’t just about finding tenants – it’s about building something meaningful together.

Location advantages:

  • 19,500 daily vehicles, 15 miles from Austin
  • Affluent families (median income $111,179)
  • 9,000 existing & planned homes within 2 miles
  • $1.6M infrastructure improvements underway

Partnership benefits:

  • Flexible spaces: 1,200 to 11,943 sq ft
  • $50/sq ft tenant improvement allowance
  • Possible City incentives: Small business grants up to $10,000
  • Streamlined permitting process
  • Built-in foot traffic from proven anchors and walking trails connecting the area.

Join the Puzzle

We’re not just leasing space – we’re curating a community.

Whether you’re a healthcare provider wanting to serve families, a retailer with unique offerings, or a professional service that makes life easier, we want to hear from you.

How do you see yourself fitting into Buda’s community puzzle?

📧 roundaboutinbuda.com 📱 Follow our journey

Phase 1 breaking ground soon – 50% pre-leased Phase 2 already 46% committed

Let’s build something extraordinary together – one puzzle piece at a time.

Community Impact – Trianon Coffee coming soon to Roundabout in Buda

Written by Tim Dowling on . Posted in Buda, Texas, Roundabout in Buda, Specialty Food & Drink. No Comments on Community Impact – Trianon Coffee coming soon to Roundabout in Buda

Trianon Coffee, which has operated in Bee Cave since 1985, will open its second location at the Roundabout mixed-use development in Buda, potentially in 2027. The new location will feature an expanded menu with all-day breakfast, salads, sandwiches, and pastries alongside their signature coffee offerings. Owner Charles Emile Lauriat chose the Buda location because developer Tim Dowling is building the project “on a foundation of community.”

Click here to read the full article

Witten by Katlynn Fox of Community Impact – kfox@communityimpact.com

Building Community Through Public-Private Partnerships (P3)

Written by Tim Dowling on . Posted in Buda, Texas, Public Private Partnerships, Roundabout in Buda. No Comments on Building Community Through Public-Private Partnerships (P3)

Here is a link to a great article by Tim Derrington with Derrington Design Studios a local Austin architect designing the building concepts for the Roundabout in Buda. The article reveals how savvy developers, municipalities, and nonprofits are creating extraordinary community amenities—from mixed-use recreation hubs to cultural destinations—that neither public nor private sectors could build alone. Discover the collaborative strategies behind successful P3 projects like our 65,000-square-foot Roundabout development in Buda, and learn why these partnerships represent the most promising opportunity for lasting community impact over the next decade.

The article – Building Community Through Public-Private Partnerships

The Roundabout in Buda brings new life to local dining and retail

Written by Tim Dowling on . Posted in Buda, Texas, Roundabout in Buda, Specialty Food & Drink. No Comments on The Roundabout in Buda brings new life to local dining and retail

Full Article written by Jamie Moore with Community Impact on May 20, 2025

https://communityimpact.com/austin/san-marcos-buda-kyle/business/2025/05/20/the-roundabout-in-buda-brings-new-life-to-local-dining-and-retail

The summary

  • The Roundabout in Buda is a new community hub aimed at enhancing local shopping, dining, and recreation, all in a walkable area.
  • Located at 1141 FM 967, developed by Tim Dowling, Richard Veregge, Josh Bumb, Frank Navarro and David Morin in partnership with Buda officials and the EDC.
  • Will feature approximately 65,000 sq ft of retail space, filling an underserved commercial area with high traffic (~19,500 vehicles daily).
  • Confirmed tenants include La Ola Pop Shop, Gracie Humaita Buda, M. McCall’s Pub, Amici Cucina Italiana, Mercantile at Home, Trianon Coffee and a Moontower restaurant.
  • There is still leasing space available, especially for health care providers (family medicine, dental, specialty clinics, med spas) along with office space and retail businesses like boutiques, textile shops, bookstores and wellness studios.
  • Several locally owned businesses are part of the project, including La Ola Pop Shop and Gracie Humaita Buda, Amici, M. McCall’s Irish Pub and the Moontower concept.
  • Upcoming dining options include M. McCall’s Pub (Irish cuisine) and Amici Cucina Italiana (family Italian) and the Moontower Restaurant Concept that will include Pickleball, Volleyball and a huge children’s plan area.
  • The development integrates recreation facilities: connections to 1.2 miles of walking trails, pickleball and volleyball courts, playgrounds, and social patios.
  • The project emphasizes community connection and is supported by city collaboration and incentives from the Buda EDC.
  • Located near Persimmon, a new master-planned community with 2,100 homes, indicating future growth along with almost 5,000 existing homes.
  • Project aims to break ground later this year, with ongoing development and leasing opportunities.

Buda, Texas: Unlocking Retail Growth and Community Development for Forward-Thinking Investors and Tenants

Written by Tim Dowling on . Posted in Buda, Texas, Demographics in Buda, Roundabout in Buda. No Comments on Buda, Texas: Unlocking Retail Growth and Community Development for Forward-Thinking Investors and Tenants

As a developer and community builder dedicated to creating meaningful, thriving spaces, I see Buda, Texas, as more than just a growing city — it’s a land of opportunity where retail, community, and economic vitality converge.

Located just 15 miles south of Austin along the I-35 corridor, Buda is experiencing rapid growth and transformation. With a population now exceeding 16,000 and a regional population surpassing 2.5 million in the Austin metro, the potential here is undeniable. Our local economic development team is committed to supporting those who want to be part of Buda’s exciting future through incentives, efficient permitting, and a dedicated focus on community-driven growth.

Why I Believe Buda is the Perfect Place to Invest or Expand Your Business

Strategic Location & Accessibility:
Buda sits at a major crossroads, with over 100,000 vehicles passing daily on I-35, a vital corridor for trade and travel. It’s within the Texas Triangle, reaching Dallas, Houston, and San Antonio — three of Texas’s largest markets — making logistics and distribution straightforward. Just 20 miles from Austin-Bergstrom International Airport and 182 miles from the Port of Houston, Buda offers unmatched connectivity for business.

Growing Community & Strong Market Potential:
Our city has transformed from a quaint town of fewer than 2,000 residents in 1990 to a bustling hub with over 16,000 residents today. More importantly, Buda is part of the Austin Metropolitan Statistical Area (MSA), which boasts a population exceeding 2.5 million people as of 2024. The Austin MSA continues to experience rapid growth, making Buda’s community even more attractive for retail and commercial development. Driven by migration, economic opportunities, and a robust local economy, our region offers a vast and expanding customer base eager for new retail, dining, and entertainment options. With an average household income over $108,000, Buda residents are among a highly engaged and affluent market ready to support your business.

High Demand for Retail & Community Space:
A retail leakage study from 2013 identified over $247 million in unmet retail demand annually — a clear signal that Buda’s market is primed for new development in dining, shopping, and entertainment.

Supporting a Thriving Business Environment

Our local Economic Development Corporation (EDC), established in 2001, is passionate about fostering growth while preserving Buda’s small-town charm. Here’s what makes our environment attractive:

  • Generous Incentives: From tax abatements and sales tax grants to impact fee waivers and forgivable loans, the EDC offers tailored incentives that help reduce upfront costs and boost your ROI.
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  • Streamlined Permitting & Development: Our “City Navigator” team provides hands-on support, making the process of permitting, zoning, and plans review smooth and efficient. Many sites are shovel-ready, ready for your project.
  •  
  • Cost-Effective Operating Environment: Property taxes are below the Texas average, utility rates are competitive, and overall cost of living remains affordable — all factors that support higher profit margins.
  •  
  • Proven Retail Success: Major brands like Walmart, H-E-B, and Cabela’s thrive here, alongside vibrant local markets and innovative projects like the 11+ acre retail center anchored by CVS.

Exciting Retail Opportunities

Whether you’re seeking to establish a flagship downtown boutique, open a high-traffic retail hub along I-35, or tap into the growing Sunfield master-planned community, Buda has options:

  • The historic Downtown district offers curated art, unique shops, and destination dining.
  • The I-35 corridor features national retailers and planned developments aimed at specialty and high-end retail.
  • The Sunfield community is quickly becoming a demand-driven marketplace, with thousands of residents projected in the coming years.
  • Currently, there are over 120,000 square feet of retail space available for lease or sale, with flexible zoning and infrastructure support.

Building a Community with Passion & Purpose

Buda isn’t just a good place to do business — it’s a community where people want to live, work, and play. Our educated workforce, with nearly 50% holding bachelor’s degrees, coupled with strategic partnerships with local colleges and business resources, ensures your retail venture will thrive in a vibrant and collaborative environment.

Our success stories include the Buda Mill & Grain mixed-use development, Pinballz Kingdom, and major distribution centers like Amazon and US Foods — all testament to Buda’s growth and strategic importance.

This Is the Moment – Why You Should Get Involved Now

  • The market demand is high, and infrastructure investments are making growth easier.
  • Incentives and local support are designed to reduce risk and accelerate success.
  • Beautiful parks, outdoor lifestyle options, and a community-focused atmosphere make Buda attractive to residents and visitors alike.

Take the Next Step


Buda is poised for remarkable growth, and I invite you to be part of our vibrant community’s future. Let’s work together to build the retail destination that Buda deserves — a place where community and business thrive side by side. The future of retail in Buda starts with you — don’t miss out on this exciting moment.

Why Retail Tenants Are Choosing Roundabout in Buda: A Premier Retail Destination in Buda, Texas

Written by Tim Dowling on . Posted in Demographics in Buda, Roundabout in Buda, Specialty Food & Drink. No Comments on Why Retail Tenants Are Choosing Roundabout in Buda: A Premier Retail Destination in Buda, Texas

Buda, Texas, is fast becoming a retail hotspot, and Roundabout in Buda, a 64,000-square-foot retail development, is drawing significant interest from retail tenants. Strategically located close the bustling I-35 corridor, just 15 miles south of Austin, this project is designed to be a vibrant community hub, offering diverse dining, shopping, and entertainment for all ages. With Phase 1 breaking ground soon and Phase 2 already generating strong interest, retailers are eager to secure their spot in this high-potential destination. Here’s why Roundabout Buda is the top choice for retail tenants looking to thrive in a growing market.

A Community Hub with Unmatched Appeal

Roundabout Buda is more than a retail center—it’s a destination where families, professionals, and visitors come together. The development features:

  • Restaurants catering to a variety of tastes, including a flagship venue with pickleball and volleyball courts and large play areas for kids, making it a go-to gathering spot for families in the suburbs, just minutes from Austin.
  • A coffee shop perfect for morning crowds and remote workers.
  • An ice cream shop to attract families and sweet-tooth enthusiasts.
  • Unique retail offerings, such as home goods and jewelry stores, featuring local and artisanal products.

This diverse, family-friendly mix ensures Roundabout Buda will draw consistent foot traffic, providing tenants with a steady customer base and a dynamic environment to showcase their brands.

Phases 1 and 2: Strong Momentum and Tenant Confidence

Retail tenants are flocking to Phase 1, which will deliver 24,000 square feet across five buildings, with groundbreaking imminent. This phase has already secured 50% of its space through letters of intent and pre-leases, reflecting strong market demand and tenant confidence. Similarly, Phase 2 is gaining significant traction, with 46% of its space already spoken for through letters of intent and pre-leases. This early commitment across both phases highlights Roundabout Buda’s appeal as a prime location for retailers looking to establish or expand their presence in a high-growth area.

Buda: A Business-Friendly Retail Haven

The Buda Economic Development Corporation (EDC) and the City of Buda create an ideal environment for retail success, making Roundabout Buda a tenant favorite. The EDC supports businesses with:

  • Competitive incentives, such as small business grants up to $10,000 per year and performance-based incentives.
  • Site selection assistance and workforce training programs to help tenants succeed.
  • Streamlined permitting processes, enabling faster store openings.

Buda’s low tax burden, reasonable operating costs, and predictable regulations further enhance its appeal. The EDC’s partnerships with organizations like The Retail Coach to attract and retain retailers align seamlessly with Roundabout Buda’s vision, ensuring tenants have the support they need to thrive.

Booming Demographics and Retail Demand

Buda’s explosive growth and underserved retail market make Roundabout Buda a strategic choice for tenants. Key market factors include:

  • Population Growth: Buda’s population has surged over 200% in the past decade, reaching 15,108 in 2020, with continued growth projected.
  • Housing Surge: Nearly 9,000 homes are built or planned within a 2-mile radius of the site over the next 3-4 years, creating a large and growing customer base.
  • Retail Shortage: A 2013 study identified over $247 million in annual retail leakage, highlighting a significant undersupply of retail options in Buda—a gap Roundabout Buda will fill.
  • High Traffic Exposure: The site benefits from a daily traffic count of approximately 20,000 vehicles, ensuring exceptional visibility and accessibility along I-35.

With a median household income of $111,179 and a highly educated workforce, Buda’s residents have the purchasing power to support diverse retail and dining experiences, making Roundabout Buda a tenant’s dream location.

Prime Location and Connectivity

Roundabout Buda’s location at the intersection of I-35 and SH-45 is a major draw for retail tenants. Key advantages include:

  • Proximity to Austin: Just 15 miles from downtown Austin and 17 miles from Austin-Bergstrom International Airport, tapping into a major metropolitan market.
  • Regional Access: Easy connections to San Antonio, Dallas, and Houston via I-35, positioning Buda as a Central Texas gateway.
  • Infrastructure Improvements: Recent federal funding of $1.6 million is enhancing nearby Robert S. Light Boulevard, improving access for customers.

This prime location ensures Roundabout Buda will attract both local residents and regional visitors, driving high foot traffic and sales potential for tenants.

A Vision for Community Integration

Roundabout Buda aligns with Buda’s Our Buda, Our Future Comprehensive Plan (2024), which emphasizes sustainable growth while preserving the city’s unique charm. By offering family-friendly amenities like pickleball courts and kids’ play areas, the development creates a welcoming space that resonates with Buda’s community spirit. Tenants benefit from being part of a destination that enhances the local quality of life and fosters customer loyalty.

Why Retail Tenants Are Choosing Roundabout Buda

  • Proven Demand: 50% of Phase 1 and 46% of Phase 2 are pre-leased or under letters of intent, showcasing strong retailer interest and market strength.
  • High-Growth Market: Buda’s population boom, housing growth, and retail shortage create a captive audience for tenants.
  • Prime Visibility: High traffic along I-35 ensures maximum brand exposure and customer draw.
  • Supportive Ecosystem: The Buda EDC and City of Buda provide incentives and resources to drive tenant success.
  • Community Appeal: Family-friendly amenities and a vibrant atmosphere make Roundabout Buda a beloved destination, boosting tenant sales.

Secure Your Spot at Roundabout Buda Now—Don’t Miss Out!

Retail tenants are choosing Roundabout Buda for its unbeatable location, robust market demand, and community-focused vision. With Phase 1 breaking ground soon and 50% pre-leased, and Phase 2 already 46% spoken for, spaces are filling up fast. We are committed to curating a diverse mix of businesses that complement each other without competing, ensuring every tenant thrives. Don’t delay—opportunities like this won’t last long! Contact our leasing team today, contact options located on the website, to secure your place in Buda’s premier retail destination. Join the retail revolution at Roundabout Buda before the opportunity is gone!

Sources: Buda Economic Development Corporation, City of Buda, U.S. Census Bureau, The Retail Coach

A New Coffee Haven is Brewing at the Roundabout in Buda!

Written by Tim Dowling on . Posted in Buda, Texas, Roundabout in Buda, Specialty Food & Drink. No Comments on A New Coffee Haven is Brewing at the Roundabout in Buda!

Dear coffee aficionados, get ready for something truly special! Next week, the team at the Roundabout is excited to unveil a brand-new partnership with a coffee group that’s set to become your destination for exceptional brews and community connection. We’re keeping the name and story under wraps for now, but we assure you—this is a coffee experience crafted with passion, quality, and a heartfelt mission.

What’s Brewing?

While we wait for the big reveal next week, here’s a sneak peek of what makes this coffee group stand out:

  • Unrivaled Coffee Craftsmanship: Get ready for small-batch roasted beans sourced from the finest farms around the globe, offering a symphony of flavors—from smooth, nutty blends to vibrant, single-origin gems.
  • A World of Choices: Whether you prefer organic, decaf, or unique micro lots, you’ll find the perfect cup to suit your taste, whether you’re after bold intensity or delicate nuances.
  • Community at Its Core: This isn’t just a coffee group; it’s a welcoming space where neighbors become friends, dedicated to fostering connections over great coffee.
  • A Space to Savor: Imagine a cozy, inviting atmosphere with ample seating, free Wi-Fi, and the perfect vibe for work, relaxation, or enjoying quality time with friends.

Be Part of the Journey

We were focused in bringing an incredible coffee anchor to our site, we’ve envisioned creating a unique coffee experience in your own backyard. Next week, we’ll reveal the name and share the inspiring story behind this group a narrative rooted in dedication to coffee excellence and community spirit.

Stay tuned for the big announcement and prepare to sip on something extraordinary!