Author: Tim Dowling

In the heart of Buda, a new chapter is being written. It’s a story not of concrete and commerce, but of community and connection. We believe the true soul of a place is found in the moments we share—the lazy Saturday afternoons, the post-work wind-downs, and the simple joy of bumping into a friend. At the Roundabout in Buda, we are crafting that story, creating a premier gathering spot designed for active adults and families to truly belong.

Imagine your day unfolding here. It starts with a short walk or bike ride along a scenic trail that connects nearly 5,000 homes directly to our doorstep. You might head to a cozy coffee shop for your morning fix, then browse for unique finds at a home goods store or get lost in the stacks of a local bookstore. For a quick and delicious lunch, a local deli awaits, and later, the ice cream shop beckons for a sweet treat.

This isn’t just a retail space; it’s a place where life happens. Picture a group of friends engaging in a spirited game of pickleball or sand volleyball, or a family enjoying the outdoor space while the kids play. Later, you could meet up at the neighborhood Irish pub to catch a great game, trade stories, or just enjoy the friendly banter. Each shop and every space is designed to foster these connections, making the Roundabout an extension of your own backyard.

This is more than a development; it is a partnership with the City of Buda, a shared vision to build a hub that serves our growing community. We are bringing people together in a way that feels natural, comfortable, and, most importantly, authentic. The future is bright for Buda, and at the Roundabout, we are excited to be at the very heart of it.

Did you know Texas is experiencing a retail renaissance? Despite earlier pandemic woes, the Lone Star State’s booming population and job growth have ignited a fierce demand for retail space, turning Texas into a prime target for expansion. But it’s not all smooth sailing – rising costs and tight market conditions are creating new hurdles for developers.

This insightful article by Joe Gose, originally featured in the December 2023 issue of Shopping Center Business magazine, dives deep into the dynamic forces shaping Texas’s retail landscape.

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The Allure of the Lone Star State

Texas’s economic engine is firing on all cylinders, attracting corporations, families, and individuals seeking a business-friendly and affordable environment. In 2022 alone, nearly half a million people moved to Texas, making it the second-most populous state. This influx, combined with the state leading the nation in job creation, is fueling unprecedented retail demand.

Major Texas cities like Austin, Houston, and Dallas-Fort Worth are experiencing near-full occupancy in urban and mature suburban areas. Developers who launched projects in these regions, especially those anchored by grocery stores, are now perfectly positioned to capitalize on the rapid growth.

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A Shifting Retail Landscape

The article highlights a significant shift in retail, moving beyond traditional goods to a surge in location-based entertainment and service-oriented businesses. From boutique fitness centers and urgent care clinics to gourmet fast-casual restaurants and experiential concepts like virtual reality arcades, these services are now often among the first tenants to secure space in new developments. This signals a post-pandemic hunger for experiences and personal services.

However, this boom isn’t without its challenges. The soaring costs of land, financing, labor, and construction materials are cooling new construction, intensifying the competition for existing space. Some retailers are even slowing expansion plans due to these high expenses.

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Hot Markets and Hidden Gems

While major markets are seeing incredible activity, some, like Austin’s South Congress Avenue, are experiencing a dramatic transformation. Once a hub for quirky local businesses, rising rental rates driven by national brands are pushing out smaller, independent shops. This illustrates the intense demand and “landlord’s market” conditions in highly sought-after areas.

Interestingly, the article also shines a light on the Rio Grande Valley, a thriving retail scene that often goes unnoticed by those outside of Texas. This region, particularly the McAllen area, benefits from three distinct customer bases: local residents, Midwestern “snowbirds,” and a significant influx of Mexican citizens from Monterrey, who cross the border specifically to shop and dine. This unique dynamic creates astounding consumer traffic and sales volumes.

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The Texas retail market is a testament to the state’s robust growth, showcasing incredible opportunities alongside the very real challenges of a rapidly expanding economy.

Green Light: Zoning Approved, Vision Unlocked!

For those who’ve been following our journey, get ready for some truly exciting news! Last Tuesday, the 15^th,  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!

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 – 3^rd 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 – 3^rd 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.

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

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.