28707 RR 12, Dripping Springs, TX 78620

1.5 Acres on RR 12, also connecting to the Heritage subdivision. Old building is gutted and can be remodeled or demolished. 7 parking spaces, water, sewer, and electricity available. Local retail (LR) zoning in Dripping Springs, TX, primarily permits low-intensity, neighborhood-oriented commercial uses, such as convenience stores, small offices, boutique retail, and personal services. This classification restricts large-scale big-box stores while allowing daily goods and services for nearby residential. Permitted Uses (Allowed By-Right) In the Local Retail (LR) district, property owners can establish the following without special hearings: Personal & Professional Services: Barber shops, beauty salons, dry cleaning drops, tailor shops, and photography studios. Offices: Real estate, insurance, financial services, medical offices, and general professional spaces.Food Services: Small cafes, coffee shops, and restaurants Conditional Uses (Requires Approval) Some uses are not automatically allowed but may be permitted if the business obtains a Conditional Use Permit (CUP): Restaurants or Bars serving alcohol (e.g., wine bars or pubs). Childcare Centers or similar institutional services. Specific service businesses that may have unique operational impacts on neighboring properties. Development Standards: All projects in LR district must follow the city's building and land-use standards. Key requirements include: Building Height: Typically restricted to a maximum of 40 feet. Exterior & Lighting: Dripping Springs is an International Dark Sky Community, so all exterior lighting and signage must be designed to minimize light pollution. Landscaping: A detailed landscape and tree preservation plan must be submitted during the site development phase. To confirm specific parcel zoning or view the comprehensive use chart, you can contact the City of Dripping Springs Planning and Development Department.

This 1.5-acre commercial parcel at 28707 RR 12 in Dripping Springs offers a rare opportunity to build or reimagine a retail or service-focused business in one of the fastest-growing corridors in Hays County. The property sits on a strategic corner with direct access to Ranch Road 12 and proximity to the Heritage subdivision, positioning it perfectly for neighborhood-serving commercial uses that don't require heavy infrastructure.

The existing structure is a 1971 frame building with wood siding and stone veneer details, currently gutted and ready for either selective renovation or complete demolition. The bones are there if you want to preserve the structure's character, or you have a clean slate to work with for new construction. Seven parking spaces are already established, and the lot benefits from existing water, sewer, and electrical connections, eliminating major site development delays.

Zoning under Dripping Springs' Local Retail district opens legitimate pathways for personal services like salons and spas, professional offices including medical practices and real estate firms, small cafes and coffee shops, and specialty retail targeting the surrounding residential community. Restaurants with alcohol sales, childcare centers, and similar institutional uses require conditional permits but remain viable. The city strictly enforces a maximum 40-foot building height and enforces its International Dark Sky Community standards, meaning all exterior lighting and signage must minimize light pollution.

The Dripping Springs Independent School District serves this area. The property's location between Ranch Road 12 and the established Heritage neighborhood creates natural foot traffic and makes it attractive to service-based tenants who depend on local accessibility. Development standards require detailed landscape and tree preservation planning, but these requirements ensure the property integrates thoughtfully with Dripping Springs' character.

At $850,000 for 1.5 acres with utilities already in place, this represents solid commercial land value in a market where Hays County continues adding residents. Whether you're planning a boutique office space, a neighborhood gathering spot, or a specialized service business, the infrastructure is ready and the zoning is clear. Contact the City of Dripping Springs Planning and Development Department to confirm any specific requirements before finalizing your vision.