The Rural Boom: Why Investors Should Pay Attention

For decades, commercial real estate investment was centered around major metro areas like San Antonio and Austin, where businesses and populations were concentrated. But today, a shift is happening. Rural and suburban commercial properties are gaining value at unprecedented rates. Investors who once overlooked smaller markets are now seeing high returns and long-term stability in places like Comal County, Boerne, Spring Branch, and New Braunfels.

What’s driving this boom? A combination of population migration, infrastructure investment, and changing consumer behavior is reshaping the commercial real estate landscape. From industrial hubs along major highways to revitalized downtowns and mixed-use developments, rural areas are no longer just “secondary markets”—they are the next big opportunity.

1. Why Rural and Suburban Commercial Real Estate is Gaining Value

Population Growth Outside of Major Cities

Texas continues to see a migration of residents away from urban cores. Comal County alone has experienced nearly 50% population growth in the last decade, making it one of the fastest-growing counties in the state. Cities like New Braunfels, Spring Branch, and Bulverde have absorbed many of these new residents, driving demand for commercial spaces that cater to their needs.

Why is this happening?

  • Affordability: Rising home prices in Austin and San Antonio push families to seek lower-cost living in nearby rural and suburban areas.
  • Work-From-Home Shift: More professionals now work remotely, meaning they no longer need to live within city centers.
  • Quality of Life: Families and retirees are drawn to the Hill Country’s open spaces, lower crime rates, and slower pace of life.

The Rise of Local Commerce & Services

With population growth comes business demand. More people living in rural areas means they need grocery stores, medical offices, restaurants, and entertainment options. Small business districts in places like Boerne, Spring Branch, and New Braunfels are thriving as local entrepreneurs open shops and national retailers expand into untapped markets.

For investors, this means a major increase in retail, office, and mixed-use property demand. Instead of focusing solely on city-based developments, savvy investors are looking at high-growth rural corridors where commercial space is limited but demand is skyrocketing.

Infrastructure and Highway Expansion

Another major factor in rural commercial growth is infrastructure investment. Texas is expanding roads and utilities into previously undeveloped areas, making rural properties more accessible and valuable.

Key projects impacting rural commercial real estate:

I-35 and I-10 Corridor Growth – Making distribution hubs more viable in rural towns.
Highway 46 Expansion – Connecting Boerne, New Braunfels, and Spring Branch, opening more retail and industrial opportunities.
San Antonio-Austin Growth Belt – More businesses are locating between the two metros, rather than inside them.

These developments are increasing land values and making rural commercial investments more attractive than ever.

2. Investment Strategies for Rural Commercial Real Estate

1. Land Development: The Smart Long-Term Play

One of the biggest opportunities in rural markets is buying land now and developing later. With property values rising in fast-growing counties like Comal, investors who secure land today can expect significant appreciation as demand increases.

Best opportunities for land development:

  • Retail Centers: Grocery-anchored shopping centers in underserved areas.
  • Mixed-Use Developments: Blending retail, office, and residential space for walkable communities.
  • RV Parks & Short-Term Rentals: Tourism and remote work lifestyles are fueling demand for these spaces.

2. Rural Retail: The Demand is Here

National and regional retailers are expanding beyond metro areas into small but growing towns where demand is unmet. Strip centers, drive-thru QSR (quick-service restaurant) spaces, and neighborhood retail hubs are seeing high occupancy and increased rent prices.

Best retail investment areas in Comal County:

  • New Braunfels – Creekside Town Center Expansion
  • Bulverde – Highway 46 Growth Corridor
  • Spring Branch – 281 North Developments

3. Industrial Spaces: The Backbone of Rural CRE

As e-commerce grows, so does the need for distribution centers, flex warehouses, and logistics hubs. Investors are looking outside of urban centers for cost-effective industrial spaces near major transportation routes.

Why rural industrial investments are smart:

  • Lower land costs than metro areas.
  • Proximity to major highways (I-35, I-10, Hwy 281).
  • Growing demand for last-mile distribution centers.

Major industrial growth corridors:

🚛 I-35 Corridor from San Antonio to New Braunfels – Strong for logistics.
🏭 Boerne & Bulverde Industrial Parks – Attracting regional suppliers and manufacturers.
🚚 Spring Branch’s Expanding Warehouse District – Meeting demand for small-to-mid-sized distribution hubs.

3. What Investors Need to Know Before Buying in Rural Areas

Zoning & Land Use Considerations

Rural land may have different zoning laws than urban properties. Investors should research:

  • Agricultural vs. Commercial Zoning: Some properties require rezoning for development.
  • Future City Planning: Review city expansion plans to ensure long-term viability.
  • Environmental & Utility Access: Make sure land has necessary utilities (water, sewer, electricity).

Financing & Lending Differences

Traditional commercial loans may not always apply in rural settings. Investors should explore:

  • SBA Loans & Rural Development Grants – Incentives for businesses in underserved areas.
  • Owner Financing Opportunities – Common in rural land transactions.
  • Private Investment Partnerships – Pooling capital to develop large tracts of land.

Final Thoughts: The Time to Invest in Rural CRE is Now

Rural commercial real estate is no longer a secondary investment—it’s the next frontier. With population growth, infrastructure expansion, and business migration driving demand, investors who move early can secure high-value properties before competition increases.

From land development to retail and industrial opportunities, Comal County and surrounding rural markets offer strong returns, long-term stability, and diverse investment opportunities. Investors willing to think beyond city limits stand to gain the most in 2025 and beyond.

Your Partners in Commercial Real Estate Success

At Blue Collar Commercial Group, we don’t just work in the Texas Hill Country commercial market—we live here. Our deep-rooted understanding of this unique market, combined with our unmatched expertise in commercial real estate, positions us as your ideal partner for navigating the complexities of office space selection.

From identifying your perfect office space to closing the deal with confidence and ease, our team of seasoned commercial real estate professionals is dedicated to guiding you every step of the way.

Ready to make your mark in the Texas Hill Country commercial real estate landscape?

Contact Blue Collar Commercial Group today. Let us empower you with the insights, resources, and personalized support needed to turn your commercial real estate aspirations into reality.

Reach out to us now and embark on your journey toward commercial real estate excellence in Texas Hill Country.

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About the Author: Ashlee Montgomery

Ashlee Montgomery
Ashlee Montgomery, a true Texan, boasts over 15 years of experience living and working in the Hill Country. Her journey into real estate was preceded by a career in education, after graduating from Texas A&M Corpus Christi and teaching school in the Bulverde area. Ashlee’s deep understanding of the building process comes from growing up in a home-building environment, observing and learning from her father. This unique background equips her with insights into construction costs, timelines, subcontractor management, and handling delays—expertise that sets her apart in the real estate field. Embracing commercial real estate as a venue for continued learning and growth, Ashlee is committed to leveraging her comprehensive knowledge to overcome challenges and meet her clients’ needs.

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