whisper 2 spec office

Whisper 2, filed under the name whisper 2 spec office, is a 3,500-square-foot renovation project located at 912 Flustern Rd in San Marcos, Texas. The work is classified as a speculative office renovation, with an estimated construction cost of $414,000. This translates to a cost of $118 per square foot, a figure that sits above the Hays County median of $95 per square foot for similar renovation filings.

The project is owned by Greystar and designed by powers brown architecture. Both entities have multiple other TDLR-registered projects across Texas, including significant developments in Houston, Austin, and Fort Worth. This specific renovation is one of several projects associated with these parties in the public record, contributing to a broader portfolio of commercial and office space improvements.

Construction Timeline and Status

TDLR completed plan review in January 2023, and construction was scheduled to begin in February 2023. The filing indicated a completion date of September 2023. However, TDLR has not yet recorded a final inspection, so the current state of the site is not confirmed in the public record. The scheduled build window of 213 days is longer than the county median of 92 days for renovation and alteration projects.

The project is privately funded on private land for private use. While the estimated cost is above the county median of $250,000 for similar work, it falls within the middle half of the range, which spans from $125,000 to $500,000.

Local Context

San Marcos is part of ZIP code 78666, which has a population of about 87,775 and a median household income of $55,478, according to U.S. Census ACS 2023 five-year estimates. The area has 36,354 housing units, with housing mostly renter-occupied. The median owner-occupied home value is $271,900. Hays County’s unemployment rate was 4 percent in July 2026, higher than a year earlier.