Funding type
This project is privately funded, on private land for private use.
Dion's TX4 in El Paso, TX
3154 N ZARAGOZA RD, El Paso, TX, 79912
Dion's TX4 is a renovation/alteration project at 3154 N ZARAGOZA RD, El Paso, in El Paso County, TX, tracked from its Texas Department of Licensing and Regulation (TDLR) registration. Scheduled to finish May 2026 per its TDLR filing; no final inspection recorded yet. The project has an estimated value of $1.0M across about 4,200 sq ft.
- Estimated project value
- $1.0M
About this figure
Estimated construction cost supplied in the TDLR filing. This is not a current property appraisal or a final construction invoice.
- Reported floor area
- 4,200 ft²
About this figure
Square footage reported for this scope of work. It may cover only part of a larger property.
- Estimated cost / ft²
- $238/sqft
About this figure
Calculated from this filing’s estimated cost divided by its reported square footage. Available only when both figures are supplied; it is not a market benchmark.
- Scheduled duration
- 2 months
About this figure
The interval between the filed start and completion dates. These dates describe the proposed schedule and do not measure actual construction progress.
The project record
Project timeline
Explore filed milestones and scheduled dates. Open a milestone for its source.
4 timeline dates shown.
Project registered · TDLR filing
Registration of the project with the Texas Department of Licensing and Regulation.
Source: TDLR filing
View source recordReview complete · TDLR filing
The filing records completion of the accessibility review.
21 days after the preceding date shown.
Source: TDLR filing
View source recordScheduled construction start · Scheduled date
A date supplied in the filing; this does not confirm that work started or finished.
19 days after the preceding date shown.
Source: TDLR filing
View source recordScheduled completion · Scheduled date
A date supplied in the filing; this does not confirm that work started or finished.
74 days after the preceding date shown.
Source: TDLR filing
View source record
📰About Dion's TX4
Dion's TX4 is a 4,200 sq ft tenant improvement project registered at 3154 N Zaragoza Rd in the Tierra Rica neighborhood of El Paso. The filing describes the work as a renovation to build a restaurant serving pizza, salads, and subs. River Oaks Properties LTD is listed as the owner of record for this privately funded development on private land.
The estimated cost for Dion's TX4 is $1,000,000, which computes to $238 per square foot. This cost is above the county median for renovation and alteration filings in El Paso County, placing the project in the top quarter of comparable local records. The scheduled build window was 74 days, a period shorter than the county median of 120 days for similar work.
Status and Timeline
TDLR completed plan review for Dion's TX4 in January 2026, and construction was scheduled to begin in February 2026. The completion date on the filing was May 2026. However, TDLR has not yet recorded a final inspection, so the current state of the site is not confirmed in the public record. The project remains in a status where the physical completion of the work is not verified by state authorities.
River Oaks Properties LTD has six other TDLR-registered projects in El Paso, with a combined value of $2,601,000. These include commercial spaces such as Barbacoa LOS 4 Vientos and dd's Discounts #5546 El Paso Airport. The registered accessibility specialist for this specific project is Eckhard K Fennig. The area profile for ZIP 79912 indicates a population of about 79,126 and a median household income of $72,290, according to U.S. Census ACS 2023 estimates.
Local businesses near the site include Valvoline Instant Oil Change, Whataburger, and Anytime Fitness. The El Paso County unemployment rate was 4.8 percent in July 2026, higher than a year earlier. This project represents a specific commercial renovation effort within a broader landscape of local development and infrastructure in El Paso County.
Review Complete
Design review complete, construction may proceed
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Dion's TX4 is a Renovation/Alteration project located at 3154 N ZARAGOZA RD, El Paso, TX 79912 in El Paso, Texas. The project has an estimated value of $1.0M covering 4,200 sq ft. RIVER OAKS PROPERTIES LTD is the property owner. The project was registered with TDLR on January 7, 2026.
Frequently Asked Questions
What is being built at 3154 N Zaragoza Rd?
The filing describes a tenant improvement to build a restaurant serving pizza, salads, and subs. The project is a renovation or alteration of the existing structure to accommodate this new food service use.
Who owns the property?
River Oaks Properties LTD is the owner of record for the project. This entity is also associated with six other TDLR-registered projects in El Paso, including commercial retail and food service locations.
Is the restaurant open for business?
The public record does not confirm that the business is open. TDLR has not yet recorded a final inspection, so the construction status is not verified as complete in the state database.
What is the estimated cost of the project?
The estimated cost is $1,000,000. This figure is above the median estimated cost for renovation and alteration filings in El Paso County, which is $204,000.
When was the project registered with TDLR?
The project was registered with TDLR in January 2026. Plan review was completed in the same month, with construction scheduled to start in February 2026.
What is Dion's TX4?
Dion's TX4 is a renovation/alteration project at 3154 N ZARAGOZA RD in El Paso, Texas, registered with the Texas Department of Licensing and Regulation (TDLR). Scope of work: Tenant Improvement to build restaurant serving pizza, salads, and subs
Is Dion's TX4 open in El Paso?
Dion's TX4 was scheduled to finish construction in May 2026 according to its TDLR registration, but TDLR has not recorded a final accessibility inspection, so its opening status is not confirmed in the public record.
Where is Dion's TX4 located?
Dion's TX4 is located at 3154 N ZARAGOZA RD, El Paso, TX, 79912, in El Paso County.
Who is the owner or developer of Dion's TX4?
RIVER OAKS PROPERTIES LTD is the property owner/developer of record for Dion's TX4, per its TDLR project registration.
How much does Dion's TX4 cost and how big is it?
Dion's TX4 has an estimated construction value of $1.0M and approximately 4,200 square feet (about $238/sqft), based on its TDLR filing.
Scope of Work
Tenant Improvement to build restaurant serving pizza, salads, and subs
Note: This project is registered under the Texas Accessibility Standards (TAS) program. TDLR registration is required for commercial and public facility construction to ensure compliance with accessibility requirements under Texas Government Code Chapter 469.
Location & views
3154 N ZARAGOZA RD, El Paso, TX, 79912
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