Funding type
This project is privately funded, on private land for private use.
Einstein Bros Bagels in Bulverde, TX
20285 State Hwy 46 W, Bulverde, TX, 78163
Einstein Bros Bagels is a renovation/alteration project at 20285 State Hwy 46 W, Bulverde, in Comal County, TX, tracked from its Texas Department of Licensing and Regulation (TDLR) registration. Scheduled to finish Oct 2026 per its TDLR filing; no final inspection recorded yet. The project has an estimated value of $350K across about 2,555 sq ft.
- Estimated project value
- $350K
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
- 2,555 ft²
About this figure
Square footage reported for this scope of work. It may cover only part of a larger property.
- Estimated cost / ft²
- $137/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
- 5 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.
30 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.
28 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.
156 days after the preceding date shown.
Source: TDLR filing
View source record
📰About Einstein Bros Bagels
Einstein Bros Bagels is executing a 2,555 sq ft tenant finish out at 20285 State Hwy 46 W in Bulverde. This renovation of an existing leased space is scheduled to finish in October 2026, with construction starting in May 2026. The project involves altering an existing structure to create a new commercial dining space for the bagel chain.
The project is registered with the Texas Department of Licensing and Regulation (TDLR) under owner of record Bulverde -46 Ponderosa LLC. Fusion AE serves as the design firm of record, and Clinton P Ryan is the registered accessibility specialist. The estimated cost for this work is $350,000, which works out to $137 per square foot. This cost is above the county median for renovation filings, which stands at $268,000. The $137 per square foot cost is also above the county median of $85.
Construction Timeline and Status
TDLR completed plan review in April 2026. The filing indicates a construction start date of May 2026 and a completion date of October 2026. This creates a scheduled build window of 156 days. This duration is longer than the county median of 120 days for similar projects. The project is privately funded on private land for private use.
Local Context and Comparison
Fusion AE has six other TDLR-registered projects totaling $3,700,000, including locations for Whataburger and Texas Roadhouse. The ZIP code 78163 has a population of about 17,455, with a median household income of $133,681. The median owner-occupied home value in the area is $431,100. Comal County unemployment was 4.4 percent in July 2026, higher than a year earlier. The project size of 2,555 sq ft is below the county median of 3,270 sq ft for renovation filings.
Review Complete
Design review complete, construction may proceed
Follow this project
Get an email when the status changes — permits pulled, construction started, work finished. Free, and nothing else.
Or watch all projects in 78163 (Bulverde)
One email per change. Unsubscribe in one click. Privacy.
Einstein Bros Bagels is a Renovation/Alteration project located at 20285 State Hwy 46 W, Bulverde, TX 78163 in Bulverde, Texas. The project has an estimated value of $350K covering 2,555 sq ft. Bulverde -46 Ponderosa LLC is the property owner and Fusion AE is the design firm of record. The project was registered with TDLR on March 4, 2026.
Frequently Asked Questions
Is Einstein Bros Bagels in Bulverde open?
The TDLR record shows construction is scheduled to finish in October 2026. The facts provided do not confirm a business opening date or current operating status.
Who is the developer for this project?
Bulverde -46 Ponderosa LLC is the owner and developer of record for this renovation project in Bulverde.
How much does the renovation cost?
The estimated cost for the tenant finish out is $350,000. This equates to $137 per square foot for the 2,555 sq ft space.
When does construction start?
Construction is scheduled to start in May 2026, following the completion of plan review in April 2026.
Who is the design firm?
Fusion AE is the design firm of record for this project, with Clinton P Ryan listed as the accessibility specialist.
What is Einstein Bros Bagels?
Einstein Bros Bagels is a renovation/alteration project at 20285 State Hwy 46 W in Bulverde, Texas, registered with the Texas Department of Licensing and Regulation (TDLR). Scope of work: tenant finish out of an existing leased space
Is Einstein Bros Bagels open in Bulverde?
Einstein Bros Bagels was scheduled to finish construction in Oct 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 Einstein Bros Bagels located?
Einstein Bros Bagels is located at 20285 State Hwy 46 W, Bulverde, TX, 78163, in Comal County.
Who is the owner or developer of Einstein Bros Bagels?
Bulverde -46 Ponderosa LLC is the property owner/developer of record for Einstein Bros Bagels, per its TDLR project registration.
Who is the architect or design firm for Einstein Bros Bagels?
Fusion AE is the design firm of record for Einstein Bros Bagels, according to its TDLR filing.
How much does Einstein Bros Bagels cost and how big is it?
Einstein Bros Bagels has an estimated construction value of $350K and approximately 2,555 square feet (about $137/sqft), based on its TDLR filing.
Scope of Work
tenant finish out of an existing leased space
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
20285 State Hwy 46 W, Bulverde, TX, 78163
Related Projects
Nearby Projects
Within 0.6 miWatch all construction in 78163 (Bulverde)
A short email when anything new is filed in this ZIP. One ZIP free, weekly.
Unsubscribe in one click. Privacy.
Keep exploring
What else is changing in Bulverde?
See the surrounding filings, compare the reported schedules, and follow the places that matter to you.