Funding type
This project is privately funded, on private land for private use.
Shorty's Bagels in Waco, TX
1712 South 12th Street, Waco, TX, 76706
Shorty's Bagels is a renovation/alteration project at 1712 South 12th Street, Waco, in McLennan County, TX, tracked from its Texas Department of Licensing and Regulation (TDLR) registration. Under construction, estimated completion Feb 2027. The project has an estimated value of $1.0M across about 2,283 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
- 2,283 ft²
About this figure
Square footage reported for this scope of work. It may cover only part of a larger property.
- Estimated cost / ft²
- $438/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
- 7 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 recordScheduled construction start · Scheduled date
A date supplied in the filing; this does not confirm that work started or finished.
7 days after the preceding date shown.
Source: TDLR filing
View source recordReview complete · TDLR filing
The filing records completion of the accessibility review.
36 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.
179 days after the preceding date shown.
Source: TDLR filing
View source record
📰About Shorty's Bagels
Tandle Properties LLC is renovating a 2,283-square-foot space at 1712 South 12th Street in Waco to create Shorty's Bagels, a combined bar and coffee shop. The project, filed under the name Shorty's Bagels, is scheduled to finish in February 2027. Construction began in July 2026 following the completion of plan review in August 2026.
The estimated cost for this renovation and alteration is $1,000,000. This places the project in the top quarter of estimated costs for similar renovation filings in McLennan County, where the median is $275,000. The cost per square foot for this build is $438, which is above the county median of $96 per square foot for renovation projects.
Design and Scope
Rbdr, PLLC serves as the design firm of record for this project. The scope of work involves renovations totaling approximately 2,283 square feet to create a bar, and a bagel and coffee shop. The registered accessibility specialist for the filing is Michael Lynn Kelley. This is a privately funded project on private land for private use.
Rbdr, PLLC has six other TDLR-registered projects totaling $28,513,730. These include the City of Waxahachie Fire Rescue Station No. 1 and the City of Waxahachie Central Offices. In Waco, the firm also designed Alamo Steel and the Baylor University Bear Habitat. The scheduled build window for Shorty's Bagels is 215 days, which is longer than the county median of 122 days for renovation projects.
Local Context
The project is located in ZIP code 76706. U.S. Census American Community Survey estimates for this area indicate a population of about 40,668. The median household income is estimated at $42,277, and the median owner-occupied home value is $180,600. Housing in this area is mostly renter-occupied. The McLennan County unemployment rate was 4.6 percent in June 2026, higher than a year earlier.
TDLR status for this filing is Review Complete. The registration date with TDLR is June 2026. The facts provided confirm the construction timeline and scope but do not indicate that the business is open to the public.
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 76706 (Waco)
One email per change. Unsubscribe in one click. Privacy.
Shorty's Bagels is a Renovation/Alteration project located at 1712 South 12th Street, Waco, TX 76706 in Waco, Texas. The project has an estimated value of $1.0M covering 2,283 sq ft. Tandle Properties LLC is the property owner and RBDR, PLLC is the design firm of record. The project was registered with TDLR on June 24, 2026.
Frequently Asked Questions
Is Shorty's Bagels open in Waco?
The TDLR record shows construction is scheduled to finish in February 2027. The facts provided do not state that the business is open or operating. Construction status and business opening are different things.
Who is building Shorty's Bagels?
Tandle Properties LLC is the owner/developer of record. Rbdr, PLLC is the design firm of record. Michael Lynn Kelley is the registered accessibility specialist for the project.
How much does the Shorty's renovation cost?
The estimated cost is $1,000,000. This is above the median estimated cost for renovation projects in McLennan County. The cost per square foot is $438.
What is being built at 1712 South 12th Street?
The project involves renovations to create a bar, and a bagel and coffee shop. The total square footage is approximately 2,283 square feet.
When will the construction be finished?
Construction started in July 2026. The project is scheduled to finish in February 2027. Plan review was completed in August 2026.
What is Shorty's Bagels?
Shorty's Bagels is a renovation/alteration project at 1712 South 12th Street in Waco, Texas, registered with the Texas Department of Licensing and Regulation (TDLR). Scope of work: Renovations totaling approximately 2,283 square feet to create a bar, and a bagel and coffee shop.
Where is Shorty's Bagels located?
Shorty's Bagels is located at 1712 South 12th Street, Waco, TX, 76706, in McLennan County.
Who is the owner or developer of Shorty's Bagels?
Tandle Properties LLC is the property owner/developer of record for Shorty's Bagels, per its TDLR project registration.
Who is the architect or design firm for Shorty's Bagels?
RBDR, PLLC is the design firm of record for Shorty's Bagels, according to its TDLR filing.
How much does Shorty's Bagels cost and how big is it?
Shorty's Bagels has an estimated construction value of $1.0M and approximately 2,283 square feet (about $438/sqft), based on its TDLR filing.
Scope of Work
Renovations totaling approximately 2,283 square feet to create a bar, and a bagel and coffee shop.
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
1712 South 12th Street, Waco, TX, 76706
Explore the supplied address
A precise map point has not been loaded. Choose to look up the address, or open it in Google Maps using the link below.
Watch all construction in 76706 (Waco)
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 Waco?
See the surrounding filings, compare the reported schedules, and follow the places that matter to you.