Buying, selling, or leasing commercial property in Round Lake? Jason Bitton is the #1 RE/MAX Commercial broker in Illinois — serving Round Lake and the surrounding market.
Round Lake and the surrounding Round Lake communities (Round Lake Beach, Round Lake Heights, Round Lake Park) form a growing commercial market in western Lake County. Commercial activity centers along Rollins Road, Route 83, and Route 120, with demand driven by strong residential growth and an expanding population base.
The Round Lake area is one of the fastest-growing markets in Lake County. Jason identifies properties with the strongest growth trajectory and connects sellers with buyers who recognize the area’s potential.
Every Round Lake listing syndicated across CoStar, LoopNet, Crexi Pro, MLS, and our investor network simultaneously.
Deep understanding of Round Lake zoning, tenant demand, traffic patterns, and competitive dynamics — backed by data.
From valuation through close — coordinating attorneys, lenders, inspectors, and municipal officials for a seamless deal.
The commercial, office and industrial districts in Round Lake, with the uses allowed by right and the uses that need special-use approval — 6 districts, 329 listed uses, from the code checked October 2026. Open any district for its full list.
Local shopping: everyday retail, personal services, offices and restaurants without drive-throughs, under the code's one purpose statement for all commercial districts (business uses placed where they serve the Village, with noisy or traffic-heavy businesses kept apart and convenience businesses allowed near homes). Inside the downtown business district (the Downtown Plan 2005 area), new development is allowed only as a planned unit development. (Sec. 17.32.010 and 17.40.030; uses Sec. 17.16.060.)
Permitted by right: Accessory uses/structures, Antique stores, Apparel stores, Art/office or school supplies/stationery/book store, Bakery/ice cream parlor/candy shop, Bank, savings and loan, currency exchange, Beauty/barber shop/tanning/spa/nails, Convenience store, Dance school or studio, Drug store, Electric vehicle charging station, Electronics store, Floral shop, Gift store, Grocery/food store/deli/meat market/ice cream, Hobby store, Home occupations, Jewelry stores, Leather goods/luggage store, Museum/art gallery, Music/art school or store, Off-street parking facility, Office, Photography studio, Public buildings, fire, library, government, post office, Radio and television studios, stations and transmission towers, Residential above commercial unit, Restaurant, excluding drive-through service, Shoe store and repair, Solar panels/wind turbines, Sporting goods stores, Tailor shop, Tavern/microbrewery/distillery/brew pub, Telecommunication towers (Refer to Section 17.16.040) — permitted only on an existing freestanding tower or on Village-owned property under an agreement, with site plan approval, Toy stores, Travel agent, Utility, public or private, facilities and transmission
Special use approval required: Amphitheater/band stand, Banquet hall, Cannabis dispensing organization, Drive-through/pick up window, unless otherwise noted, Outdoor storage, when accessory to a permitted or special permit use, Outside sales/displays--ice boxes, vending machines, promotional items like flowers or vegetables, Physical fitness/sports/health club facility, Planned unit development (PUD), Religious institution, Residence of proprietor, Telecommunication towers, facilities and antennas — any other location (Sec. 17.16.040.A.2)
Community shopping: a wider retail and service list than C-1, including department and home-improvement stores, medical offices, indoor and outdoor recreation and drive-through restaurants, under the code's one purpose statement for all commercial districts (business uses placed where they serve the Village, with noisy or traffic-heavy businesses kept apart and convenience businesses allowed near homes). Inside the downtown business district (the Downtown Plan 2005 area), new development is allowed only as a planned unit development. (Sec. 17.32.010 and 17.40.030; uses Sec. 17.16.060.)
Permitted by right: Accessory uses/structures, Antique stores, Apparel stores, Appliance store, Art/office or school supplies/stationery/book store, Bakery/ice cream parlor/candy shop, Bank, savings and loan, currency exchange, Beauty/barber shop/tanning/spa/nails, Bicycle store, sales, rental and repair, Bowling/billiard/pool hall, Club, private, Convenience store, Dance school or studio, Department store/furniture store, Drug store, Dry cleaner/laundromat, Electric vehicle charging station, Electronics store, Floral shop, Funeral parlor/undertaking establishment, Garden center/farm and garden supply/commercial greenhouse/floral shop, Gift store, Grocery/food store/deli/meat market/ice cream, Hobby store, Home improvement store/lumber yard/paint/flooring, Hospital/urgent care/immediate care, Jewelry stores, Leather goods/luggage store, Liquor store, Mail order/shipping center retail (UPS), Martial arts school, Medical laboratories, Medical office, dentist, physician, optician, chiropractor, physical therapy, Motor vehicle accessory store/auto parts, sales only, Motor vehicle driving school, Museum/art gallery, Music/art school or store, Off-street parking facility, Office, Pawn shop, Pet shop, Photography studio, Physical fitness/sports/health club facility, Public buildings, fire, library, government, post office, Radio and television studios, stations and transmission towers, Recreational indoor facility, including axe throwing, skating rink, batting cages, or other recreation facility, Recreational outdoor facility, including mini golf, driving range, go carts, and other entertainment facilities, Residential above commercial unit, Restaurant, excluding drive-through service, Restaurant, with drive-through, Shoe store and repair, Social service/fraternal association/labor union, Solar panels/wind turbines, Sporting goods stores, Tailor shop, Tattoo parlors/piercing shop, Tavern/microbrewery/distillery/brew pub, Telecommunication towers (Refer to Section 17.16.040) — permitted only on an existing freestanding tower or on Village-owned property under an agreement, with site plan approval, Theater, indoor only, Toy stores, Transit and public transportation stations, Travel agent, Utility, public or private, facilities and transmission, Vape store/head shop/tobacco shop, Vocational/business school or college
Special use approval required: Amphitheater/band stand, Bank with drive-up banking facility, Banquet hall, Cannabis dispensing organization, Daycare, Drive-through/pick up window, unless otherwise noted, Outdoor storage, when accessory to a permitted or special permit use, Outside sales/displays--ice boxes, vending machines, promotional items like flowers or vegetables, Planned unit development (PUD), Religious institution, Residence of proprietor, Telecommunication towers, facilities and antennas — any other location (Sec. 17.16.040.A.2), Veterinary clinic/pet daycare/grooming/training
General business: the broadest commercial list, adding hotels, laboratories and equipment rental, with adult uses, contractor yards and car washes by special use, under the code's one purpose statement for all commercial districts (business uses placed where they serve the Village, with noisy or traffic-heavy businesses kept apart and convenience businesses allowed near homes). Inside the downtown business district (the Downtown Plan 2005 area), new development is allowed only as a planned unit development. (Sec. 17.32.010 and 17.40.030; uses Sec. 17.16.060.)
Permitted by right: Accessory uses/structures, Antique stores, Apparel stores, Appliance store, Art/office or school supplies/stationery/book store, Bakery/ice cream parlor/candy shop, Bank, savings and loan, currency exchange, Beauty/barber shop/tanning/spa/nails, Bicycle store, sales, rental and repair, Bowling/billiard/pool hall, Club, private, Convenience store, Cultural facilities, Dance school or studio, Department store/furniture store, Drug store, Dry cleaner/laundromat, Electric vehicle charging station, Electronics store, Equipment rental and leasing service, Floral shop, Funeral parlor/undertaking establishment, Furniture repair/reupholstery, Garden center/farm and garden supply/commercial greenhouse/floral shop, Gift store, Grocery/food store/deli/meat market/ice cream, Gymnastics school, Hobby store, Home improvement store/lumber yard/paint/flooring, Hospital/urgent care/immediate care, Hotel or motel, Jewelry stores, Laboratories/research/testing sites, Leather goods/luggage store, Liquor store, Locksmith, Mail order/shipping center retail (UPS), Martial arts school, Medical laboratories, Medical office, dentist, physician, optician, chiropractor, physical therapy, Motor vehicle accessory store/auto parts, sales only, Motor vehicle driving school, Museum/art gallery, Music/art school or store, Off-street parking facility, Office, Pawn shop, Pet shop, Photography studio, Physical fitness/sports/health club facility, Public buildings, fire, library, government, post office, Radio and television studios, stations and transmission towers, Recreational indoor facility, including axe throwing, skating rink, batting cages, or other recreation facility, Recreational outdoor facility, including mini golf, driving range, go carts, and other entertainment facilities, Repair service, motors, small engines, larger, mechanical objects (not motor vehicles), Restaurant, excluding drive-through service, Restaurant, with drive-through, Shoe store and repair, Social service/fraternal association/labor union, Solar panels/wind turbines, Sporting goods stores, Swimming pool sales and service, Tailor shop, Tattoo parlors/piercing shop, Tavern/microbrewery/distillery/brew pub, Taxidermist, Telecommunication towers (Refer to Section 17.16.040) — permitted only on an existing freestanding tower or on Village-owned property under an agreement, with site plan approval, Theater, indoor only, Toy stores, Transit and public transportation stations, Travel agent, Utility, public or private, facilities and transmission, Vape store/head shop/tobacco shop, Vocational/business school or college
Special use approval required: Adult uses, Airport/heliport, Amphitheater/band stand, Bank with drive-up banking facility, Banquet hall, Cannabis dispensing organization, Car wash, Contractor office with shop/warehouse/yard, Daycare, Drive-through/pick up window, unless otherwise noted, Motor vehicle rental, Nursing Home/assisted living/ senior living, Outdoor storage, when accessory to a permitted or special permit use, Outside sales/displays--ice boxes, vending machines, promotional items like flowers or vegetables, Planned unit development (PUD), Religious institution, Residence of proprietor, Telecommunication towers, facilities and antennas — any other location (Sec. 17.16.040.A.2), Veterinary clinic/pet daycare/grooming/training
Automotive service: motor vehicle dealers, repair and body shops, gas stations, car washes, auto rental and tow-truck services, plus hotels and restaurants, under the code's one purpose statement for all commercial districts (business uses placed where they serve the Village, with noisy or traffic-heavy businesses kept apart and convenience businesses allowed near homes). Inside the downtown business district (the Downtown Plan 2005 area), new development is allowed only as a planned unit development. (Sec. 17.32.010 and 17.40.030; uses Sec. 17.16.060.)
Permitted by right: Accessory uses/structures, Car wash, Convenience store, Electric vehicle charging station, Equipment rental and leasing service, Funeral parlor/undertaking establishment, Gas station/fueling center, Hotel or motel, Motor vehicle accessory store/auto parts, sales only, Motor vehicle body shop, Motor vehicle dealer, Motor vehicle driving school, Motor vehicle rental, Motor vehicle repair shop, Off-street parking facility, Public buildings, fire, library, government, post office, Radio and television studios, stations and transmission towers, Restaurant, excluding drive-through service, Restaurant, with drive-through, Solar panels/wind turbines, Telecommunication towers (Refer to Section 17.16.040) — permitted only on an existing freestanding tower or on Village-owned property under an agreement, with site plan approval, Tow truck recovery service, including outdoor storage of vehicles, Transit and public transportation stations, Utility, public or private, facilities and transmission
Special use approval required: Cannabis dispensing organization, Drive-through/pick up window, unless otherwise noted, Outdoor storage, when accessory to a permitted or special permit use, Outside sales/displays--ice boxes, vending machines, promotional items like flowers or vegetables, Planned unit development (PUD), Residence of proprietor, Telecommunication towers, facilities and antennas — any other location (Sec. 17.16.040.A.2)
Limited industry: manufacturing, warehouses, wholesale, contractors and delivery operations, with fitness clubs, dance, gymnastics and martial arts schools, recreation and similar uses by special use, under the code's one purpose statement for both industrial districts (room near highways for industry, with performance standards protecting nearby homes and no new residential development). (Sec. 17.36.010; uses Sec. 17.16.060.)
Permitted by right: Accessory uses/structures, Cartage, express and parcel delivery, last mile warehouse, Commercial kitchen/catering, or where food is prepared for delivery, Contractor office with shop/warehouse/yard, Electric vehicle charging station, Laboratories/research/testing sites, Locksmith, Mail order/shipping center retail (UPS), Manufacturing and industrial activities, Off-street parking facility, Public buildings, fire, library, government, post office, Radio and television studios, stations and transmission towers, Recycling centers, Repair service, motors, small engines, larger, mechanical objects (not motor vehicles), Solar farms/windmill farms, Solar panels/wind turbines, Telecommunication towers (Refer to Section 17.16.040) — permitted only on an existing freestanding tower or on Village-owned property under an agreement, with site plan approval, Transit and public transportation stations, Utility, public or private, facilities and transmission, Vocational/business school or college, Warehouse, Wholesale establishment
Special use approval required: Adult uses, Airport/heliport, Animal boarding/shelters/kennels, Cannabis business establishment — the code's definition includes dispensaries, but its separate dispensary row lists them only in C-1 to C-4 (Sec. 17.16.060; Sec. 17.04.050); confirm with the Village, Dance school or studio, Gymnastics school, Junk yard, Martial arts school, Motor vehicle body shop, Motor vehicle repair shop, Outdoor auction facility, Outdoor storage, when accessory to a permitted or special permit use — the use chart marks I-1 'X/S' without explaining it (Sec. 17.36.050.M conditions); confirm with the Village, Physical fitness/sports/health club facility, Planned unit development (PUD), Recreational indoor facility, including axe throwing, skating rink, batting cages, or other recreation facility, Recreational outdoor facility, including mini golf, driving range, go carts, and other entertainment facilities, Self storage, Social service/fraternal association/labor union, Tavern/microbrewery/distillery/brew pub, Telecommunication towers, facilities and antennas — any other location (Sec. 17.16.040.A.2), Tow truck recovery service, including outdoor storage of vehicles, Vehicle storage, Veterinary clinic/pet daycare/grooming/training
General industry: manufacturing, warehouses, wholesale, contractors and delivery operations plus self-storage and accessory outdoor storage by right, and junk yards, landfills and mining by special use, under the code's one purpose statement for both industrial districts (room near highways for industry, with performance standards protecting nearby homes and no new residential development). The use chart heads this column "I"; the bulk chart and the 2026 zoning map call the district I-2. (Sec. 17.36.010; uses Sec. 17.16.060.)
Permitted by right: Accessory uses/structures, Cartage, express and parcel delivery, last mile warehouse, Commercial kitchen/catering, or where food is prepared for delivery, Contractor office with shop/warehouse/yard, Electric vehicle charging station, Laboratories/research/testing sites, Locksmith, Manufacturing and industrial activities, Off-street parking facility, Outdoor storage, when accessory to a permitted or special permit use, Public buildings, fire, library, government, post office, Radio and television studios, stations and transmission towers, Recycling centers, Repair service, motors, small engines, larger, mechanical objects (not motor vehicles), Self storage, Solar farms/windmill farms, Solar panels/wind turbines, Telecommunication towers (Refer to Section 17.16.040) — permitted only on an existing freestanding tower or on Village-owned property under an agreement, with site plan approval, Transit and public transportation stations, Utility, public or private, facilities and transmission, Warehouse, Wholesale establishment
Special use approval required: Airport/heliport, Animal boarding/shelters/kennels, Cannabis business establishment — the code's definition includes dispensaries, but its separate dispensary row lists them only in C-1 to C-4 (Sec. 17.16.060; Sec. 17.04.050); confirm with the Village, Junk yard, Landfill, Mining or extraction of minerals, sand, gravel, topsoil or other aggregates, including equipment, buildings or structures for screening, crushing, mixing, washing or storage, Motor vehicle body shop, Motor vehicle repair shop, Planned unit development (PUD), Residence of proprietor, Telecommunication towers, facilities and antennas — any other location (Sec. 17.16.040.A.2), Vehicle storage
Source: Round Lake Village Code, Title 17 (Zoning), as approved by Ord. 25-O-06 (March 3, 2025). Overlay districts, planned developments and parking rules can further limit what a specific parcel can do. Confirm any address with the Village before you sign or close — or run it through the Commercial Zoning Lookup.
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