Clarksville is a town in Clark County, Indiana, on the Ohio River next to Louisville, and it is the oldest American town in the former Northwest Territory. Commercially, it is better known for its interstate-oriented shopping area than for its history. Several I-65 exits serve the town, and the Lewis and Clark Parkway and Veterans Parkway corridors anchor its retail market. This page covers where commercial property is in Clarksville, the form-based zoning districts that set it apart from its neighbors, and how approvals work. For context across the river, see the Southern Indiana overview.

Where commercial property is in Clarksville

Clarksville's commercial property follows its roads:

• Lewis and Clark Parkway and Veterans Parkway: these corridors form the center of the town's retail area. Green Tree Mall and River Falls Mall are two of the area's best-known retail destinations.
• I-65 access: the interstate's exit list includes Eastern Boulevard (exit 2), US 31 and Lewis and Clark Parkway (exit 4), Veterans Parkway (exit 5), and the I-265 and SR 62 interchange (exit 6).
• South Clarksville and Riverside Drive: the area around East and West Riverside Drive, Highway 31, and nearby streets is covered by a special mixed-use zoning code.
• The West Riverfront District: bordered by the Ohio River, Silver Creek, and Brown Station Way, with historic homes, businesses, industrial companies, and undeveloped land.

What drives demand here

Clarksville is a retail and service location first. Clarksville is often described as the main shopping hub of Southern Indiana, and the exit pattern on I-65 explains why: several consecutive exits feed one shopping area that is close to Louisville. A property here depends heavily on visibility, access, and parking, so site plans and traffic movements deserve more attention than they would for an interior parcel.

Riverfront change is the other driver. The River Heritage Conservancy has proposed Origin Park, a roughly 600-acre park along the riverfront in Jeffersonville, Clarksville, and New Albany. The town responded by amending its comprehensive plan and creating a form-based code for the West Riverfront District, intended to guide development over 10 to 20 years while preserving the area's history. Anyone buying near the river should read the code and the current status of the park plans, because both can change over time.

Zoning and permits in Clarksville

The Planning and Zoning Department, at 2000 Broadway Street, implements the Comprehensive Plan and administers the Zoning Ordinance. It also supports the Plan Commission, the Board of Zoning Appeals, and the Technical Review Committee. Permits and licenses are handled through an online permit portal, and the town posts fee schedules and permit documents on its website. Plan Commission and BZA meetings are held at 7:00 PM in the Administration Building's council chamber.

What makes Clarksville unusual is how much of its zoning is form-based. Instead of regulating mainly by use, a form-based code regulates the building: its placement, height, frontage, and materials. Two districts work this way:

• SCMU, the South Clarksville Mixed-Use code: it applies as mapped on the town's zoning map. Building types are Storefront, Commercial Manor, General, Row, Workshop, and Civic. Storefront buildings require ground-floor retail, dining, or service activity on primary streets, and Workshop buildings allow light industrial and maker uses.
• The West Riverfront District: created by ordinance through a form-based code, as noted above.

In SCMU, an approved District Development Plan is required before a building permit, and a pre-submittal meeting with the planning director is part of the process. Design waivers need Plan Commission approval, and appeals go to the Board of Zoning Appeals. Outside these districts, the town's standard Zoning Ordinance, Sign Ordinance, and Subdivision Regulations apply. Because the SCMU code and the standard ordinance work so differently, confirm which one covers a parcel before you plan a project.

Types of commercial property you will find

• Retail centers, pad sites, and mall-adjacent parcels on the parkways.
• Restaurants and service businesses near I-65 exits.
• Mixed-use and storefront buildings in South Clarksville, where the form-based code encourages ground-floor activity.
• Workshop and light industrial space where SCMU or the standard ordinance allows it.
• Riverfront redevelopment parcels, including mixed commercial and industrial sites near Silver Creek.
• Multi-unit properties. Anything with two or more units is commercial real estate. Our guide to triple net lease investing covers the lease structure common for single-tenant retail.

Buying or selling a business that owns its building

Retail and restaurant owners in Clarksville frequently own the building their business occupies. The sale has two parts, the operating company and the real estate, and each needs its own valuation. Zoning adds a third question, because a new owner who changes the use or the building may have to go through the town's development review. For a step-by-step view, read our guide to buying or selling a business with real estate.

Working with Winner Realty in Clarksville

Winner Realty works from Louisville, and Lisa Tucker holds both Kentucky and Indiana real estate licenses. That means a Clarksville deal can be handled without a handoff between two firms. We can help you read the form-based code, line up due diligence, and compare Clarksville with nearby options. Start with the free commercial property valuation if you own, or the due diligence checklist if you are buying.

Frequently asked questions

Is Clarksville a city or a town?

It is a town, and its government is the Town of Clarksville. Its planning department, Plan Commission, and BZA handle zoning inside town limits. Clark County handles unincorporated areas, so the correct office depends on the parcel's location.

What is the South Clarksville Mixed-Use code?

It is a form-based zoning code that sets building types and design standards for South Clarksville. It requires an approved District Development Plan before permits and begins with a pre-submittal meeting with the planning director.

Can I buy a Clarksville property from Louisville?

Yes. A buyer based in Kentucky can purchase Indiana commercial property. The property is governed by Indiana law and Clarksville rules, and the transaction needs an Indiana-licensed agent. Talk with your attorney about entity structure and with your lender about Indiana collateral requirements. Our commercial loan guide is written around Kentucky, so ask your lender what differs in Indiana.

Which Clarksville corridor should I look at for retail?

Start with Lewis and Clark Parkway and Veterans Parkway, since they anchor the town's retail area, then compare site access from the nearby I-65 exits. Visit at different times of day and check traffic flow before you make an offer.

To talk about a Clarksville property, send a commercial inquiry, or text or email Rob at (502) 305-8915 or Rob@thewinnerrealty.com. You can also read about New Albany and Jeffersonville.

This page is general information, not legal advice. Confirm zoning and permit details with the Town of Clarksville and your own attorney.