San Antonio · Site Selection
Before you tour a single suite we map the trade area around every location you are considering: who lives there, how fast it is growing, what they can pay, and how many providers in your specialty already sit inside a realistic drive time. It costs nothing and you keep the analysis whether or not you ever hire us.
Send us your lease Call (210) 384-2342What This Costs Your Practice
It is written into the listing agreement before you ever walk in. In a typical lease that fee is split between the broker representing the building and the broker representing the tenant.
You do not save that money by going without representation. It simply stays with the broker sitting across the table from you, whose job is the landlord's outcome, not yours.
Our share comes out of the fee the landlord was already going to pay. For most practices that means no separate fee out of pocket, and no invoice from us.
A handful of situations work differently: space offered directly by an owner, physician-owned buildings, sublease space, and some institutional landlords may offer a reduced fee to a tenant's broker or none at all. We confirm the arrangement in writing on every building before you tour it, and if one is an exception you hear it from us first. Brokerage fees are not set by law and are fully negotiable.
Practice counts are our own tally of distinct practice addresses drawn from public federal registries for San Antonio and South Texas, current September 2026. The building dataset is licensed market data we hold under our own subscriptions and use on your behalf; we do not republish it, which is why you will not find rent tables on this site.
What We Actually Calculate
Most site advice stops at population and median income. Those two numbers tell you a place has people with money in it, which is true of almost every corridor anyone would consider. They do not tell you whether those people already have a dentist, an orthopedist, or a veterinarian, which is the part that decides whether a new office fills its schedule.
Providers in your specialty per ten thousand residents inside a real drive time, measured against the same ratio for the metro and for comparable corridors. A corridor is not saturated because the traffic feels heavy. It is saturated when that ratio sits well above what the population underneath it supports.
The inverse question, and the more useful one. Where do population, growth and payer mix support more of your specialty than are currently there? Those are the corridors where a new office opens into demand rather than into a fight with three incumbents.
A three-mile radius drawn on a map crosses 1604, Loop 410 and the Medical Center's parking, and pretends none of that slows a patient down. We use drive times at the hours your patients actually travel, which routinely reshapes a trade area past recognition.
For a specialist the question is not rooftops. It is which primary care practices and which hospitals feed you, where they sit, and how far a referring physician will realistically send someone. A specialist can be right about the demographics and still land on the wrong side of the referral map.
For a second or third location, how much of the new trade area your existing office already serves. Adding a site that quietly eats your own patients is the most expensive way there is to grow, and it is invisible until the second year.
A corridor that scores beautifully and has nothing available in your size range is not an answer. Every recommendation gets checked against the space that actually exists, including suites that have not been marketed yet and sublease space that is not on any listing site.
Where The Numbers Come From
You should be able to ask where any figure came from and get an answer. Here is the whole list.
The Honest Part
Anyone who hands you a single location score with no sources behind it is selling you confidence rather than analysis. Here is what the data genuinely cannot see, so you know which part of the answer is measured and which part is reported.
Where we cannot answer something from data, we write it down as a question rather than filling the gap with a guess. That list of open questions is usually the most useful page in the report.
What You Get
Turnaround depends on the scope. A look at one corridor is quick. A metro-wide search for a specialty with a long referral tail takes longer. Tell us the deadline and we will tell you honestly whether we can meet it.
By Corridor
Each of these is a real submarket with its own rents, parking, landlords and build-out realities. The analysis goes deeper than these pages, but they are a fair place to start.
The densest concentration of medical real estate in South Texas, and the hardest submarket to lease well. Here is what actually drives a deal on this campus.
Where San Antonio's elective and cash-pay specialties look first, and where the hardest thing to find is a small second-generation suite.
The clearest cause and effect story in San Antonio medical real estate: beds left the Medical Center and reappeared out here.
A half million people, one hospital, and a new 166-bed campus landing in 2027. The timing question here is real and it is not far away.
For physicians who want Medical Center referral proximity without Medical Center rent, parking or campus politics.
Rooftops well ahead of medical supply, three freestanding emergency rooms, and no hospital. The absence is the whole story.
The only San Antonio submarket where a practice bids against law firms for the same floor plate, and where parking cost decides the deal.
Where cash-pay and referral-light practices go: older buildings, small suites, surface parking that works, and the good space never hits the market.
Two systems adding inpatient capacity on the same eight miles of I-35, and about 100,000 square feet of attached medical office that has to be leased.
Two competing hospital systems in one of the fastest growing counties in the country, and a leasing market tight enough that waiting has a real cost.
A county that has never had a hospital is getting one, with medical office attached. The pre-leasing window is open right now.
Common Questions
We count the providers in your specialty inside a realistic drive time, using the federal provider registry rather than a business directory, and divide by the population actually inside that drive time. Then we compare that ratio against the metro as a whole and against corridors with similar demographics. A single number means nothing on its own. The comparison is the whole point, and we show you the comparison set rather than just the verdict.
Yes, and you keep it whether or not you hire us. We do this work before an engagement because it is how we earn one, and because a practice that opens in the wrong corridor is not a client we keep. If you take the report and use another broker, that is a fair outcome and it happens. When you do hire us, the landlord typically pays the leasing fee and our side is paid from it, so most practices never write us a check at all. We confirm that arrangement in writing on every building before you tour it.
Yes, and that is the fastest version of this. We will run the trade area around that address, show you the competing practices inside it, and tell you where it sits against the alternatives you have not looked at. Sometimes the answer is that the address is right and you should go. Sometimes it is that a corridor four minutes away has half the competition for the same rent.
The person who gave it to you is paid by the landlord of the building it recommends. That does not make the numbers wrong, but it does decide which numbers appear and which corridors are missing from the comparison. We do not take a fee from any building in the analysis, so the comparison set includes the buildings that are bad for us and good for you.
Yes. The federal and census data is national, so the method travels. San Antonio and South Texas is where we also know the buildings, the landlords and the brokers personally. Elsewhere in Texas and across the Southeast we run it with Partners Healthcare Services, and in a market where none of us sit we bring in the best local broker to check the ground truth.
If that is what the numbers say, yes. We have more to gain from being right than from one lease. Telling a practice that a corridor will not carry a second location, or that renewing where they are beats every alternative, is a normal outcome of this work.
Part Of A National Healthcare Practice
In July 2026 Partners Real Estate acquired Crown Tenant Advisors, an Atlanta-based firm specializing in tenant and buyer representation for healthcare practices, and launched Partners Healthcare Services, serving clients in the medical, dental, and veterinary sectors. Crown was founded in 2009 by Andrew Riepe and built its practice on the tenant and buyer side rather than taking landlord listings. We are the San Antonio and South Texas arm of the practice.
That matters when your practice grows past one market. Partners was founded in 1997 and reports more than 300 professionals, with offices in San Antonio, Austin, Houston, Dallas-Fort Worth, and Atlanta. The healthcare practice has people on the ground in Georgia, North Carolina, South Carolina, Indiana, and Florida, and Partners is expanding across the Carolinas, Nashville, and the Florida markets.
And where we do not have an office, we do not hand you to a junior broker in a branch. We bring in the best broker in that market, whatever firm they work for, and run the assignment with them. One relationship covers your second location, whether it is across 1604 or across the country.
Tell us the specialty and the part of town you have in mind. We will run it and send you what we find, at no cost.
Call (210) 384-2342 Email the team