San Antonio · Downtown
The only San Antonio submarket where a practice bids against law firms for the same floor plate, and where parking cost decides the deal.
Check your lease free Talk to usThree full-service hospitals sit inside roughly a one-mile walk downtown: Baptist Medical Center at 111 Dallas Street, which runs the city's only heart transplant program and its busiest emergency room; CHRISTUS Santa Rosa and CHRISTUS Children's at 333 North Santa Rosa; and Metropolitan Methodist Hospital at 1310 McCullough Avenue. University Health and UT Health also operate the Robert B. Green campus on West Martin Street.
What makes downtown different is who else wants the space. A practice here competes for floor plates with law firms, financial services and government tenants, in buildings that were not designed around exam rooms. Older office towers convert to medical use with real work, and the deciding number is usually structured parking, not the rent per square foot.
Structured parking downtown is charged per space per month, and for a practice with staff and a full patient schedule those costs add up to a second rent. We price parking as part of occupancy cost from the start, because a building that looks cheaper on rent is often not.
Converting general office to clinical use downtown means plumbing runs, dedicated power, ventilation and often core work the base building was never designed for. That cost belongs in the improvement allowance negotiation, not in a change order after you sign.
Practices tied to the hospitals, occupational and employer health serving downtown employers, behavioral health, and specialties whose patients are already coming downtown. CHRISTUS moved pediatric services into its downtown campus when it closed Babcock, which matters for anyone in that referral chain.
Patients who are not used to downtown will not find you without help. Wayfinding, validated parking and a clearly signed entrance change a practice's no-show rate more than any of the marketing that usually gets blamed for it.
Common Questions
The rent can look comparable or lower. Total occupancy cost frequently is not, because structured parking is charged separately per space and a practice needs a lot of spaces. Always compare the all-in number including parking.
Often yes, and the question is who pays. Plumbing, power and ventilation for exam rooms are significant work in a building that was not designed for it, which makes the improvement allowance the most important term in the lease.
It can be, because three hospitals sit within a mile. The practical test is whether your referring physicians and your patients are already coming downtown. If they are not, the parking and wayfinding friction works against you every single day.
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 what you need and we will tell you what is actually available, including what has not been marketed yet.
Call (210) 384-2342 Email the team