San Antonio · Medical Center
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.
Check your lease free Talk to usThe Medical Center district runs roughly 900 acres around Floyd Curl Drive, Medical Drive, Louis Pasteur Drive and Huebner Road, and it holds most of the region's referral gravity. University Hospital at 4502 Medical Drive, Methodist Hospital at 7700 Floyd Curl, St. Luke's Baptist at 7930 Floyd Curl and the Audie L. Murphy VA at 7400 Merton Minter all sit within a few minutes of each other, alongside UT Health San Antonio's Long School of Medicine and the Mays Cancer Center.
Two things changed here recently and both affect what space is worth. UT Health San Antonio opened its first hospital, the Multispecialty and Research Hospital at 8311 Ewing Halsell Drive, with inpatient care beginning in December 2024: 144 private rooms and 12 operating rooms in a $472 million building. And CHRISTUS closed Santa Rosa Hospital - Medical Center at 2827 Babcock Road in April 2025, with University Health acquiring the property. A hospital closing and a hospital opening inside the same district, eighteen months apart, moves referral patterns and it moves demand for the suites around them.
Hospital-affiliated buildings carry proximity, and they also carry restrictions: use clauses tied to the system, landlord approval over who you refer to and who leases beside you, and rent that reflects the address. A suite on Huebner or Wurzbach a few minutes out can cost meaningfully less. Which side wins depends on how much of your volume walks over from the hospital.
This district was built up over decades and parking ratios vary enormously between buildings. A practice running a full schedule with a procedure day can outgrow its parking allocation long before it outgrows its square footage. We count the actual reserved and unreserved stalls in the lease, not the ratio in the brochure.
Most space here has been a medical suite before. That can save a large part of a build-out or it can force a layout that costs you an exam room. We walk the space with the plumbing and the casework in mind before you get to the rent conversation.
Our own assignments in this district include the leasing of 4775 Hamilton Wolfe and an owner-user medical condo on Huebner Road, so the buildings, the landlords and the asking behaviour are familiar rather than researched from a listing sheet.
Common Questions
It depends on where your patients come from. If a meaningful share of your volume is hospital referral or you take call, the address pays for itself. If your patients come from the community and drive to you, you are paying a premium for adjacency you do not use, and a suite a few minutes out on Huebner or Wurzbach does the same job for less. We price both before recommending either.
CHRISTUS closed Santa Rosa Hospital - Medical Center at 2827 Babcock Road in April 2025 and University Health acquired the property. For a practice nearby, the questions worth asking are where those inpatient admissions went and whether your referral relationships followed them, because that changes what the surrounding space is worth.
There is no single number, and anyone who gives you one without asking which building is guessing. On-campus hospital-affiliated space, freestanding medical office and converted general office in this district price very differently from each other. We will tell you the range for your specific building and its real comparables.
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