San Antonio · North Central
Where cash-pay and referral-light practices go: older buildings, small suites, surface parking that works, and the good space never hits the market.
Check your lease free Talk to usThe Broadway spine from downtown through Olmos Park and Alamo Heights up toward Austin Highway is one of the oldest medical corridors in the city and still one of the most desirable for a particular kind of practice. CHRISTUS Santa Rosa Hospital - Alamo Heights sits at 403 Treeline Park, and Metropolitan Methodist anchors the southern end at 1310 McCullough.
The building stock skews older, with a lot of conversions from the 1960s through the 1980s and small floor plates that suit a two or three provider practice better than a large group. Asking rents in this part of town can read surprisingly low, which confuses people. The explanation is the age and configuration of the average building, not the desirability of the good ones, and the good suites tend to turn over quietly.
Dermatology, plastics, ENT, psychiatry and behavioral health, concierge primary care, dental specialty and aesthetics. Practices whose patients choose them and drive to them, and who benefit from an address their patient base already knows.
The buildings here are small and so are the suites, which suits a practice that does not need fifteen exam rooms. Surface parking at the door is the underrated advantage over both downtown and the hospital campuses.
Buildings from the 1960s through 1980s can have mechanical, electrical, accessibility and plumbing limitations that only surface during a build-out. We look at the base building before the rent conversation, because the cheapest rent in an unworkable shell is not cheap.
Desirable suites along Broadway and in Alamo Heights frequently lease without ever being publicly marketed. Finding one is a function of knowing the owners, which is most of what we do in this corridor.
Common Questions
Because the average includes a lot of older, smaller, converted buildings. The desirable suites in the good buildings do not price like the average, and they frequently never appear on a listing site at all. An average for this submarket will mislead you in both directions.
For patient-choice specialties, it is one of the best addresses in the city: established, central, easy to park, and familiar to an affluent patient base. For referral-driven or hospital-dependent work it is less obviously right, and the Medical Center usually wins.
Many can, and some cannot without more money than the deal justifies. Plumbing capacity, electrical service, elevator access and accessibility compliance are the usual constraints. That assessment should happen before you negotiate rent, not after.
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