San Antonio · Medical
We help physicians and medical groups lease, renew, and buy medical office space in San Antonio. We work for the practice, not the building.
Check your lease free Talk to usSavings are Partners' aggregate results on completed healthcare renewals versus the landlord's initial proposal. Transaction value is the San Antonio team's total across all property types over the trailing 36 months, not healthcare alone. Past results do not guarantee future outcomes. See the case studies.
Medical office space is priced and built differently from ordinary office space, and the differences are expensive to discover after signing. Exam-room plumbing, dedicated power for imaging, ADA-compliant restrooms, after-hours HVAC for procedure days, and a parking ratio that survives a full schedule all belong in the lease, not in a change order.
We start from data rather than from listings. The team tracks 2,600+ medical buildings across San Antonio and South Texas, so when a landlord quotes a rate we can say what comparable space in that submarket actually trades for, and what concessions other tenants got.
South Texas Medical Center, Stone Oak and 281 North, Westover Hills, the 1604 ring, Alamo Ranch, Schertz and New Braunfels, and south toward Brooks and the coming University Health Palo Alto campus.
Free rent, the tenant improvement allowance and who controls the construction, annual increases, operating-expense caps and the gross-up clause, renewal and expansion options, exclusivity against a competing specialty, and personal guaranty exposure.
Demographics and payer mix by corridor, referral-source proximity, drive times from the neighborhoods your patients live in, and what a shell versus a second-generation medical suite really costs to open.
For practices with stable providers, buying a suite or a small building can beat renting. We run both sets of numbers on real comparable sales, including the SBA-504 path.
Common Questions
It depends far more on the building type than on the neighborhood. On-campus hospital buildings, freestanding medical office, and converted retail or office space price very differently in the same ZIP code. We will tell you the range for your specific building and its real comparables rather than quoting a citywide average, because a citywide average is what a landlord uses to justify a number.
Medical build-out costs far more per square foot than open office, so a standard office allowance leaves a practice writing a large check. The right number depends on whether the space is a shell or a second-generation medical suite, and on the term length the landlord is getting in exchange. We price the build before agreeing to the allowance.
Yes. We cover South Texas directly, and through Partners Healthcare Services we cover Austin, Houston, Dallas-Fort Worth, and markets across the Southeast.
A two-minute tool at satxleasecheck.com that compares the rent you are paying against what the market charges for buildings like yours, and flags the lease terms worth a closer look. There is no cost and no obligation.
Part Of A National Healthcare Practice
In July 2026 Partners Real Estate added Crown Tenant Advisors, an Atlanta firm that has represented only healthcare tenants and buyers since 2009, and launched Partners Healthcare Services: a practice built specifically for medical, dental, and veterinary clients. We are the San Antonio and South Texas arm of it.
That matters when your practice grows past one market. Partners was founded in 1997, has more than 300 professionals, and serves 55 U.S. markets from offices in San Antonio, Austin, Houston, Dallas, Atlanta, and Nashville. The healthcare team is licensed across Georgia, Florida, Tennessee, Indiana, North Carolina, South Carolina, and Alabama.
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.
Send us the lease or the landlord's proposal. We will tell you what we see within 72 hours.
Call (210) 384-2342 Email the team