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.
$0 out of pocket for most practices. The landlord pays our fee.
Send us your lease Call (210) 384-2342Three 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.
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What This Costs Your Practice
It is in the listing agreement before you walk in.
You do not save it. Their broker keeps it.
For most practices, $0 and no invoice from us.
Same fee, two ways to split it. One of them puts a negotiator in your corner. The other does not.
A few situations differ, such as owner-direct, physician-owned and sublease space. We confirm the fee in writing on every building before you tour it. Brokerage fees are negotiable and not set by law.
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.
Behind The Three Of Us
We are the San Antonio team of Partners Healthcare Services, the healthcare tenant and buyer representation practice of Partners Real Estate. The practice began in 2009 as Crown Tenant Advisors in Atlanta, joined Partners in July 2026, and holds a 5.0 rating across 109 Google reviews. Its brokers are on the ground in Texas, Georgia, North Carolina, South Carolina and Indiana, and the healthcare case studies and client quotes on this site are the practice's.
Partners was founded in 1997, reports more than 300 professionals, and has offices in San Antonio, Austin, Houston, Dallas-Fort Worth and Atlanta. When your practice grows past San Antonio you keep us as the point of contact: Austin, Houston and Dallas-Fort Worth through Partners' own offices, and anywhere else through the best healthcare broker in that market, run by us.
Tell us what you need and we will tell you what is actually available, including what has not been marketed yet.
Send us your lease Call (210) 384-2342