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.
$0 out of pocket for most practices. The landlord pays our fee.
Send us your lease Call (210) 384-2342The 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.
We work this district on both sides of the table, including owner-user medical condos on Huebner Road, so the buildings, the landlords and the asking behaviour are familiar rather than researched from a listing sheet. If one of them is a Partners listing you hear it in writing before you tour.
Every corridor and market we cover › Run the numbers on this corridor ›
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
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.
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