Medical and dental practices · San Antonio & South Texas

Your renewal negotiator
costs you $0.

The landlord's broker gets paid either way. The only question is whether anyone at the table is working for you.

Your landlord budgets one brokerage fee on your renewal and pays it whether you bring anyone or not. Unrepresented, their broker keeps all of it. Represented, the same fee is split with your negotiator. Same fee, one more person in the room, and the one who is on your side.

Healthcare is our specialty: medical and dental practices in San Antonio and South Texas, at renewal, relocation and expansion.

Check your lease · 2 minutes

No cost, no account, no obligation, and we never contact your landlord. How the fee works ›

Step 1 · Two-minute checkup

What kind of deal did you get?

Never renew at the first number. Practice owners who can answer these five questions have a real advantage when the renewal proposal lands, and this check answers the first four:

Are you paying more than the market around you?
Are there annual increases baked into your rent?
Which of your expenses could the landlord be covering?
When does your lease expire, and when does your leverage start to fade?
Would extending early, relocating, or building make you better off?

Pick your practice - we track 15,000+ medical and dental practice locations and 1,200+ medical buildings across the San Antonio area, so yours should be in the list, and your building usually fills in with it. Then enter what you know from your lease. Your practice, your building and your expiration date are the three we need; most other fields are optional. At the end we ask for an email so we can send you a copy. Everything stays confidential.

Your practice required start typing - pick yours from the list, or keep typing if it is not there

Your building required

Suite size (SF) required A rough estimate is fine - most people don't know it exactly. Base rent required

Most leases quote per SF per year. If you know your monthly rent instead, switch the dropdown. That rent is Operating expenses / NNN charges ($ per SF per year) check your CAM statement Annual rent increase (%)

Lease expiration required

Month and year is all we need - the exact day doesn't matter. My lease has already ended and I am month-to-month (or on a holdover)

Term you signed (years) The space you moved into was This matters more than almost anything else in your lease. Build-out money in a raw shell runs three to five times what a built-out suite needs. Tenant improvement allowance at signing ($ per SF) Free rent received (months)

Your two-minute read

Your read is ready. Where should we send your copy?

Enter your email and the full read opens right here: where your rate sits against the market, what replacing you would cost your landlord, and the questions your lease answers that this page can't. We'll email you a copy to keep, and nothing else unless you ask.

Behind this read: 100+ San Antonio medical renewals negotiated by the Partners healthcare team, $3 million+ saved against landlords' first proposals. Past results do not guarantee future outcomes.

Confidential. Used to prepare and send your read, never shared with your landlord or anyone else.

The other side of the table

Not an appraisal, and not legal or financial advice.

That was the estimate · here is the real thing

Send us the lease for a complimentary analysis

The read above uses published asking rates and our market model. The full analysis uses signed lease comparables, the terms practices near you actually agreed to, and reads the document itself: renewal options and how they are priced, escalations, expense caps and audit rights, relocation clauses. Back to you within 72 hours on business days. No cost, no obligation, and we never contact your landlord.

What that looks like in practice: one practice renewing in place came out $75,000+ ahead over a 10-year term, with every lever pulled on a single lease: base rent negotiated down, operating costs moved back to the landlord, a landlord-paid refresh (new carpet and paint), and free rent. Negotiated by the Partners healthcare team. One renewal, not a typical result; every lease and landlord is different.

Send my lease for a complimentary analysis

Prefer to talk it through first? Davis Smith, direct line: (210) 384-2342

Why practices use Partners at renewal

You pay $0. Here is why that is true.

Contingency lawyers made "you pay nothing unless we win" famous. This is simpler: in a typical San Antonio medical lease you pay nothing at all. The landlord pays the brokerage fee and budgets it whether you use it or not. From there it is only a question of whether anyone at the table is working for you.

The landlord's broker gets paid either way

Landlords budget a brokerage fee on your renewal either way. Without representation, the landlord's broker keeps the full fee. With Partners on your side the same fee is split between your negotiator and theirs. Same fee, one more person in the room, and the one who is on your side. Your cost either way: $0.

Typical co-brokerage structure; fee arrangements and splits vary by lease and landlord.

Healthcare is our specialty

David Ballard · Parker LaBarge · Davis Smith

Medical and dental practices in San Antonio and South Texas, at renewal, relocation and expansion. That focus is why we know your buildings, your landlords, and what practices like yours actually signed: 100+ San Antonio medical renewals, $3 million+ saved against landlords' first proposals, 15,000+ practice locations and 1,200+ medical buildings tracked. Let us help you with what we know best.

We never contact your landlord without your OK.

Check your lease Call (210) 384-2342

Four levers, one lease

Base rent negotiated down
Operating costs moved back to the landlord
Build-out dollars, even for a refresh in the space you already occupy
Free rent

One practice renewing in place came out $75,000+ ahead over a 10-year term with all four pulled: lower base rent, expenses back to the landlord, landlord-paid carpet and paint, and free rent.

One renewal, not a typical result. Every lease and landlord is different.

Leverage has a clock

3 to 5 years outGround-up or pad site window. Buy land, design, build.
18 to 24 monthsRelocation is credible. Peak leverage.
12 monthsRenewal talks should be underway.
Under 6 monthsThe landlord knows you can't move.

Talk early, even if you plan to stay. Your expiration date is the one thing this site asks for every time.

Savings are Partners' aggregate results on completed renewals versus the landlord's initial proposal; past results do not guarantee future outcomes. Market ranges on this site are Partners tracking estimates for San Antonio medical office space and are directional, not an appraisal, legal, or financial advice.