Partners Healthcare Real Estate · San Antonio & South Texas Davis Smith · (210) 384-2342

For medical and dental practices

Is your lease helping
or hurting your practice?

After payroll, real estate is typically your largest expense. Practice owners who can answer these five basic questions have a real advantage at renewal:

  • 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?
Check your lease · 2 minutes

No cost, no account, no obligation, and we never contact your landlord. Why practices use Partners at renewal ›

100+San Antonio medical renewals negotiated by the Partners healthcare team
$3 million+saved for practices against landlords' first proposals
$75,000+saved on a single 10-year renewal, every lever pulled
$0our fee to you when you renew - the landlord budgets it either way

Savings measured against the landlord's initial proposal; past results do not guarantee future outcomes.

Step 1 · Two-minute checkup

What kind of deal did you get?

Pick your building - we track 1,200+ San Antonio area medical buildings, so yours should be in the list. 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.

Step 2 · The full picture

Send us your lease: a complimentary analysis built on real signed comparables

PDF up to 20 MB. Reviewed personally on business days, kept confidential, never shared with your landlord or anyone else. Prefer email? Send it to [email protected], or call (210) 384-2342.

Why practices use Partners at renewal

Never renew at the first number.

Renewal pricing follows your alternatives. The landlord's first proposal assumes you have none. Our job is to make sure you do, and to pull every lever on one lease.

The fee exists whether you use it or not

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. Your cost either way: $0.

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

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.

Who you are talking to

David Ballard · Parker LaBarge · Davis Smith

Partners Healthcare Real Estate, San Antonio and South Texas. 100+ San Antonio medical renewals, $3 million+ saved for practices against landlords' first proposals, and our own tracking of 1,200+ area medical buildings behind every read on this page.

We never contact your landlord without your OK.