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 ›

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.

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. 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

Directional estimates from the figures you entered and Partners' San Antonio market tracking. 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 compares you to published asking rates. Asking rates are what landlords advertise. They are not what tenants actually agreed to.

A full analysis is built on signed lease comparables - the terms real practices near you negotiated, including the concessions that never appear in a listing. That data is not published anywhere, and it is the difference between a rough estimate and knowing where you stand.

Your lease also holds what no calculator can see: renewal options and how they are priced, escalation language, expense caps and CAM audit rights, relocation and demolition clauses. Send it over and Partners Real Estate reads all of it, then tells you in plain English what we would push for at renewal. 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

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.

Check your lease Call (210) 384-2342

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.