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.

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. Most fields are optional, but your expiration date drives the whole read, so we ask for that one. Everything stays confidential.

Your practice start typing - chances are we already know you

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) Tenant improvement allowance at signing ($ per SF) Free rent received (months)

Your two-minute read

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.

Send my lease for a complimentary analysis

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 davis.smith@partnersrealestate.com.

If you renew, our fee is $0 to you.

Landlords budget a brokerage fee on your renewal whether you use it or not. Unrepresented, the landlord's broker keeps the full fee. With Partners on your side, the same fee is split, and you get market comps, competing options, and a negotiator who works for you.

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