Medical practices require specialized office space with infrastructure, layouts, and features supporting healthcare delivery, patient care, and regulatory compliance. Whether you need space for primary care, specialty practices, dental offices, or outpatient services, we help you find and lease medical office properties throughout Texas meeting your clinical requirements, patient accessibility, and practice growth objectives.
Purpose-built medical office buildings provide healthcare-specific infrastructure including exam room plumbing and medical gas, higher-capacity HVAC systems, specialized electrical capacity, wider corridors and doorways for accessibility, higher parking ratios serving patient volumes, and medical-appropriate layouts. MOBs often locate near hospitals or in medical districts, creating healthcare destination locations beneficial for patient access and referral networks.
Medical offices on hospital campuses or adjacent to hospitals provide convenient access to hospital services, diagnostic imaging, laboratory, and specialist consultations. On-campus locations offer patient convenience, physician networking opportunities, and potential hospital affiliation benefits. These premium locations typically command higher rents but provide significant practice advantages.
Medical offices in retail centers or shopping complexes provide convenient access for patients combining medical appointments with errands. Retail medical locations work well for primary care, urgent care, physical therapy, and other practices benefiting from high visibility and convenient parking. These locations typically cost less than MOBs while providing good patient access.
Traditional office buildings with some medical tenants offer medical practices office space in professional environments. These buildings may lack specialized medical infrastructure but provide adequate space for practices not requiring extensive medical systems. Costs typically fall between MOBs and retail space.
Standalone medical buildings provide dedicated facilities for single practices or small groups. Freestanding locations offer control over building operations, signage, patient experience, and future expansion. These properties work well for established practices wanting autonomy and brand control.
Medical practices require adequate exam rooms based on physician count and patient volumes. Primary care practices typically need 3-5 exam rooms per physician. Specialty practices may require different ratios based on procedures performed. Exam rooms require hot and cold water, medical gas outlets if needed, specialized electrical, adequate size for equipment and examinations, and accessibility compliance.
Clinical space planning must accommodate patient flow preventing bottlenecks, separation of clean and soiled areas, adequate space for equipment and supplies, and efficient layouts minimizing staff walking distances.
Medical offices require plumbing infrastructure including hot and cold water at exam rooms, emergency eyewash stations where required, appropriate drainage, and backflow prevention. Medical gas systems including oxygen, medical air, and vacuum must be installed where required for procedures. Verify existing buildings have adequate systems or plan for installation costs.
Medical offices require robust HVAC systems maintaining consistent temperatures and air quality, providing adequate fresh air exchanges per hour meeting health codes, filtering airborne contaminants, and maintaining appropriate humidity levels. Some procedures require negative pressure rooms preventing contamination spread. HVAC systems must be zoned appropriately for varying space uses.
Medical practices require substantial electrical capacity for medical equipment, diagnostic devices, computers, servers, and office equipment. Adequate electrical panels, outlets, and circuits throughout clinical and office areas are essential. High-speed internet and robust IT infrastructure support electronic health records, telemedicine, diagnostic systems, and practice management software.
Medical offices must comply with Americans with Disabilities Act requirements including accessible entrances and pathways, adequate door widths and maneuvering space, accessible restrooms and exam rooms, appropriate countertop heights, and signage meeting requirements. Medical practices serve patients with mobility challenges, making accessibility essential beyond legal compliance.
Patient waiting areas should be appropriately sized for patient volumes, provide comfortable seating, maintain patient privacy, offer amenities like restrooms, water, and reading materials, and create positive first impressions. Adequate waiting space prevents crowding and improves patient satisfaction.
Medical offices require higher parking ratios than standard offices due to patient turnover. Typical medical parking ratios are 5-7 spaces per 1,000 square feet compared to 3-4 spaces for standard offices. Inadequate parking creates patient frustration and access barriers. Verify properties provide sufficient parking for patient volumes plus staff parking.
Medical office location dramatically affects patient access and practice success. Consider patient population demographics and density, proximity to target patient neighborhoods, highway access and ease of reaching location, public transportation availability if serving populations without cars, and visibility and awareness in the community. Analyze trade area demographics including age distribution, income levels, insurance coverage rates, and healthcare needs matching your specialty.
Locate near hospitals where you have admitting privileges, diagnostic imaging and laboratory services for referrals, specialist practices for patient referrals, and other complementary healthcare providers. Healthcare clustering creates destination medical districts beneficial for patients and practices.
Evaluate competing practices within your trade area including direct competitors in your specialty, primary care physicians competing for patients, market gaps you can fill, and whether the market can support additional providers. Some competition validates demand while oversaturation makes practice growth difficult.
Location affects patient payor mix and practice revenue. Affluent areas typically have higher commercial insurance rates and lower Medicaid populations. Understand insurance networks and payor mix in potential locations relative to your panel participation and revenue requirements.
Medical practices typically require substantial tenant improvements, justifying longer lease terms of 5-10 years amortizing improvement investments. Longer terms provide location stability but reduce flexibility. Negotiate renewal options protecting long-term occupancy rights while maintaining some flexibility.
Medical build-outs require significant investment for plumbing, medical gas, specialized HVAC, exam room finishes, and medical equipment installations. Improvement costs typically range $75-150+ per square foot. Landlords may provide allowances of $25-60 per square foot for medical spaces, recognizing specialized requirements. Negotiating adequate allowances dramatically affects your upfront capital requirements.
Medical lease use provisions should be broad enough to accommodate practice evolution, additional services, and changing healthcare models. Negotiate use clauses allowing telemedicine, ancillary services, and medical services evolution. Exclusive use provisions preventing competing practices in the same building may be valuable for specialty practices, though landlords resist exclusivity limiting leasing flexibility.
Medical practice visibility depends on adequate signage including monument signs at property entries, building exterior signage, directional signage to your suite, and suite entry identification. Negotiate signage rights ensuring patients can easily locate your practice.
Medical spaces must comply with healthcare regulations including HIPAA privacy requirements affecting space layouts and soundproofing, OSHA safety standards, state health department regulations, and medical licensing requirements. Verify spaces can be configured meeting all regulatory requirements.
We begin by understanding your practice needs including specialty and services offered, physician count and staffing, patient volume projections, exam room and procedure room requirements, specialized equipment or systems needed, administrative and billing space requirements, and growth projections affecting future space needs.
We research available medical office space, analyze locations for patient demographics and access, evaluate proximity to hospitals and healthcare services, assess competing practices and market opportunity, and identify properties matching your clinical and business requirements.
We coordinate property tours, evaluate existing medical infrastructure or improvement requirements, assess patient accessibility and parking, review building management and co-tenancy, verify compliance capabilities, and provide objective assessments of operational fit.
We coordinate with medical space planners or architects to develop preliminary layouts, estimate improvement costs for required build-out, identify existing systems versus required additions, and establish total improvement budgets informing lease negotiations.
We negotiate comprehensive lease terms including competitive rental rates appropriate for medical space, adequate tenant improvement allowances for medical build-out, appropriate lease terms balancing stability and flexibility, renewal options protecting long-term occupancy rights, use provisions accommodating practice evolution, signage rights ensuring patient wayfinding, and all provisions affecting your practice operations and success.
We coordinate the medical build-out process including architect and contractor selection, space plan and system design approvals, permitting and regulatory approvals, construction oversight, and coordination with medical equipment installation ensuring space readiness for practice opening.
Medical office rental rates vary by market, building quality, and medical infrastructure. Medical office buildings on hospital campuses typically rent for $28-45 per square foot annually. Purpose-built MOBs in good locations typically range $24-38 per square foot annually. Professional buildings with medical tenants typically range $22-32 per square foot annually. Retail medical spaces typically range $20-30 per square foot annually depending on location and visibility. Premium locations with extensive medical infrastructure command higher rates while basic space in professional buildings costs less.
Texas offers extensive medical office inventory across major markets. Houston’s massive Medical Center plus numerous suburban medical districts provide diverse options. Dallas-Fort Worth features multiple hospital systems with surrounding medical campuses. Austin’s growing healthcare market serves expanding population. San Antonio’s healthcare sector serves South Texas plus military medicine. Each market offers medical office space serving various specialties and practice models.
Medical office leasing requires understanding of healthcare delivery, medical infrastructure, and practice operations. We provide specialized medical office leasing services including practice requirements analysis and space planning, site selection based on demographics and access, medical infrastructure evaluation, lease negotiation protecting practice interests, tenant improvement planning and budgeting, regulatory compliance guidance, and transaction management through practice opening. Our services are typically compensated by landlords, providing you professional representation at no cost.
Ready to find medical office space for your practice? Contact us to discuss your specialty, practice requirements, target markets, and growth plans. We’ll identify suitable locations, evaluate medical infrastructure, and negotiate lease terms supporting your practice success and patient care excellence.
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