Austin Commercial Sites helps doctors, dentists, and specialty clinics lease or buy medical office space in Round Rock, TX. Tristen Palori, a licensed commercial real estate agent with Foresite Commercial Real Estate, runs each search, and practices typically pay nothing for representation because the landlord or seller pays the fee.
Round Rock’s two medical anchors
Round Rock has unusual medical depth for a suburb, and most practices start by deciding which of two clusters they belong near.
St. David’s Round Rock Medical Center sits at 2400 Round Rock Ave, just off I-35 near historic downtown. A cluster of medical office buildings has grown up around it, and it suits specialists who want to be close to a hospital and to the I-35 corridor.
Baylor Scott & White Medical Center Round Rock is at 300 University Blvd, with adjacent specialty clinics. University Blvd also carries campuses of Texas State University, Texas A&M Health Science Center, and Austin Community College, plus Round Rock Premium Outlets and IKEA. Medical, education, and retail users all compete for space along this road, so good suites do not sit long.
Hospital proximity or patient proximity?
Not every practice needs to be near a hospital. A rough way to sort it:
- Referral-driven specialties (orthopedics, cardiology, surgical groups) often favor the two hospital clusters.
- Family-focused practices (pediatrics, family medicine, dental, orthodontics, optometry, chiropractic) usually do better where patients live. In Round Rock that often means the east side, along Gattis School Rd and US-79 (Palm Valley Blvd), where newer retail and medical centers keep filling in near growing neighborhoods toward Hutto.
- Visibility-driven uses such as urgent care and med spas often look at retail centers near I-35 and the La Frontera area, where traffic and signage do some of the marketing. If you are planning an aesthetics practice, read 4 mistakes to avoid before opening a med spa.
We map where your current or target patients live before recommending a part of town.
What to check on a Round Rock medical suite
General medical screening applies here: plumbing for every exam room or operatory, electrical capacity for equipment and imaging, medical-grade HVAC, parking ratios at peak hours, and ADA access. Our medical office page covers those in detail. Round Rock adds a few local issues:
Frontage road access
An I-35 frontage location looks great on a map, but one-way frontage roads and limited turnarounds can make a building hard for patients to reach. We drive the approach from each direction before you tour.
Second-generation suites
Medically improved suites in Round Rock tend to be leased before they are widely advertised. Reusing existing plumbing and exam rooms can save months and a large share of build-out cost, so we track which buildings are medically improved and which landlords contribute toward build-out. See second-generation medical space in Austin for how to judge whether an old layout fits.
City rules
Round Rock has its own permitting, zoning, and sign ordinance, separate from the City of Austin. Confirm that your use is allowed and what your sign package can include before you sign.
Full occupancy cost
Compare taxes, insurance, and common area charges across buildings, not just base rent. Two suites with the same asking rate can cost quite differently once operating expenses are added.
How long a Round Rock medical search takes
For a practice that needs construction, start 12 to 18 months before your target opening. Finding the right space usually takes two to three months, negotiating the lease one to two, and a medical build-out around six months, longer in new construction. Permitting, contractor schedules, and long lead equipment can all push the date, so we negotiate a rent start date tied to your realistic opening rather than the day you get keys.
How we help practices in Round Rock
- Planning call on your specialty, patient base, size, budget, and timing.
- Site report with every fitting suite in Round Rock, including off-market options, shown on a map.
- Tours with your designer or contractor where a build-out check is useful.
- Negotiation of rent, tenant improvement allowance, free rent during construction, exclusive use, and renewal options.
- Support through opening, including lease review with your attorney.
For the wider city, see our Round Rock commercial real estate page. To understand how our fee works, read who pays the commercial real estate broker fee in Austin. When you are ready, contact Tristen or call 512-580-7800.
FAQ
Frequently asked questions
Where are the medical office clusters in Round Rock?
There are two. One surrounds St. David's Round Rock Medical Center at 2400 Round Rock Ave, just off I-35. The other is around Baylor Scott & White Medical Center Round Rock at 300 University Blvd, which also has adjacent specialty clinics.
Should my practice be near a Round Rock hospital?
Referral-driven specialties often benefit from hospital proximity. Family practices, pediatrics, dental, and urgent care usually do better close to where patients live, such as the neighborhoods along Gattis School Rd and US-79.
How early should I start looking for medical space in Round Rock?
Plan on 12 to 18 months before opening if you need a medical build-out. A second-generation suite that fits your layout can shorten that, but those suites tend to lease quickly.
Does Round Rock permit medical build-outs differently than Austin?
Yes. Round Rock is its own city with its own permitting, zoning, and sign rules. Confirm the requirements for your specific use and site with the city before you commit to an opening date.
What does it cost a practice to use Austin Commercial Sites in Round Rock?
Usually nothing. The landlord or seller typically pays the brokerage fee, and we spell that out in a short written representation agreement.
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