Medical Office Space in Austin: Broker for Doctors, Dentists, and Clinics

Austin Commercial Sites is a medical office broker team for doctors, dentists, and clinics in Austin, TX. We find every space that fits your specialty, compare total cost including buildout, and negotiate the lease for your practice only. The landlord pays our fee, so you usually pay nothing.

We are the Austin team of Foresite Commercial Real Estate. Agent Tristen Palori has helped dentists, pediatricians, dermatologists, optometrists, chiropractors, med spas, and specialty clinics open and expand across the Austin metro.

What does a medical office broker do?

A medical office tenant rep broker runs your search and negotiation from first call to opening day. That means:

• Finding every space that fits, including off-market and second-generation clinics, not just what is listed online.
• Screening each one for plumbing, power, HVAC, parking, and permitted use before you spend time touring.
• Comparing options on total occupancy cost: rent, NNN charges, buildout, and the landlord’s allowance.
• Negotiating rent, the tenant improvement (TI) allowance, free rent, the rent start date, exclusive use, and renewal options.
• Coordinating with your designer, contractor, and attorney through lease signing and construction.

The broker listing a building works for the landlord. A tenant rep works for you. In most Austin medical leases the landlord pays both commissions, which is why representation usually costs the practice nothing. See who pays the commercial real estate broker fee for how that works.

How to choose a medical office broker in Austin

Ask any broker you are considering these questions:

1. Who do you represent? You want someone working for your practice in this deal, not the building. If they also list the property, ask how they handle that conflict.
2. What medical deals have you done? Medical leases turn on buildout, TI, and infrastructure. General office experience is not enough.
3. Will you show me everything that fits, including other brokers’ listings and off-market space?
4. How will you compare options? Look for a side-by-side of total cost over the full term, not just the quoted rate.
5. Who pays you, and what am I signing? Get the fee arrangement and the length of the representation agreement in writing up front.

More on this in how much it costs to hire a tenant rep broker in Austin.

Why medical space is different

Medical tenants carry the most expensive buildouts and the strictest requirements of any office user. The wrong space can cost six figures in plumbing, electrical, and HVAC changes, or fail on parking or zoning after you have signed. We screen for these before you tour:

• Plumbing. Sinks in every exam or operatory, drain line locations, and slab work required. This is the biggest cost driver.
• Electrical and HVAC. Panel capacity for imaging and equipment, and medical-grade air handling.
• Parking. Medical uses need far more parking than general office. We check ratios and real availability at peak hours.
• Zoning and use. Confirm the use is permitted at the site, and check any restrictions in the landlord’s existing leases.
• Visibility and access. Patients need to find you and get in easily, including ADA access.

What medical office space costs in Austin

Austin medical office asking rent averaged about $38 per square foot per year in Q1 2026, and most medical space is quoted triple net (NNN), so taxes, insurance, and maintenance come on top. For many practices the buildout is a bigger cost than the rent. See medical office rent in Austin for current figures and sources, and run your own numbers with the lease cost calculator.

Second-generation vs. new medical space

Second-generation medical space, a former clinic with its infrastructure in place, is often the best value in Austin. It can cut buildout cost substantially and open months sooner. The catch is fit: the existing layout has to work for your specialty. We look at both and compare total cost over the lease. Read more in second-generation medical space in Austin.

Where medical tenants locate in Austin

Most medical demand follows rooftops and hospitals.

• Central Austin. The medical district around West 38th Street (Ascension Seton Medical Center Austin and St. David’s Medical Center) and Dell Seton Medical Center downtown suit referral-driven specialties that want to be near the hospitals.
• North Austin and Williamson County. St. David’s North Austin, plus the hospital campuses in Round Rock and Cedar Park, anchor fast-growing demand. Georgetown and Pflugerville follow the same rooftop growth.
• West and Southwest. Bee Cave and Lakeway draw wellness, aesthetics, and concierge practices.
• South and the I-35 corridor. Kyle and Buda suit family practice, pediatrics, dental, and urgent care, often in retail centers where visibility helps.

How we work with practices

1. Planning call about your specialty, patient base, size, budget, and opening date.
2. Demographic and site report showing every fitting space, on and off market, on a map.
3. Tours and buildout check with your designer or contractor where useful.
4. Negotiation of rent, TI allowance, free rent, rent start date, exclusive use, and renewal options.
5. Lease and buildout support through to opening day.

Opening a newer type of practice? See our guides to opening a longevity clinic in Austin and mistakes to avoid before opening a med spa.

Not medical? See retail, office, and industrial space, or our full tenant representation service. Ready to start? Contact us.