----- North Austin, TX · MoPac Corridor

Medical & Professional Office Space in North Austin

North Austin’s medical and professional office market runs along the North MoPac corridor — anchored by St. David’s North Austin Medical Center and minutes from The Domain. Brian Novy has represented buyers, sellers, and tenants along this corridor for over 40 years, including his current listing on Shoal Creek Blvd.

----- The North Austin Market

A Corridor Built Around MoPac

North Austin’s medical office market has a clear spine: North MoPac Expressway, running from the Allandale and Northwest Hills neighborhoods up through Parmer Lane and The Domain. At the center of it sits St. David’s North Austin Medical Center, a full-service hospital at Parmer Lane and MoPac that’s operated since 1995 and today houses a Level III NICU through the St. David’s Women’s Center of Texas, the Texas Institute for Robotic Surgery, and a kidney transplant center. Ascension Seton Northwest sits roughly two miles away, adding a second hospital anchor to the corridor.

That density of specialty care is exactly what drives steady demand for medical office and second-generation medical condo space up and down MoPac — physicians want proximity to hospital referral networks, and patients want convenience. Further north, The Domain has developed into one of Austin’s primary Class A office and mixed-use hubs, pulling in a different tenant mix of professional services and corporate users. A practice or business looking at North Austin is really choosing a specific stretch of this corridor, and the right stretch depends on whether the priority is hospital proximity or Domain-area visibility and amenities.

192,600+

Population Within 3 Miles

$132,454

Avg. Household Income, 3-Mile Radius

188,258 VPD

Daily Traffic on MoPac Expy

2 Hospital Systems

St. David’s North Austin & Ascension Seton Northwest

----- Representation in North Austin

What We Help With Along the MoPac Corridor

The same full-service representation Brian provides across Central Texas, applied to North Austin’s specific mix of hospital-adjacent medical tenants and Domain-area professional users.

----- Market Intelligence

North Austin Medical & Office Real Estate, By the Numbers

If you're weighing a lease, purchase, or ground-up project along the MoPac corridor, these are the fundamentals that actually drive the decision. Austin's medical office sector is behaving very differently from the general office market right now — and the gap is the whole story.

Metric	Austin Medical Office	Austin General Office	What It Means Here
Vacancy	10.8%	17.5%–22.4%	Medical space is roughly twice as tight as general office. Well-located MoPac medical suites don't sit long.
Avg. Asking Rent	$38.13/SF (+1.5% YoY)	~$31.56/SF, flat	Medical landlords have held pricing power even as general office rents stalled.
Avg. Sale Price	$513/SF	Varies widely by class	Owner-occupant demand from physicians keeps per-SF pricing firm on small MOB product.
Cap Rates	~6.0%	8%–9%+ on distressed CBD product	Investors accept lower yields on medical because tenancy is sticky and defensive.
Under Construction	~33,600 SF metro-wide	~1.78M SF	Almost no new medical supply is coming. Existing second-generation space holds its value.

Medical office figures: CoStar data via Matthews Q4 2025 Austin Medical Office Report. General office figures: ECR / Colliers Q1 2026 Austin Office Reports (vacancy ranges reflect different tracking bases). Figures are metro-wide; corridor-specific comps available on request — call (512) 750-5587.

If You're Leasing Space Here

Expect a premium over general office — and a reason for it. Metro medical asking rents average $38/SF against roughly $28–$42/SF for suburban Class B general office. Hospital-adjacent suites near St. David's North Austin command the top of that range because referral proximity is worth real revenue to a practice.

Second-generation medical space is the value play. With only ~33,600 SF under construction metro-wide, buildings with existing plumbing runs, exam-room layouts, and med-gas infrastructure save $80–$150+/SF in tenant improvements versus converting cold shell — often the difference between a workable deal and a dead one for a de novo practice.

Most MoPac corridor deals are NNN. Budget for base rent plus taxes, insurance, and CAM — and negotiate expense caps and exclusions before signing, not after the first reconciliation.

If You're Buying or Investing

The anchor is getting stronger, not weaker. St. David's HealthCare has been executing a $953M system-wide expansion, including a $33.8M, 80-bed behavioral health hospital on the North Austin Medical Center campus at Parmer & MoPac, following a $121M Women's Center renovation. Hospital capital investment of that scale is the single best forward indicator for surrounding medical office demand.

Cap rates near 6% reflect real defensiveness. Healthcare tenants sign longer terms, invest heavily in their build-outs, and rarely relocate — which is why medical product trades at a meaningful premium to general office in the same submarket.

Small freestanding buildings are the corridor's scarce asset. Owner-occupant physicians and dentists compete for sub-5,000 SF product with signage and MoPac visibility, and much of it trades off-market through broker networks before it's ever listed.

If You're Building or Repositioning

Austin abolished parking minimums in November 2023 — the largest U.S. city to do so. Code no longer dictates your parking count, but medical users still expect roughly 5 spaces per 1,000 SF, so parking is now a market and lender negotiation rather than a zoning checkbox. That shift changes the math on tight infill sites along the corridor.

Know which side of MoPac you're on. East of MoPac around The Domain, the North Burnet/Gateway Regulating Plan governs — a form-based code written for dense, mixed-use redevelopment. West of MoPac, conventional zoning districts apply. Same corridor, very different entitlement paths.

Transit is compounding land value near The Domain. The 66-acre, $3B Uptown ATX development broke construction on the North Burnet/Uptown MetroRail station in late 2025 (opening targeted for 2027), joining the McKalla station at Q2 Stadium — two new Red Line stops reshaping the north end of the corridor.

Sources: Matthews Q4 2025 Austin Medical Office Market Report (CoStar); ECR & Colliers Q1 2026 Austin Office Market Reports; St. David's HealthCare expansion announcements; City of Austin Ordinance C20-2023-010 (parking requirements); City of Austin North Burnet/Gateway Regulating Plan; CapMetro / Brandywine Realty Trust (Uptown ATX & North Burnet/Uptown Station). Market data updated January 2026.

----- Currently Available

Featured North Austin / Mopac Listings

PLANNED MIXED-USE MULTIFAMILY DEVELOPMENT

For Development, For Sale

9318 and 9400 Metric Boulevard

Austin, TX

78758

Sale Price: $12,800,000

MESA OAKS - FOR SALE / LEASE - BLDG 1

For Lease, For Sale

5920 W William Cannon Dr, Ste 150

Austin, TX

78749

3698 square feet

$25.00 PSF plus NNN

Sale Price: $1,423,730

MEDICAL / OFFICE SPACE AVAILABLE

For Lease, For Sale

8105 Shoal Creek Blvd

Austin, TX

78757

3388 square feet

$20.00 PSF Annually Plus NNN

Sale Price: $2,600,000 (TCAD)

----- North Austin FAQs

Common Questions About North Austin Commercial Real Estate

Brian draws on 40+ years of Central Texas deal experience to answer the questions buyers, sellers, and tenants ask most. Have a question that isn’t here?

Please Call (512) 750-5587.

What makes North Austin a strong location for medical office space?

North Austin’s medical office market runs along the North MoPac Expressway corridor, anchored by St. David’s North Austin Medical Center at Parmer Lane and MoPac — a full-service hospital operating since 1995 with a Level III NICU, a robotic surgery institute, and a kidney transplant center. Ascension Seton Northwest sits about two miles away. That density of specialty care drives steady demand for nearby medical office and second-generation medical condo space from physicians who want proximity to hospital referral networks.

How does proximity to The Domain affect office space in North Austin?

The Domain has become one of Austin’s primary mixed-use retail, dining, and Class A office hubs, and it draws a different tenant profile than the hospital-adjacent medical corridor a few miles south — more professional services, financial, and corporate tenants who value walkability and amenities. A North Austin location gives a practice or business access to both dynamics depending on exactly where along the corridor it sits.

What kind of demographics can a North Austin medical or professional practice expect?

Trade-area data pulled for a recent Novy Company listing near Shoal Creek Blvd and MoPac showed a population of roughly 192,600 within 3 miles and average household income around $132,000 — well above the metro average. Exact numbers shift depending on where along the corridor a property sits, but this stretch of North Austin skews toward established, higher-income residential neighborhoods.

Does The Novy Company have current listings in North Austin?

Yes — availability changes regularly. Brian currently represents a freestanding medical/office building for sale or lease at 8105 Shoal Creek Blvd, and many opportunities in this corridor move through his network before they’re publicly listed.

What do medical office cap rates and sale prices look like in Austin right now?

As of Q4 2025 (CoStar data via Matthews), Austin medical office buildings traded at an average of $513 per square foot with cap rates around 6.0% — a meaningful premium to general office, where distressed downtown product has pushed toward 8–9%+ yields. Investors accept the lower yield because healthcare tenancy is defensive: practices sign longer terms, invest heavily in their build-outs, and rarely relocate. Along the MoPac corridor, small freestanding buildings under 5,000 SF are the most competitive segment, driven by owner-occupant physicians and dentists — and much of that product trades through broker networks before it’s publicly listed.

How did Austin's 2023 parking code change affect medical office development?

In November 2023, Austin became the largest U.S. city to eliminate minimum parking requirements for new development. For medical office, the practical effect is that parking count moved from a zoning checkbox to a market negotiation: code no longer dictates a ratio, but medical tenants and their lenders still expect roughly 5 spaces per 1,000 SF because patient turnover demands it. That shift matters most on tight infill sites along MoPac, where land once consumed by code-mandated parking can now go toward building area — provided the parking the tenant actually needs is still delivered. Note that properties governed by older PUD agreements may still carry their original parking requirements.

Tenant & Buyer Representation

Working exclusively for the practice or business, never the landlord.

Market & Property Analysis

Comparative property analysis specific to the MoPac corridor.

Site Selection & Negotiation

Weighing hospital proximity against Domain-area visibility.

Owner & Seller Representation

Marketing and qualified-tenant sourcing for North Austin owners.

Investment Sales

Acquisition and disposition of commercial income properties.

New Development Consulting

Guidance for practices building or expanding along the corridor.

Have a North Austin Mopac Commercial Property in Mind?

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