Work at Gateway Village

This Master Planned Healthy Lifestyle Community has been designed to include a healthy place to WORK.  With a vision beginning with Cigna, the first of many large companies making Gateway Village their new home, we now have approximately 4,000 employees working daily inside Gateway Village.


Texoma Medical Center

Texoma Medical Center (TMC) is an acute care hospital with a medical staff of more than 200 physicians. The main campus is located in Denison, Texas, approximately one hour north of the Dallas/Fort Worth metroplex and just south of the Texas/Oklahoma border, directly across from Gateway Village. “With our emphasis on quality care and services, we have seen significant growth. We are committed to continually seeking out opportunities to meet emerging and future needs of the community. As the health needs in Texoma grow, you can count on TMC to continue to shape the future of healthcare in our region,” said Ron Seal, Chief Executive Officer at Texoma Medical Center.”


At HeyDay, we’re serious about FUN! We are pleased to bring this sense of fun to Denison/Sherman, TX!

Since 2007, HeyDay been the number one entertainment stop for Norman, OK and the surrounding area. In 2014, HeyDay underwent it’s first expansion, more than tripling our flagship location’s size by adding more entertainment options than ever before! A few years later in 2017, HeyDay opened a second location in Bricktown-Oklahoma City and in November 2019 our first out of state location opened in Denison, TX!

Urban Air

If you’re looking for the best year-round indoor amusements in the Texoma area, Urban Air Trampoline and Adventure park will be the perfect place. With new adventures behind every corner, we are the ultimate indoor playground for your entire family. Take your kids’ birthday party to the next level or spend a day of fun with the family and you’ll see why we’re more than just a trampoline park.

Urban Air Trampoline Park has been voted BEST Gym In American for Kids by Shape Magazine, BEST Place To Take Energetic Kids and BEST Trampoline Parks.

Hilton Garden Inn

The Hilton Garden Inn Denison provides travelers with award-winning service, inviting social spaces including 25,000 sq. ft. of flexible meeting space including ballroom seating up to 1000 with large pre-function space, two boardrooms, and four additional meeting rooms. The 120-room Hilton Garden Inn offers fine dining in the restaurant managed by James Montgomery, of Gateway Hospitality Group, in addition to a swimming pool, massive outdoor fireplace, and lounge.

Woodlands Place

Woodlands place is the newest member of the Gateway Village Family of Partners and has been serving the community of Denison in the Fall of 2015. Woodlands Place offers individualized comprehensive rehabilitation and restorative programs as well as long-term care. Woodlands Place Rehabilitation Suites is a 133 Skilled Bed Facility with 24 Hour Skilled Nursing Care offering the most advanced Physical Medicine for its patients. With Private and Semi-Private Accommodations, Short Term Physical Rehabilitation, Physical, Occupational, and Speech Therapy can be incorporated into a Long-Term Care plan. Hospice and Respite Care as well as Lab services and a Pharmacy are also offered.

Texoma Health Foundation

THF is the community’s heart of philanthropy. We work to connect all different types of donors and funds with our area’s needs to establish a better community for today and tomorrow. In addition, THF serves as the Texoma Region’s only public Foundation serving Grayson, Fannin, Bryan and Marshall Counties. Since its founding, the Foundation has grown in size and scope; adding new endowments and funds while strategically evaluating the priorities of healthcare philanthropy. We are dedicated to improving the health of residents in Texoma. From a child receiving counseling in their home in Durant, Oklahoma, to a nursing student studying for an upcoming exam that will lead to graduation in Denison, Texas. We are focused on being catalysts of change.


Reba’s Ranch House

Reba’s Ranch House is a hospitality house made possible as a result of a dream and a long history of commitment by Reba McEntire. The House has opened its doors to those in need for over twenty years, providing a home away from home for family members who need to be by the side of a loved one while in an area hospital. The House is unique in that there are very few facilities across the nation that offer a place for families regardless of age or circumstances. The House has served as a home away from home for over 34,000 families of hospital patients in the Texoma area. The House provides a comfortable and safe haven to guests who have found refuge through its doors in times of crisis.

Allison Pools

With over 30 years of experience, Allison Landscape & Pool Company has designed and constructed hundreds of residential and commercial projects in Texoma. They have built everything from simple traditional play pools to advanced commercial pools. No matter the size of the project, their team will work with you to build your dream backyard. Allison Pools is honored to be a member of the Master Pools Guild, a preeminent network of the finest pool builders in the world. Allison Landscape & Pool Company is the preferred landscape professional and pool builder for Gateway Village.

CJ’s Coffee + Lettuce Indulge

Recently Voted The Best of Texoma, this Locally Owned and Operated Coffee Café has chosen Gateway Village its second location – coming soon. Currently, the CJ’s Express – the Indie Coffee Truck – is serving up Craft Beverages of a different kind. They roast their own Coffee Beans to create the literal local flavor in Espresso drinks – hot, iced and frozen blended drinks. Power Smoothies and Fruit Smoothies with or without caffeine are also available. Download the CJ’s App to locate them inside Gateway Village, order via the app and have it ready when you pull up. Give them a call at 903.327.8984.


Cigna is a global health service company dedicated to helping people improve their health, well-being and sense of security. Today, Cigna continues to innovate, expand and grow globally. Our dedication to the people we serve and protect has grown with each milestone in Cigna history. We innovate to offer you the guidance, tools and information to help make health a fun and interesting part of your everyday life.

Simmons Bank

Simmons Bank proudly calls Gateway Village home to one of its full service locations. They are here for you with innovative financial services that simplify your life, and we offer advanced technology that makes banking easy. You can expect exceptional customer service plus convenience to match your busy lifestyle. With their convenient location at Gateway Village, where you live and work, you have big city banking with hometown connection.

Gateway Village

Gateway Village

For nearly two decades, Covenant Development has been thoughtfully planning an investment in this North Texas Region.  Observing the needs of the ever-changing Greater Texoma Area, one thing never changes.  This Region is driven by State of the Art Health Care.  A healthier place for people to call home creates the space for those people and visitors of Gateway Village to engage in a lifestyle that encourages and provides healthy options for all ages, stages, generations and stations.

Gateway Nail Lounge




Texoma Medical Center (“TMC”), an award-winning, acute care hospital, offers quality healthcare services to the surrounding North Texas and Southern Oklahoma region. The hospital proudly offers 326 beds and employs more than 3,500 staff members; inclusive of 400+ active, courtesy- and consulting-physicians; as well as over 120 volunteers. Advanced resources, such as certified trauma care, support TMC’s role as a regional specialty center.

The hospital provides specialization in the following: Robotic surgery, orthopedics, stroke care, bariatric surgery, emergency medicine, rehabilitation, cardiology, neurosurgery, and more. TMC is accredited by The Joint Commission and is consistently voted the Best Medical Facility in the Herald Democrat’s “Best of Texoma” poll by its readers.

A new, four-story patient tower and expanded emergency department were recently completed as part of a $50 million expansion project. The expansion also included advances in the intensive care unit and NICU (the only one of its kind in the region), and in the number of beds dedicated to women’s services.


Located at the northeast corner of South U.S. Highway 75 and FM 691 in Denison, Texas, Texoma Medical Plaza conveniently serves the Sherman-Denison area, Grayson County, and neighboring communities of north Texas and southern Oklahoma. Denison, Grayson County, is approximately 75 miles north of the DFW Metroplex and 10 miles south of the Oklahoma border.

Executive Summary

Texoma Medical Plaza II features a three-story, 75,000 square foot, Class-A medical office building located in Denison, Texas. Phase II is a development by Madison Marquette in collaboration with Universal Health Realty Income Trust, taking shape on the campus of Texoma Medical Center (“TMC”) and the fully occupied Texoma Medical Plaza Phase I.

Texoma Medical Plaza Phase II offers the finest institutional-quality, first-class medical office experience for both tenants and their patients in the Sherman-Denison community and surrounding Texoma area. For patients, the building provides easy access with a close-in parking area for convenient entrance. Physician tenants can appreciate their occupancy and networking opportunities alongside many of the area’s top physicians; all in a high-quality, on-campus setting with superior interior finish and commercial-grade construction.

Offering full-service building management and maintenance, Phase II will showcase how careful planning and consideration of tenancy creates a successful medical office development. The on-campus, high profile location will foster significant community interest and referral patterns, as evidenced by the success of the existing, fully-leased 120,000 square foot Phase I building.

GSR Andrade Architects, a recognized leader in medical architecture, whose work includes many of the recently developed medical office buildings in North Texas, is responsible for the design of Phase II. Their experience in designing medical office developments makes them uniquely qualified in the complex characteristics and demanding technical requirements inherent in medical facilities, while still focusing on a patient-friendly, welcoming environment, resulting in a state-of-the- art medical office building which is economical, efficient, inviting and functional.

Phase II is being developed by the national real estate firm of Madison Marquette which has a depth and breadth of expertise in ground up medical construction. Its experience is inclusive of acute care hospitals, outpatient facilities, build- to-suits, freestanding emergency departments, and other major commercial projects. Madison Marquette, which merged operations with PMRG in June 2018, developed the 120,000 square foot Phase I medical office building in 2009, quickly reaching 100% occupancy. Madison Marquette’s national platform provides development, leasing, and management services to a diverse portfolio of 330 assets in 24 states and manages an investment portfolio valued at over $6 billion.

Building Highlights

• PHASE II: On-campus,Class-A,institutionalqualitymedicalofficebuilding


• BUILDING SIZE: Approximately 75,000 squarefeet

• STATUS: Under construction and delivering early 2020


FIRST FLOOR: Approximately 25,000 square feet. Can accommodate Suites ranging from 2,000 to 25,000 square feet.

SECOND FLOOR: Approximately 25,000 square feet. Can accommodate Suites ranging from 2,000 to 25,000 square feet.

THIRD FLOOR: Leased to Texoma Medical Center’s ultra-modern Ambulatory Surgery Center bringing cutting-edge, advanced technology to all aspects of outpatient surgical procedures.

Site Plan







Floor Plans

Ground Floor

2nd Floor

3rd Floor




Detail Information

Ground Floor

2nd Floor

25,000 sf

25,000 sf

• Space is in shell condition, ready to accept tenant improvement

• Experienced project management team to oversee all aspects of design/ build process

25,000 SF
• Suites ranging from 2,000 to 25,000 square feet

3rd Floor 25,000 sf

• Pre-leased to Texoma Medical Center’s Ambulatory Surgery Center

Lease Economics



Lease Rate

5 years

$50.00 per RSF

 $22.50 NNN
7 years

$55.00 per RSF

$22.50 NNN

10 years

$62.50 per RSF

$22.50 NNN


The following information is provided to assist prospective tenants in understanding Commercial Real Estate lingo, since many brokers use different terminology for explaining the same issues involved in a lease. Quite often a small difference has a big impact on the out-of-pocket expense or the rent. As your Healthcare Advisory Group, we help you compare “apples to apples” when considering a lease opportunity.


NET LEASE: A lease in which there is a provision for the tenant to pay, in addition to rent, certain costs associated with the operation of the property. These costs may include property taxes, insurance, repairs, utilities and maintenance. There are also double net (“NN”) and triple net (“NNN”) leases. The difference between the three is the degree to which the tenant is responsible for operating costs.

TRIPLE NET (“NNN”) LEASE: A lease in which the tenant pays, in addition to rent, certain costs associated with a leased property; this would include all expenses such as property taxes, insurance premiums, repairs, utilities and maintenance.

GROSS LEASE: A lease in which the tenant pays a flat sum for rent out of which the landlord pays all expenses such as taxes, insurance, maintenance, utilities, etc. This may or may not include electricity. Also known as “Gross Lease Net of E” if it does not include electricity.

STRAIGHT LEASE: A lease specifying a fixed amount of rent that is to be paid during the entire term of the lease, usually in monthly installments. Alsoknownas“FlatLease.”

Rent & Expenses

FULL SERVICE RENT: All-inclusive rental rate that includes operating expenses and real estate taxes for the first year. The tenant is still responsible for any increase in operating expenses over the base year from which all tenants benefit (i.e. snow removal, outdoor lighting, amount. Alsoknownas“GrossLease.”

BASE RENT: A set amount used as a minimum rent in a lease with provisions for increasing the rent over the term of the lease to account for the “time value of money.”

BASE YEAR: Actual taxes and operating expenses for a specified base year, most often the year in which the lease commences. Once the base year expenses are known, the lease becomes a “Dollar Stop” lease.

DOLLAR STOP: An agreed dollar amount of taxes and operating expenses (expressed for the building as a whole or on a square foot basis) over which the tenant will pay their prorated share of increases. May be applied to specific expenses. Also known as “Expense Stop.”

OPERATING EXPENSES: The actual costs associated with operating a property such as maintenance, repairs, management, utilities, taxes and insurance. The landlord’s definition of operating expenses is likely to be quite broad, covering most aspects of operating the building.

VARIABLE EXPENSES: Costs, such as janitorial, that may vary within a building’s occupancy and by decisions made in the management of the building. Also known as “Controllable Expenses.”

FIXED EXPENSES: Operating costs that usually do not change as a result of occupancy; such as property taxes, insurance and some forms of building maintenance.

PASS-THROUGHS: Refers to the tenant’s pro rata share of operating expenses (i.e. taxes, utilities, repairs) paid in addition to the base rent.

COMMON AREA MAINTENANCE (“CAM”): This is the amount of additional rent charged to the tenant, in addition to the base rent, to maintain the common areas of the property shared by the tenants and from which all tenants benefit (i.e. snow removal, outdoor lighting, parking lot sweeping, insurance, property taxes, etc.) This usually does not include any capital improvements made to the property.


NET RENTABLE AREA: The floor area of a building that remains after the square footage represented by vertical penetrations, such as elevator shafts, has been deducted. Common areas and mechanical rooms are included but no deductions are made for necessary columns and projections of the building. This is the useable area within your defined space plus your pro rata share of common area.

USABLE SQUARE FOOTAGE: The area contained within the demising walls of one’s space that will physically be utilized by the tenant.

RENTABLE SQUARE FOOTAGE: Equal to the usable square footage plus the tenant’s pro rata share of the building common areas, such as lobbies, public corridors and restrooms.

COMMON AREA FACTOR: Represents the percentage of net rentable square feet devoted to the building’s common areas (lobbies, rest rooms, corridors, etc.) This factor can be computed for an entire building or a single floor of a building. It is calculated by dividing the rentable square footage by the usable square footage. Also referred to as “Load Factor” or “Add-on Factor.”

SHELL SPACE: The interior condition of the usable square footage when it is without improvements or finishes. The term most commonly refers to the condition of the usable square footage after completion of the building’s outer-shell construction but prior to the build out of the tenant’s space. Shell construction typically denotes the floor, windows, walls and roof of an enclosed premises and may include some HVAC, electrical or plumbing improvements, but not demising walls or interior space partitioning. In a new multi-tenant building, the common area improvements, such as lobbies, restrooms and exit corridors may also be included in the shell construction. Also known as “Cold, Dark Shell” if there is no HVAC or electrical wiring to the space.

SECOND GENERATION SPACE: Interior space that has been previously built-out for another tenant.

TENANT IMPROVEMENT (“TI”) ALLOWANCE: Defines the fixed amount of money contributed by the landlord towards the construction of the improvements associated with one’s premises. The tenant pays any of the costs that exceed this amount.

PARKING RATIO: The intent of this ratio is to provide a uniform method of expressing the amount of parking that is available at a given building. Dividing the total rentable square footage of a building by the building’s total number of parking spaces provides the amount of rentable square feet per each individual parking space (expressed as 1 per XXX). Dividing 1000 by the previous result provides the ratio of parking spaces available per each 1000 rentable square feet. Also known as X per 1000 or X:1000.


CAPITALIZATION RATE: This percentage relates to the value of an income producing property to its future income, expressed as net operating income divided by a purchase price. This percentage represents the yield an investor would make based upon the property’s future value. Also known as “Cap Rate.”

NET OPERATING INCOME (“NOI”): Income from a property after operating expenses have been deducted, but before deducting income taxes and financing expenses. The formula is: NOI = Gross Income – Operating Expenses.

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Gateway Village

For leasing information, contact:

Pam Perkins

Community Partners