Email Joel 
Download vCard
About Joel
Attorney | Health Care Real Estate Strategist | Co-Service Line Organizer, Real Estate
Joel Swider is a trusted advisor to hospital systems nationwide, known for delivering strategic, client-first solutions in commercial real estate, construction, development and property tax matters. With a deep understanding of the health care landscape and a commitment to maximizing client value, Joel helps hospitals navigate complex transactions with confidence and clarity.
His practice includes:
- Structuring alternative financing mechanisms, including off-balance-sheet options like credit-tenant leases and nonprofit foundation models.
- Leading ground-up development projects—from campus planning to negotiating GMP and design-build contracts.
- Securing long-term control of hospital campuses through ground leases and REIT-led solutions.
- Unlocking capital through sale-leasebacks and portfolio optimization strategies.
- Obtaining and defending property tax exemptions across multiple states.
- Ensuring compliance with Stark Law and Anti-Kickback Statute in real estate transactions.
- Managing large leasing portfolios to reduce risk and enhance tenant satisfaction.
- Advising on high-value portfolio transactions, defending key negotiation points to protect client interests.
Representative Experience:
- Lead counsel in a $360M sale-leaseback of 20 medical office buildings for a North Carolina health system.
- Secured property tax exemptions for 20+ properties across four states in 2024.
- Oversees a team managing 200+ lease documents annually for two health system clients.
- Negotiated design and construction agreements for new hospitals in Alaska, Indiana and Maryland, ranging from $80M to over $100M, plus many other ground-up MOB and ASC developments.
- Structured ground lease agreements in Illinois, Florida, North Carolina and Indiana.
- Seller's counsel for a large, nonprofit health system in the sale and ground lease transaction on a newly constructed hospital campus in Florida.
- Lead counsel for an ophthalmology group practice in sale to a private equity-backed enterprise. Granted the owners an interest in the buyer’s MSO and buyers employed all providers.
Joel co-leads the firm’s Real Estate Service Line and oversees Hall Render Title Support Services, which supports residential real estate closings. He also co-authors the Weekly Hospital Real Estate Briefing and hosts the Health Care Real Estate Advisor podcast, where he interviews industry leaders and shares insights on emerging trends.
A frequent speaker and writer on health care real estate, Joel brings a national perspective and a collaborative approach to every engagement. Before entering private practice, he served in the White House as Agency Coordinator in the Office of Presidential Correspondence.
Outside of work, Joel enjoys audiobooks and podcasts about company founders, playing tennis and pickleball, and spending time with his wife and sons in Indianapolis.
