Bothell property management
Bothell property management, on both sides of the county line.
Tenant placement, lease compliance, rent collection, maintenance, owner reporting — for the biotech, university, and commuter tenant pools that make Bothell the steadiest-cash-flow market on the Eastside. And when it's time to sell, the same team handles the listing.
Why Bothell landlords pick RexMont
- Published pricing: 8%–10%. Plus one month's rent placement — in writing before you sign.
- Dual-county competence. King and Snohomish sides managed correctly — right courthouse, right county processes, first time.
- Designated broker on every account. Adriano Tori, WA Lic. #27660 — accountable on lease, maintenance, and eventual sale.
- 1,241 five-star Google reviews. The Eastside's most-reviewed brokerage — tenants trust the brand, which fills units faster.
Page author
Adriano Tori
Designated Broker, Founder & CEO — RexMont Real Estate · WA Lic. #27660
Adriano leads RexMont Real Estate — the most-reviewed real estate brokerage in Seattle and the Eastside. 1,200+ closed transactions, $1B+ in production, and 1,241 five-star Google reviews.
Bothell property management costs 8%–10% of monthly rent with RexMont, single-family rents run $2,900 to $4,200, and the city's edge is stability: biotech payrolls at Canyon Park, 11,000 students and staff at UW Bothell, and dual-county commuter demand produce steady leasing without the volatility of the urban cores. I'm Adriano Tori, Designated Broker of RexMont Real Estate — Seattle and the Eastside's most-reviewed brokerage. Bothell is where Eastside cash flow actually pencils: the most accessible single-family price point of the core cities, reliable tenant pools, and a county-line quirk that trips up self-managers and out-of-area PM firms alike. This page covers the market, the rules on both sides of the line, and how our integrated brokerage + management model works here.
The Bothell rental market in 2026
Bothell's tenant demand is unusually diversified for a suburb. The Canyon Park biotech corridor — Pfizer's Seagen operation, Philips, AGC Biologics, and the lab ecosystem around them — supplies career professionals on multi-year stints. UW Bothell and Cascadia College anchor a student, faculty, and staff pool of over 11,000 that re-leases on an annual academic rhythm. And the I-405 spine (with Stride bus rapid transit coming) makes Bothell the practical middle point for households splitting commutes between Seattle and the Eastside.
Typical 2026 monthly rents by segment:
- Single-family homes (3–4BR): $2,900–$4,200; newer North Creek and Westhill homes above $4,000
- One-bedroom apartments and condos: $1,850–$2,200
- Two-bedroom apartments and condos: $2,340–$2,760
- Townhomes: $2,700–$3,600
The 2026 story is stability, not spikes: rents roughly flat year-over-year, moderate inventory, and a market that leases well-priced units efficiently while overpriced ones sit. For investors, that profile — lower entry price, dependable tenant pools, Northshore School District pull — is why Bothell consistently produces the best rent-to-price ratios of the cities we manage.
Two counties, one city — and why it matters to your lease
Bothell straddles the King–Snohomish county line, and the side your property sits on determines which superior court hears an eviction, which county recording and assistance programs apply, and how certain local processes run. State law is identical on both sides — RCW 59.18, the 2026 rent cap of 9.683% on covered tenancies under HB 1217, the first-12-month increase freeze, 90-day notice on the state form, 14-day pay-or-vacate under RCW 59.18.057, trust-account deposit handling with 30-day itemized returns, and source-of-income protections. We run the state stack as documented workflow and the county layer by address, so nothing gets filed in the wrong courthouse or served on the wrong timeline.
On short-term rentals, Bothell is one of the lighter-touch cities: no municipal STR ordinance as of 2026, so Washington's statewide framework (RCW 64.37) governs — state registration, safety disclosures, liability insurance, lodging taxes — plus whatever your HOA says, which is usually the real constraint. Our honest read: Bothell's nightly-rate demand is thin compared to Seattle's tourist core, and a furnished 30+ day rental aimed at traveling biotech and healthcare professionals — or a standard long-term lease — nets better for most owners with a fraction of the turnover cost. We manage all three models and will show you your property's numbers side by side.
Placement, maintenance, reporting — and the annual exit check
Screening runs the same documented pipeline on every applicant: credit pull targeting 680+, income at 3x rent, direct employer verification, two past-landlord references, eviction search, and background within Washington-permitted scope — applied identically whether the applicant is a Seagen scientist, a UW Bothell lecturer, or a dual-commuter household. Maintenance runs 24/7 through a vetted Northend trade network with photo-documented work orders and owner-approval thresholds. Monthly statements and tax-preparer-ready year-end packets close the loop.
Once a year we run the renew-vs-relist-vs-sell analysis: tenant quality, market-rent delta, and cap rate against a current brokerage-side valuation. Bothell's strong rent-to-price ratio means holding often wins here longer than in the premium cities — and when the math flips, the same team runs the sale or 1031 exchange with your full property history in hand.
Coverage
Bothell property management coverage
RexMont manages rental property across both the King and Snohomish County sides of Bothell. Each submarket has a distinct tenant pool and rent range — see how we segment.
Canyon Park, WA
ZIP: 98021
Schools: Northshore SD
Biotech corridor; strong 2BR + townhome demand from lab workforce
North Creek, WA
ZIP: 98012
Schools: Northshore SD
Premium newer construction; top of the Bothell SFH range
Downtown Bothell, WA
ZIP: 98011
Schools: Northshore SD
Newer mixed-use apartments; UW Bothell walkability premium
Maywood / Beckstrom Hill, WA
ZIP: 98011
Schools: Northshore SD
Established, more affordable SFH rentals
Westhill, WA
ZIP: 98011
Schools: Northshore SD
Premium established pocket per 2026 market data
Brickyard / Queensgate, WA
ZIPs: 98011 · 98034
Schools: Northshore SD
Value pocket on the Kirkland border; I-405 commuter base
Related services
When the rental phase ends, the same team handles what's next.
In writing, in the management agreement
Six written guarantees on every Bothell account.
- Paid-on-Performance Guarantee
- 30-Day Leasing Guarantee
- 12-Month Tenant Guarantee
- Eviction Fee Guarantee
- Pet Damage Guarantee
- Cancel-Anytime Guarantee
FAQ
Bothell property management — frequently asked questions
What does Bothell property management cost?
RexMont's Bothell management fee runs 8%–10% of monthly rent collected, plus a tenant-placement fee of one month's rent (50%–75% for renewals). On a $3,000/month Bothell house that's roughly $240–$300/month plus the lease-up fee in turnover years. We quote each property individually and show the full year-1 and year-2 fee math before you sign.
What does Bothell rent look like in 2026?
Bothell single-family homes (3–4BR) typically rent for $2,900–$4,200 — the most accessible SFH price point of the core Eastside cities — with newer North Creek and Westhill homes pushing past $4,000. One-bedroom apartments run $1,850–$2,200, two-bedrooms $2,340–$2,760, and townhomes $2,700–$3,600. Rents are roughly flat year-over-year: a stability market, not a growth-spike market, which rewards low vacancy and long tenancies.
Who rents in Bothell?
Three durable pools: the Canyon Park biotech corridor (Pfizer/Seagen, Philips, AGC Biologics and the ecosystem around them), UW Bothell and Cascadia College — the largest UW branch campus with roughly 11,000 students plus faculty and staff — and dual-county commuters working both Seattle and the Eastside via I-405. Student and university-staff demand gives downtown and Maywood rentals a reliable annual leasing rhythm most suburbs don't have.
My Bothell property is in Snohomish County — does that change anything?
Yes, and it's a detail self-managing owners miss: Bothell straddles King and Snohomish counties, and the county line changes which superior court hears an unlawful detainer, which recording office and county programs apply, and some local assistance and mediation processes. State law (RCW 59.18, the 2026 rent cap, deposit rules) is identical on both sides. We manage on both sides of the line and file in the right courthouse the first time.
Can I run my Bothell house as a short-term rental?
Bothell has no city-specific STR ordinance as of 2026, so Washington's state framework (RCW 64.37) is the rulebook: state business registration, consumer-safety requirements, liability insurance, and lodging taxes. That's more open than Kirkland or Bellevue — but check your HOA first, and run the math honestly: Bothell's nightly-rate demand is thinner than Seattle's tourist core, and for most properties a long-term lease or a furnished 30+ day rental for traveling biotech and healthcare professionals nets better with far less volatility. We'll show you both numbers.
Can RexMont sell my Bothell rental when I'm ready?
Yes. When you're ready to sell or 1031-exchange, the same team that holds your maintenance ledger, tenant history, and condition documentation runs the listing. PM-only companies refer you out to a broker at exit; we are the broker.
Start here
Tell us about your Bothell rental.
Address (we'll confirm which county), unit type, current tenant status, and current rent if any. RexMont replies with a Bothell-specific scope and fee proposal, plus next steps to take over management.