Clyde Hill, Medina, Hunts Point & Yarrow Point Property Management

RexMont's management fee is 7% of monthly rent collected, with a $600 leasing fee, a $200 monthly minimum, and no management fee while the home is vacant. On a $9,000-a-month Clyde Hill house that is $630 a month, or $8,160 in the first year including the leasing fee. Owners who only want tenant finding and placement and plan to self-manage can choose the Leasing-Only Service at 75% of one month's rent ($6,750 at that rent). Every fee is shown in writing before you sign, and the same schedule applies in Medina, Hunts Point, Yarrow Point and Beaux Arts Village.

Clyde Hill, Medina, Hunts Point, Yarrow Point and Beaux Arts Village all sit inside the Bellevue School District, which is one of the reasons households relocating to the Eastside search these five towns by name. In practice it sets the leasing calendar: inquiries build from March, most leases start between June and August, and a home that lists in the autumn leases to the relocation market rather than the school-calendar market. We time the listing, the pricing and the lease end date around that calendar so the next turnover lands in the strong season.

Yes. Executive relocations are the largest tenant pool on the Gold Coast, and many want a defined term while they buy or finish an assignment. Washington has no minimum lease term, and a 3-, 6- or 12-month lease is still a residential tenancy under RCW 59.18: the same deposit rules, the same notice rules, the same 2026 rent cap. We write the term the owner wants, price shorter terms at a premium for the extra turnover, and set the end date so the home comes back on the market in the spring or summer leasing window.

For 2026, the Department of Commerce set the maximum increase on a covered tenancy at 9.683% (RCW 59.18.700). On a $9,000-a-month lease the largest lawful increase is $871 a month, to $9,871. No increase is allowed in the first 12 months of a tenancy, and any increase needs 90 days' written notice on the state form. At Gold Coast rents the dollar amounts are large, so we set the opening rent carefully: a home leased $500 under market in year one cannot catch up in year two.

On the Gold Coast the owner usually does, and the lease says so. A Medina or Hunts Point waterfront home carries landscaping, dock and bulkhead care, irrigation, pool or spa service and sometimes a boat lift, and an owner who hands those to a tenant inherits the condition the tenant leaves. Our standard lease keeps the owner's own vendors on the grounds and the systems, prices that service into the rent, and leaves the tenant responsible for the interior and for ordinary care. We schedule and pay those vendors from the rent account so the owner sees one statement.

Yes. Beaux Arts Village is a 300-resident town on the Lake Washington shore south of Enatai whose waterfront and beach are held by the Western Academy of Beaux Arts, the community association every lot belongs to; its rules travel with the property, so we read them before a lease is written. Hunts Point is a 500-resident peninsula with no active NWMLS rental most months, which is why the rentals block on this page falls back to West Bellevue when the four towns have nothing listed.

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, with the off-market channels Clyde Hill, Medina and Hunts Point sellers often prefer. PM-only companies refer you out to a broker at exit; we are the broker.