2026 fee guide · Kirkland, WA
How much does property management cost in Kirkland?
Every fee a Kirkland landlord pays, worked out at a real Kirkland single-family rent, with the market ranges by fee model and RexMont's own published rates side by side.
In short
Property management in Kirkland costs 8%–12% of monthly rent for full service plus a tenant placement fee of 50%–100% of one month's rent. On a $4,100 Kirkland house that is about $8,036–$9,020 in year one with a new placement and $3,936–$4,920 in a year with no turnover. RexMont's rates: a flat 8%, 9% or 10% of collected rent by plan, one month's rent for placement, 50%–75% of a month for renewals, no vacancy fee, six written guarantees, every fee in the agreement before signature. Kirkland property management covers what the fee buys; the calculator below gives your number.
Updated · Adriano Tori, Designated Broker
Page author
Adriano Tori
Founder & Designated Broker — 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 1,242 five-star Google reviews.
Property management in Kirkland costs 8%–12% of monthly rent for full service, the Washington average is about 9.4%, plus a tenant placement fee of 50%–100% of one month's rent. On a $4,100/month Kirkland single-family home, expect roughly $8,036–$9,020 in year one with a new placement and $5,986–$7,995 in a renewal year. I'm Adriano Tori, Designated Broker of RexMont Real Estate. The numbers on this page use the $4,100 monthly rent our Kirkland property management page uses for a typical 3–4-bedroom single-family home (Kirkland houses rent for $3,400–$5,500, Finn Hill at the low end and Central Houghton above $5,000). As a check, the NWMLS replica RexMont maintains showed a median asking rent of $5,450 across the 15 active 3–4-bedroom house rentals in Kirkland on October 15, 2026; the calculator takes any rent you type. Kirkland rents differ by nearly $2,000 a month between neighborhoods, so the same percentage buys very different service dollars in Finn Hill and in Houghton; price the house, then compare the fee.
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Estimate, not an appraisal. Rents from RexMont’s licensed NWMLS data and licensed rental comps; the full read with the comps goes by email.
Fee calculator
Your Kirkland management cost, by plan
Type the rent, pick the plan. The monthly fee, the placement fee, the first-year total and the renewal range update in place, on RexMont's published schedule, with nothing to submit.
Starts at a typical Kirkland single-family rent. Type your own.
Flat rate by plan, in writing before you sign. No vacancy fee.
- Monthly fee
- $369
- Placement fee
- $4,100
- First-year total
- $8,528
- Renewal fee
- $2,050–$3,075
9% × $4,100, only on rent collected
One month's rent, one time, per new tenant
$4,428 management + $4,100 placement = 17.3% of $49,200 gross
50%–75% of one month when the tenant stays
Renewal year: $6,478–$7,503 (management plus the renewal fee).
Year with no turnover: $4,428, 9% of gross.
30-day leasing guarantee: not leased in 30 days at our recommended price, the placement fee drops by $2,050.
RexMont's published schedule: 8% Essential, 9% Professional, 10% Platinum Concierge of rent collected; one month's rent for a new placement; 50%–75% of one month for a renewal; no setup, vacancy or markup surprises — every fee is in the agreement before signature. Get the exact written quote.
The worked example: a $4,100 Kirkland house
$4,100 a month is $49,200 a year in gross rent. Here is what each RexMont plan costs on it, with a new tenant placed in year one, a renewal in year two, and a year where the same tenant simply stays.
| Plan | Monthly fee | Placement (one month) | Year one | Renewal year (50%–75%) | No-turnover year |
|---|---|---|---|---|---|
| Essential · 8% | $328 | $4,100 | $8,036 (16.3% of gross) | $5,986–$7,011 | $3,936 |
| Professional · 9% | $369 | $4,100 | $8,528 (17.3% of gross) | $6,478–$7,503 | $4,428 |
| Platinum Concierge · 10% | $410 | $4,100 | $9,020 (18.3% of gross) | $6,970–$7,995 | $4,920 |
Management fees apply only to rent collected: a vacant month costs us our fee, not you a vacancy charge. If the home is rent-ready, listed at our recommended price and not leased in 30 days, the placement fee drops by $2,050. If the tenant we placed leaves inside 12 months, the replacement placement is $0.
Fee models in the Kirkland market, compared
Kirkland owners meet four pricing models. The ranges are what managers in the Seattle and Eastside market publish or owners report; no two firms bundle the same things, so the two-year total is the number to compare.
| Model | Market range | Who it fits | RexMont |
|---|---|---|---|
| Percentage of rent (full service) | 8%–12% of rent collected (Washington average about 9.4%); placement 50%–100% of one month; renewal $195–$500 or 25%–40% of a month | Owners who want the manager's income tied to the rent level and to the unit staying occupied. The standard for single-family homes. | 8% / 9% / 10% by plan; one month's rent placement; 50%–75% renewal; no vacancy fee |
| Flat monthly fee | $129–$250 per month regardless of rent; leasing billed separately at $500–$1,500 or 50% of a month; inspections, renewals and maintenance coordination often à la carte | Cheapest on paper for a high-rent house, but the manager earns the same whether the home rents for $4,000 or $4,800 and whether it sits empty or not. | Not offered. The percentage is the incentive. |
| Performance-based / zero leasing fee | No placement fee, but a higher monthly rate (10%–12%) or a premium tier; some add $20–$30 per month protection plans | Reads as free leasing; over two years the extra 1–3 points on the monthly fee usually exceed one month's rent. | Our version is the 30-Day Leasing Guarantee: not leased in 30 days at our price, the placement fee drops by 50%. |
| Lease-only (tenant placement) | 50%–100% of one month's rent, one time; flat-dollar offers around $1,500; the owner self-manages after move-in | Local, hands-on owners who want the screening and the lease done right and will take the maintenance calls themselves. | One month's rent, one time (Seattle and the Eastside); switch to full management any time with a signature. |
Market ranges compiled from published Seattle and Eastside fee schedules and industry fee research as of October 2026. Confirm every number in writing with any manager you interview, including us.
The hidden-fee checklist
None of these is unfair when it is disclosed. Undisclosed is what makes a fee hidden. Hand this list to every manager you interview and ask for each line in writing.
Account setup / onboarding
$200–$400 per unit
Lease renewal
$195–$500, or 25%–40% of a month
Maintenance markup
10%–15% on vendor invoices, often undisclosed
Inspection fees
$75–$150 per visit at some firms
Vacancy fee
A monthly charge while the home sits empty
Early-termination penalty
One to three months of fees, or the rest of the term
Eviction coordination
$300–$600 plus attorney and court costs
Marketing / photo fees
$150–$400 per lease-up at some firms
Statement or technology fee
$5–$25 per month per unit
RexMont's answer to every line: the management agreement lists each fee before you sign, there is no setup fee, no vacancy fee, maintenance coordination terms are stated up front, and the Fair Exit Guarantee means month-to-month after the first nine months with 30 days' notice and no termination penalty.
What moves your Kirkland quote up or down
Managers price risk and effort. Your fee lands at the low end of the range when the home is newer or well-maintained, the rent is high (percentage fees scale with rent, so managers compete harder for a $4,100 Kirkland house than for a studio), it sits inside a dense coverage area, and you bring more than one door. It lands at the high end with deferred maintenance, lower rents, or a history of difficult tenancies.
Kirkland rent-increase notice: Kirkland requires 120 days' written notice for a rent increase above 3% and 180 days for an increase above 10%; smaller increases follow the state's 90 days (Kirkland Municipal Code Chapter 7.75, Ordinance O-4810, with RCW 59.18.140). Washington's 2026 rent cap of 9.683% applies to covered tenancies under HB 1217, which makes a documented, correctly noticed increase every year worth more than the fee that executes it. The full rules, with the section numbers, are on Kirkland landlord laws.
The single best negotiating lever an owner has is the two-year total. A manager quoting 8% with a full-month placement fee, a $400 setup fee, a 40% renewal fee and a 15% maintenance markup routinely costs more over two years than a manager quoting 10% with everything included. Make every firm fill in the same tables above.
Related services
See what the fee actually buys
Your property management team
The people managing your rental.
Grisel Castro
Property Manager · WA Lic. #137529
Leads leasing, pricing, renewals, and owner strategy
Real people, not a call center. Adriano Tori, Designated Broker (WA Lic. #27660), is accountable for every account.
In writing, in the management agreement
Six written guarantees on every Kirkland account.
- Paid-on-Performance Guarantee
- 30-Day Leasing Guarantee
- 12-Month Tenant Guarantee
- Eviction Fee Guarantee
- Pet Damage Guarantee
- Fair Exit Guarantee
Certain conditions apply. Full guarantee terms.
FAQ
Kirkland property management fees — frequently asked questions
How much does property management cost in Kirkland?
Full-service property management in Kirkland runs 8%–12% of monthly rent collected (the Washington average is about 9.4%) plus a tenant placement fee of 50%–100% of one month's rent. On a $4,100 Kirkland house that is $328–$492 a month in management fees and $2,050–$4,100 for placement. RexMont's rate is a flat 8% (Essential), 9% (Professional) or 10% (Platinum Concierge) of collected rent, one month's rent for placement, and 50%–75% of a month on renewals.
What does the first year cost on a $4,100 Kirkland rental?
With RexMont: $8,036 at 8% (12 × $328 plus a $4,100 placement), $8,528 at 9%, or $9,020 at 10%, which is 16%–18% of $49,200 in gross rent. A renewal year runs $5,986–$7,995 depending on plan and the 50%–75% renewal fee, and a year where the same tenant stays with no renewal costs $3,936–$4,920.
How much notice does a Kirkland landlord have to give for a rent increase?
Kirkland's tenant-protection ordinance (Kirkland Municipal Code Chapter 7.75, Ordinance O-4810) requires 120 days' written notice for a rent increase of more than 3% and 180 days for an increase of more than 10%; smaller increases follow Washington's 90-day rule under RCW 59.18.140. The 2026 statewide cap of 9.683% applies to covered tenancies. A manager who calendars the notice correctly is worth the fee on this line alone, because a defective notice resets the clock.
Are Kirkland move-in costs capped?
Yes. Kirkland caps move-in fees and deposits (excluding last month's rent) at one month's rent and lets tenants pay them in installments, under the same Chapter 7.75 ordinance. That changes the cash a new tenant brings on day one and the deposit available at move-out, which is one reason RexMont's Pet Damage Guarantee covers approved pets to $1,000 beyond the deposit.
Is a flat-fee manager cheaper for a Kirkland house?
Often on paper: flat-fee services run $129–$250 a month regardless of rent. On a $4,100 house the gap narrows fast once leasing ($500–$1,500 or 50% of a month), renewals and inspections are billed separately, and the flat-fee manager has no stake in whether the home rents for $3,900 or $4,300 or sits vacant. For most Kirkland single-family owners the percentage model's incentives are worth the difference.
What hidden fees should a Kirkland owner watch for?
Setup or onboarding fees ($200–$400), lease renewal fees ($195–$500 or 25%–40% of a month), maintenance markups of 10%–15% on vendor invoices, inspection fees, vacancy fees charged while the home is empty, early-termination penalties, eviction coordination fees and per-statement technology fees. Get the full schedule in writing before signing. RexMont lists every fee in the management agreement, charges no setup or vacancy fee, and runs month-to-month after the first nine months with 30 days' notice and no penalty.
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Get your exact Kirkland number.
Address and unit type is all we need. You get a written quote on the exact fee schedule above plus a rent recommendation from current Kirkland comparables, so you see the net, not just the fee.