2026 fee guide · Sammamish, WA
How much does property management cost in Sammamish?
Every fee a Sammamish landlord pays, worked out at a real Sammamish single-family rent, with the market ranges by fee model and RexMont's own published rates side by side.
In short
RexMont's property management price in Sammamish: a $600 leasing fee plus 7% of rent collected ($200 monthly minimum, waived while vacant). On a $4,700 Sammamish house that is $329 a month and $4,548 in year one with a new placement, $3,948 in a year with no turnover. The Sammamish market range, not RexMont's price: 8%–12% of monthly rent for full service plus a tenant placement fee of 50%–100% of one month's rent. Owners who only want a tenant placed pay 75% of one month's rent, $3,525 on this house. Six written guarantees, every fee in the agreement before signature. Sammamish 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 1,215 five-star Google reviews.
RexMont charges $600 leasing fee plus a 7% monthly management fee ($200 monthly minimum, waived when vacant). On a $4,700/month Sammamish single-family home, that is $329 a month, $4,548 in year one with a new placement and $3,948 in a year with no turnover. The market range, not RexMont's price: 8%–12% of monthly rent for full service, a Washington average of about 9.4%, plus a tenant placement fee of 50%–100% of one month's rent. I'm Adriano Tori, Designated Broker of RexMont Real Estate. The numbers on this page use the $4,700 monthly rent our Sammamish property management page uses as the Sammamish single-family median for a typical 3–4-bedroom Plateau home (3–4-bedroom Sammamish houses rent for $3,800–$6,000+, with executive homes at the top of the range). As a check, the NWMLS replica RexMont maintains showed a median asking rent of $4,820 across the 7 active 3–4-bedroom house rentals in Sammamish on November 2, 2026; the calculator takes any rent you type. Much of Sammamish's single-family rental stock sits under homeowner associations whose CC&Rs can set a minimum lease term, require the tenancy to be registered with the association or cap the number of rented homes, so the leasing side of the fee, a lease written to the covenants and the registration filed on time, carries more of the value here than in a city without that layer.
RexMont Rent Read
How much rent can your Sammamish house get?
Request your Rent Read and see your home’s rent range from RexMont’s NWMLS rental data. Grisel Castro, our Property Manager, confirms the number and what renting versus selling looks like at a consultation meeting.
Fee calculator
Your Sammamish management cost
Type the rent. The monthly fee, the leasing fee, the first-year total and the Leasing-Only fee update in place, on RexMont's published schedule, with nothing to submit.
Starts at a typical Sammamish single-family rent. Type your own.
- Monthly management fee
- $329
- Leasing fee
- $600
- First-year total
- $4,548
- Leasing-Only Service
- $3,525
7% of $4,700 rent collected, $200 monthly minimum, $0 when vacant
One time, per new tenant
$3,948 management + $600 leasing = 8.1% of $56,400 gross
75%of one month's rent, tenant finding and placement only
RexMont's published schedule: $600 leasing fee plus a 7% monthly management fee on rent collected ($200 monthly minimum, fee waived when vacant). Leasing-Only Service: 75%of one month's rent. Every fee is in the agreement before signature. Get the exact written quote.
The worked example: a $4,700 Sammamish house
$4,700 a month is $56,400 a year in gross rent. Here is what RexMont charges on it, with a new tenant placed in year one and a year where the same tenant simply stays, plus the Leasing-Only Service for owners who self-manage after move-in. These are RexMont's own fees at an example rent, not a rent estimate for your home.
| Service | Monthly fee | Leasing fee | Year one | No-turnover year |
|---|---|---|---|---|
| Full Property Management (7%) | $329 | $600 | $4,548 (8.1% of gross) | $3,948 |
| Leasing-Only Service (75% of one month) | None (you self-manage) | $3,525 | $3,525 | $0 |
The management fee applies only to rent collected, with a $200 monthly minimum: 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 leasing fee drops by 50%, or $300. If the tenant we placed leaves inside 12 months, the replacement placement is $0.
What the fee includes, line by line
The leasing fee buys the lease-up (A–H). The monthly management fee buys the year (9–18). Nothing on either list is billed separately, and there is no onboarding fee.
Leasing services A–H (both services)
- Strategic rental price analysis and market positioning
- Comprehensive marketing and professional listings cross-promoted on major rental platforms
- Showings and tour coordination with prospective tenants
- Weekly lead and marketing performance activity updates
- Thorough tenant screening (credit, criminal background, employment, and rental history verification)
- State-compliant lease agreement preparation and execution
- Collection and accounting of move-in funds and security deposits
- Detailed move-in walkthrough inspection and signed condition report
Management services 9–18 (Full Property Management)
- 24/7 Owner Portal access
- Dedicated Tenant Portal for online payments and requests
- Monthly rent collection and disbursement
- Complete maintenance dispatch and vendor coordination
- 24/7 emergency response service
- Quarterly tenant check-ins and preventative maintenance guidance
- Monthly cash flow statements and annual tax reporting
- Ongoing tenant relations, communications, and dispute resolution
- Lease expiration administration and statutory notice delivery in accordance with Washington state laws
- Move-out inspections and security deposit disposition handling
Fee models in the Sammamish market, compared
Sammamish 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, not RexMont's price | 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. | $600 leasing fee plus 7% of rent collected ($200 monthly minimum); fee waived when vacant; no renewal 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 leasing 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. | The Leasing-Only Service is 75% of one month's rent, one time, with services A–H; 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. Each range below is the market range, not RexMont's price; RexMont's price is a $600 leasing fee plus 7% of rent collected, with a $200 monthly minimum waived while the home is vacant.
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 Sammamish 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 $4,700 Sammamish 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.
Sammamish rent-increase notice: Sammamish has no local rent-increase notice ordinance, so the state rule applies: 90 days' written notice before any rent increase takes effect, on the state form (RCW 59.18.140, as amended by HB 1217 in 2025; RCW 59.18.720). Washington's 2026 rent cap of 9.683% (10% for 2027) 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 Sammamish 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 with a lower rate and 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 Sammamish 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
Sammamish property management fees — frequently asked questions
How much does property management cost in Sammamish, WA?
$329 a month on a $4,700 Sammamish house. RexMont's rate is a $600 leasing fee plus 7% of rent collected (a $200 monthly minimum, waived when the home is vacant), in writing before you sign. Owners who only want a tenant placed pay 75% of one month's rent ($3,525) through the Leasing-Only Service. The Sammamish market range, not RexMont's price: full-service management 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, which on a $4,700 house is $376–$564 a month and $2,350–$4,700 for placement.
What does the first year cost on a $4,700 Sammamish rental?
With RexMont: $4,548 (12 × $329 plus the $600 leasing fee), which is 8.1% of $56,400 in gross rent. A year where the same tenant stays costs $3,948, with no renewal fee. Leasing-Only is $3,525 one time. Always compare managers on the two-year number.
How much notice does a Sammamish landlord have to give for a rent increase?
Sammamish has no local landlord-tenant ordinance, so Washington's statewide rule applies: 90 days' written notice before any increase takes effect (RCW 59.18.140, as amended by HB 1217 in 2025), served on the state form in RCW 59.18.720, with no increase in the first 12 months of a tenancy. The 2026 statewide cap of 9.683% (10% for 2027, per Commerce) applies to covered tenancies; a home whose first certificate of occupancy is 12 or fewer years old is exempt, which is common on the Plateau's newer streets, and the exemption is stated on the notice. Issaquah, Kirkland and Redmond add longer local notice tiers, so an owner with homes in more than one Eastside city should not assume one rule.
Does a Plateau HOA change the cost?
Not the fee, but the work inside it. Much of Sammamish sits under homeowner associations whose recorded CC&Rs can set a minimum lease term, bar stays under 30 days, require the tenant to be registered with the association or cap the number of rented homes, and the association enforces them against the owner whatever the city code says. RexMont reads the CC&Rs and the association's rental rules before pricing the home, writes the lease to them, attaches the rules to the lease and registers the tenant inside the association's deadline as part of the leasing fee, with no HOA surcharge. A manager who skips that layer is cheaper until the first violation letter reaches you.
Do I need a Sammamish business licence or rental registration to rent out my house?
A licence endorsement, yes; a registration, no. Renting or leasing real property in the city is engaging in business under SMC 5.05.020(4)(c), and the city's business FAQ sets the threshold: under $4,000 a year in gross revenue from activity inside city limits needs no Sammamish endorsement, above it does. Rent on one house passes $4,000 in the first month, so the endorsement ($15 original, $15 renewal) is added to the Washington state business licence through the Business Licensing Service before the lease is signed. Sammamish has no rental registration or inspection program and no per-unit fee.
What hidden fees should a Sammamish owner watch for?
Market ranges, not RexMont's price: 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, HOA coordination surcharges, 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, vacancy or HOA fee, and runs month-to-month after the first nine months with 30 days' notice and no penalty.
Start here
Get your Sammamish rental analysis.
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 Sammamish comparables, so you see the net, not just the fee. Grisel Castro, RexMont's property manager of record, prepares it. The Leasing-Only Service is 75%of one month's rent if you would rather self-manage.
For landlords
RexMont Property Management
Grisel Castro, Property Manager · Adriano Tori, Designated Broker