Redmond property management
Redmond property management, built for the Microsoft renter economy.
Tenant placement, lease compliance, rent collection, maintenance, owner reporting — in the Eastside city where 57% of households rent. And when it's time to sell the asset, the same team handles the listing.
Why Redmond landlords pick RexMont
- Published pricing: 8%–10%. Plus one month's rent placement — the fee schedule is on this site, not behind a form.
- 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 — relocating tenants recognize the brand.
- Relocation-tenant fluency. Offer-letter verification, corporate timelines, and 2 Line station premiums priced correctly.
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.
Redmond property management costs 8%–10% of monthly rent with RexMont, single-family rents run $3,400 to $5,500+, and the 2026 arrival of cross-lake light rail plus a 50,000-badge Microsoft campus makes Redmond the deepest tenant pool on the Eastside — 57% of the city rents. I'm Adriano Tori, Designated Broker of RexMont Real Estate — Seattle and the Eastside's most-reviewed brokerage. Redmond rewards landlords who price to the tenant pool actually in front of them: relocating engineers with offer letters, families targeting Lake Washington schools, and — new since March 2026 — commuters who treat anything near a 2 Line station as transit-premium housing. This page covers how we run Redmond rentals end to end.
The Redmond rental market in 2026
Three demand engines, one school district. Microsoft's Redmond campus anchors everything — relocations, interns, contractors, and the vendor ecosystem around it — with Nintendo of America and SpaceX's Starlink operation adding depth. The 2 Line changed the geography in 2026: Downtown Redmond and Marymoor Village stations opened in 2025, and cross-lake service to Bellevue and Seattle started in March 2026. Homes and condos within a walk of Overlake's Redmond Technology station or the downtown terminus now carry a durable transit premium. Behind it all, the Lake Washington School District keeps family demand for Education Hill and Redmond Ridge homes steady on the school-year calendar.
Typical 2026 monthly rents by segment:
- Single-family homes (3–4BR): $3,400–$5,500; newer Education Hill and Redmond Ridge stock at the top of the range
- One-bedroom apartments and condos: $2,270–$2,340
- Two-bedroom apartments and condos: $2,850–$2,970
- Townhomes: $3,300–$4,300
Apartment rents are flat to slightly down on new downtown supply while detached single-family holds firm — Redmond runs roughly 9% below Bellevue on comparable units, which keeps spillover demand constant. With 57% of households renting, turnover marketing here is about speed and screening quality, not finding demand.
Compliance in Redmond: the 2026 changes
The statewide layer applies everywhere we manage: Washington's 2026 rent cap of 9.683% on covered tenancies under HB 1217, no increases in a tenancy's first 12 months, 90-day notices on the state form, 14-day pay-or-vacate under RCW 59.18.057, deposits in a disclosed trust account with 30-day itemized returns, source-of-income protections, and just-cause rules. We run these as workflow on every lease — under a rent cap, a skipped annual increase can never be recovered, so disciplined repricing is now part of protecting your asset.
Redmond's city layer tightened this year on the short-term side: the updated code effective January 1, 2026 requires STR operators to carry a $153/year city business license, remit transient room tax, meet owner-occupancy requirements (185+ days/year) in certain residential settings, and post in-unit safety information. Investor owners eyeing nightly rates should run the numbers on a furnished 30+ day mid-term rental instead — Microsoft relocations arrive on exactly that timeline, the STR rules don't apply, and the gross typically lands 1.2x–1.5x an unfurnished lease. We manage long-term, mid-term, and compliant short-term — and we'll show you all three numbers for your property before you pick.
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 — with HR-confirmed offer letters standing in for pay history on fresh relocations, a Redmond-specific necessity — two past-landlord references, eviction search, and background within Washington-permitted scope. Maintenance runs 24/7 through a vetted Eastside 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 math: tenant quality, market-rent delta against the cap, and cap rate against a current brokerage-side valuation. Light-rail-era appreciation has compressed many Redmond cap rates below 4% — for some owners the highest-return move is a renewal, for others it's a sale or 1031 exchange. Because RexMont is the property manager and the brokerage, you get one answer from one team with one data set — not a referral.
Coverage
Redmond property management coverage
RexMont manages rental property across every Redmond submarket, from the 2 Line corridor to Redmond Ridge. Each has a distinct tenant pool and rent range — see how we segment.
Downtown Redmond, WA
ZIP: 98052
Schools: Lake Washington SD
Newest apartment stock at the 2 Line terminus; top 1–2BR pricing
Overlake, WA
ZIP: 98052
Schools: Lake Washington SD
Microsoft's front door; Redmond Technology station; deep tech-renter pool
Education Hill, WA
ZIP: 98052
Schools: Lake Washington SD
Classic family SFH rentals $3,800–$5,000; school-driven demand
Redmond Ridge, WA
ZIP: 98053
Schools: Lake Washington SD
Newer 3–4BR homes + townhomes $3,500–$4,800
Grass Lawn / Idylwood, WA
ZIP: 98052
Schools: Lake Washington SD
Quiet mid-range SFH; SR-520 access both directions
Sammamish Valley / North Redmond, WA
ZIPs: 98052 · 98053
Schools: Lake Washington SD
Mixed acreage and newer plats; premium for updated homes
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 Redmond account.
- Paid-on-Performance Guarantee
- 30-Day Leasing Guarantee
- 12-Month Tenant Guarantee
- Eviction Fee Guarantee
- Pet Damage Guarantee
- Cancel-Anytime Guarantee
FAQ
Redmond property management — frequently asked questions
What does Redmond property management cost?
RexMont's Redmond 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 $3,900/month Education Hill house that's roughly $312–$390/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 Redmond rent look like in 2026?
Redmond single-family homes (3–4BR) typically rent for $3,400–$5,500 — the 3BR average sits near $3,900, with newer Education Hill and Redmond Ridge stock reaching $4,500–$5,500+. One-bedroom apartments run $2,270–$2,340, two-bedrooms $2,850–$2,970, and townhomes $3,300–$4,300. Redmond runs about 9% below Bellevue on comparable units, and 57% of Redmond households rent — the highest renter share on the Eastside.
Who rents in Redmond?
Microsoft is the market: 50,000+ badges on the Redmond campus, plus Nintendo of America and SpaceX's Starlink facility. Relocating engineers and their families rent for one to three years before buying, interns and contractors churn through apartments, and the 2 Line light rail — Downtown Redmond and Marymoor Village stations opened in 2025, with cross-lake service to Bellevue and Seattle since March 2026 — has widened the tenant pool for anything within walking distance of a station.
Do I need a license to rent out property in Redmond?
Long-term rentals require standard city business licensing when operating as a business. Short-term rentals got stricter in 2026: Redmond's updated code (effective January 1, 2026) requires a city business license at $153/year plus transient room tax, owner-occupancy at least 185 days per year in certain residential settings, in-unit safety postings, and January renewals. For most investor-owned Redmond homes, a long-term lease or a furnished 30+ day mid-term rental for Microsoft relocations is the cleaner, higher-certainty strategy — and we manage both.
What happens if a Redmond tenant doesn't pay rent?
Day 1: courtesy reminder and late fee per the lease and RCW 59.18.170. Day 5–7: 14-day pay-or-vacate notice per RCW 59.18.057. If unresolved, we coordinate the unlawful-detainer filing with experienced Washington landlord-tenant counsel and keep the owner updated at each step. In practice, our screening standards make this rare — Redmond's tenant pool is among the strongest-credit in the state.
Can RexMont sell my Redmond 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 — with light-rail-era appreciation working in your favor. PM-only companies refer you out to a broker at exit; we are the broker.
Start here
Tell us about your Redmond rental.
Address, unit type, current tenant status, and current rent if any. RexMont replies with a Redmond-specific scope and fee proposal, plus next steps to take over management.