Single-family homes · Seattle, WA
One house, one tenant, one door that is either paying or not. Management from 8% of collected rent, built around the math of a single home in Seattle: placement speed, tenant tenure, and the sale at the end.
In short
RexMont manages single-family homes in Seattle for 8%, 9% or 10% of collected rent by plan, one month's rent for placement and 50%–75% of a month on renewals, with six written guarantees. At a typical $3,200 Seattle house, a vacant week costs $738; our 30-Day Leasing Guarantee puts $1,600 of the placement fee behind the price we recommend, and if the tenant we place leaves inside 12 months the next placement is $0. Licensed WA brokerage, so the same team lists the house when you sell. Seattle property management has the full service; the fee math is on property management cost in Seattle.
Updated · Adriano Tori, Designated Broker
Page author
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.
Single-family property management in Seattle costs 8%–10% of collected rent with RexMont plus one month's rent for placement: on a $3,200 house that is $256–$320 a month and $6,272–$7,040 in a year with a new tenant. I'm Adriano Tori, Designated Broker of RexMont Real Estate. Most management companies are built for buildings and treat a house as a small building. It is not. The $3,200 example is the Ballard house rent our Seattle property management page uses; Seattle 3–4-bedroom houses rent for $3,000–$5,500, with Queen Anne, Ballard and Green Lake reaching $4,500–$6,500. As a check, the NWMLS replica RexMont maintains showed a median asking rent of $4,445 across the 30 active 3–4-bedroom house rentals in Seattle on October 15, 2026. This page is the one-door math, what is different about a single house, and how the fee is built around it.
RexMont Rent Read
Your monthly rent range in seconds, next to what the home would sell for today and the rent-vs-sell math. Estimate, not an appraisal.
Estimate, not an appraisal. Rents from RexMont’s licensed NWMLS data and licensed rental comps; the full read with the comps goes by email.
A vacant week costs
$738
$3,200 × 12 ÷ 52. Three extra weeks on market is $2,215, most of a year's management fee.
30-Day Leasing Guarantee
$1,600 back
Rent-ready, listed at our recommended price and not leased in 30 days: the $3,200 placement fee drops by 50%.
12-Month Tenant Guarantee
$0 re-placement
If the tenant we placed breaks the lease or is evicted for nonpayment inside 12 months, the next placement is free, a $3,200 fee you never pay.
Year one, all in
$6,272–$7,040
8%–10% management plus one month's placement on $38,400 gross; a no-turnover year is $3,072–$3,840.
Guarantee terms, including the rent-ready and pricing conditions, are on the guarantee terms page. Pet damage beyond the deposit is covered to $1,000 per tenancy on pets we approve; eviction-coordination fees are waived on a nonpayment eviction inside 12 months; cancel on 30 days' notice after the nine-month initial term, no penalty.
A 20-unit building at 95% occupancy is still paying its mortgage. One house is either rented or it is not. Pricing in week one, photography, and showing speed matter more for a single door than for any other asset type, which is why our placement fee carries a 30-day guarantee.
Single-family tenants stay longer (three to five years is common for a house near good schools) and treat the home as theirs. Screening for stability and keeping the relationship cordial is worth more than squeezing the last $50 of rent.
No shared roof, boiler or on-site staff. A furnace, a roof, a sewer line and a yard are the owner's, and a manager with a vetted vendor bench and 24/7 coordination is the difference between a $250 repair and a $2,500 one.
Most single-family landlords sell to an owner-occupant, often inside the Section 121 window (two of the last five years as your residence). A manager who also lists homes can time the notice, the tenant's move-out and the listing so the house sells vacant and staged, not occupied and discounted.
A Seattle house carries more rules than a house in any other Washington city, and most of them bind at the one moment a single-family owner meets them for the first time: the lease-up. Rental Registration and Inspection Ordinance (RRIO) registration before the first tenant, the first-in-time rule on applications, the Fair Chance Housing limits on criminal screening, the deposit and move-in fee cap at one month's rent (SMC 7.24.035), and 180 days' written notice for any rent increase (SMC 7.24.030). A building owner meets these once a year across twenty units; a house owner meets them once every three to five years and cannot afford to get them wrong.
The Seattle single-family tenant is usually a household choosing a neighborhood and a school, not a unit: Ballard, Wallingford, Green Lake, West Seattle and Columbia City houses draw families and dual-income professionals who stay three to five years when the home is kept up. That tenure is the return on a careful placement, which is why our placement fee carries the 30-day guarantee and the 12-month replacement guarantee rather than a discount.
Seattle's 2026 market is renter-favorable, with vacancy near 6.7%–7.2% and asking rents flat to slightly down year over year. A house priced in week one at the market, photographed properly and shown within a day of each inquiry leases in weeks; a house priced $200 high sits, and every vacant week costs the owner the full rent with nothing to offset it.
The notice periods, registration and deposit rules that apply to a Seattle house, with section numbers, are on Seattle landlord laws.
Many Seattle townhomes and some newer houses sit inside a homeowners association with rental caps, lease-term minimums (often 12 months), tenant registration with the board, and move-in rules. We read the CC&Rs and the rules before listing, confirm the rental cap has room, file the tenant registration, and put the HOA's rules in the lease so a violation is the tenant's problem to cure, not yours to absorb.
A detached accessory dwelling unit (DADU) or a basement ADU on the same lot is one more door, one more RRIO unit, and one more set of first-in-time obligations. We manage the main house and the ADU as one account with one statement, and price them as two leases.
Yard, gutters, roof, sewer line and furnace are the owner's on a single-family home. The lease assigns routine yard care and gutter clearing to the tenant where Seattle practice allows it, and the maintenance plan schedules the furnace service, sewer scope and roof check on a calendar so a $250 service call does not turn into a $2,500 emergency.
Related services
Your property management team
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
Certain conditions apply. Full guarantee terms.
FAQ
RexMont manages Seattle single-family homes for 8% (Essential), 9% (Professional) or 10% (Platinum Concierge) of collected rent, one month's rent for a new placement and 50%–75% of a month on renewals. On a $3,200 Seattle house that is $256–$320 a month and $6,272–$7,040 in a year with a new tenant; a year with no turnover is $3,072–$3,840. The Seattle market runs 8%–12% plus 50%–100% of a month for placement.
At $3,200 a month, $738 a week ($3,200 × 12 ÷ 52). Three extra weeks on market is about $2,215, most of a year's management fee at 8%, which is why pricing and showing speed in week one matter more for one house than for any other rental. RexMont's 30-Day Leasing Guarantee cuts the placement fee by 50%, $1,600 on that house, if a rent-ready home listed at our recommended price is not leased in 30 days.
If a tenant RexMont placed and screened breaks the lease or is evicted for nonpayment inside the first 12 months, the replacement placement is $0: on a $3,200 house that is a $3,200 fee you never pay. Eviction-coordination fees on a nonpayment eviction inside 12 months are waived too. Terms are on the guarantee terms page.
Yes. Every residential rental in Seattle city limits, including a single-family house, must be registered under the Rental Registration and Inspection Ordinance before it is rented, renewed on the city's schedule, and inspected when the city selects it. The registration, the first-in-time screening file, the one-month deposit cap and the 180-day rent-increase notice are handled inside the management fee.
Yes, and that is the point of a brokerage managing the home. RexMont is a licensed Washington brokerage (Adriano Tori, WA Lic. #27660), so the team holding the lease, the tenant file and the condition reports also runs the listing, times the notice and the move-out so the house sells vacant and staged, and advises on the Section 121 window (two of the last five years as your residence) before it closes.
Start here
Address, bedrooms and your timing. You get a rent recommendation from current Seattle house rentals, the written fee quote on the schedule above, and the renew-or-sell view for the year ahead.
