King County
Property management in Bellevue, for a flat $109 a month.
Bellevue is where Palace has managed property the traditional way for years — the office is on 112th Ave SE. Going virtual removed the storefront overhead, not the local knowledge.
What's different about managing in Bellevue
Bellevue is a straightforward city to own a rental in. It has never adopted the layer of extra local requirements that Seattle has, so what applies to your property here is largely what applies across the wider county — which makes it materially simpler to manage. The one thing that catches owners out is holding property on both sides of the lake and assuming the two are governed the same way. They are not, and we manage each to its own rules.
Requirements change, and keeping current with them for your specific property is part of what the fee covers — not something you need to follow yourself. Everything we handle is listed in full, along with how the model works.
What we manage in Bellevue
Bellevue rentals split cleanly into two markets that behave very differently. Downtown and the Wilburton corridor are dense condo and apartment stock with a tenant base drawn heavily from the Eastside tech employers, which means high-quality applicants and comparatively high turnover as people relocate. East of 148th — Lake Hills, Crossroads, Eastgate, Somerset — is mid-century single-family stock, much of it owned by long-term investors and families who moved out rather than sold. The second group is most of what we manage: a good house, a stable tenant, and an owner who does not want a percentage of the rent leaving every month.
Neighborhoods we manage in
- Downtown Bellevue
- Crossroads
- Factoria
- Lake Hills
- Somerset
- Bridle Trails
- Eastgate
- Newport Hills
- Wilburton
- West Bellevue
Why remote management works in Bellevue
Bellevue is where the argument is easiest to test, because it is where Palace has an office. Nothing about managing a Bellevue tenancy got worse when the storefront closed. Rent still arrives, notices are still served correctly, and vendors still attend — the difference is that the overhead attached to a leased office is no longer inside the fee. For an owner, the practical result is a flat $109 rather than eight to ten percent of the rent on a house that rents well above the county median.
$109 per unit, per month to manage. Flat.
Not a percentage of your rent, so it does not rise when your rent does. No markup on vendor invoices and no charge for talking to us. The fee pauses while a unit is vacant. Two things sit outside it, both flat and both only when they happen: $499to place a tenant, $299 to draft a renewal.
Bellevue landlord questions
Do you manage condos and townhomes in downtown Bellevue?
Yes. Condos come with an extra party — the HOA — and that is genuinely part of the work: correspondence, rule changes that affect your tenant, move-in and move-out scheduling through the building. We handle that stream and only escalate to you when a decision is actually yours to make.
You have a Bellevue office. Can I come in?
The address on 112th Ave SE is a real one and it is where the business is registered, but we are not staffing a front desk for walk-ins any more — that is precisely the overhead the flat fee removed. In practice you will get more of our attention on the phone than you ever would in a waiting room, and you will be speaking to one of the two people who own the company.
Do you run showings or screen tenants in Bellevue?
We screen; we do not show. Marketing the unit and standing in it with a prospect stay with you or an agent of your choosing, in Bellevue as everywhere else. Everything after that is ours — the online application, background, credit and eviction history checks, pet and assistance animal screening, the Washington lease and its addendums, and the tenancy from there. That is our tenant placement package at $499, a flat one-off charged only when a unit turns over rather than a slice of the rent. It is worth talking to us before you have an applicant, so the lease is drafted the way we would want to manage it.
I own in both Bellevue and Seattle. Can you manage both?
Yes, and this is a common enough situation that it is worth flagging what makes it awkward. The two cities do not ask the same things of a landlord, and the most frequent mistake we see is an owner applying the simpler Bellevue approach to a Seattle property. Each is managed to its own requirements, at $109 per unit either way.
We also manage nearby
Managing a rental in Bellevue?
Tell us the address and the current rent. We'll send back what Palace would charge, what a percentage-based manager would charge, and the difference over five years. No obligation, no sales call unless you ask for one.