King County
Property management in Federal Way, for a flat $109 a month.
A large share of Federal Way rentals belong to owners who live nowhere near them. The traditional model priced that distance into a percentage; this one does not.
What's different about managing in Federal Way
Federal Way is a straightforward city to own a rental in, governed by the same wider county framework as its neighbors. What is distinctive is how many owners here are remote — out of the county, out of the state, sometimes out of the country. That shapes what the job actually is: everything has to work without the owner ever being available on short notice, and the reporting has to be good enough to trust from a distance.
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 Federal Way
Federal Way is largely a 1960s-to-1990s single-family city, with meaningful concentrations of townhome and small multifamily stock and a stretch of higher-value waterfront-adjacent property around Dash Point and Redondo. Prices sit below both King County and Seattle medians while rental demand stays strong on the strength of the I-5 corridor and commuting access to both Seattle and Tacoma employment. That combination — moderate purchase prices, durable demand — makes it a persistent target for buy-and-hold owners, many of whom live nowhere near it.
Neighborhoods we manage in
- Twin Lakes
- Dash Point
- Redondo
- Steel Lake
- Mirror Lake
- Lakota
- Adelaide
- West Campus
- North Lake
Why remote management works in Federal Way
A large share of Federal Way rentals are owned by people who do not live in Federal Way, and the traditional model priced that distance into a percentage. Nothing about the actual work needs local presence: rent collection, correct notice, deposit accounting and dispatching a local trade to a repair all run remotely. The flat fee matters here because Federal Way rents sit below the county median, so a percentage-based fee delivers proportionally less for the money than it would further north.
$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.
Federal Way landlord questions
I live out of state. Can you manage a Federal Way rental entirely without me?
Yes — it is a large part of what we do here. The one thing that always comes back to you is spending: no repair is authorized without your approval, at any amount. Everything else runs without you. Rent goes directly to your account, statements are available whenever you want them, and the decisions that reach you are the ones that are genuinely yours.
I am overseas. How do approvals work across time zones?
By email, with everything you need to decide already in the message rather than requiring a call back. Because we do not spend anything without your say-so, owners in distant time zones usually give us a standing written authorization for genuine emergencies — a burst pipe, a failed heater in winter — capped at an amount they set, so damage can be stopped overnight without waiting for you to wake up. Everything routine still waits for your reply.
Do you run showings or screen tenants in Federal Way?
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 Federal Way 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.
How do you vet the trades who attend my property?
Licensed, insured, and used repeatedly rather than picked off a search each time — which is what actually produces consistency. Work is documented before and after, so you can see what was done without being there. Invoices are passed through at cost; we do not mark up repairs and we do not take a referral fee from a vendor.
We also manage nearby
Managing a rental in Federal Way?
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.