Redmond’s managers offer different pricing models, and some current amounts still need a quote. A Superior’s two official pages also disagree about its recurring rate. Compare the actual scope and written proposal, including leasing, renewal, setup, inspections and repair coordination, rather than using a citywide average.
What Redmond Managers Publish in 2026
The figures below come from our Redmond property management company comparison. They are company-specific terms with source and scope qualifications. Unknown amounts remain quote-required; conflicting figures are not presented as a verified range.
| Company | Management fee | Tenant placement | Lease renewal |
|---|---|---|---|
| Utopia Management | typical 8%-10% of monthly rent | Not published | Not published |
| Arise Real Estate Management | 7% for single-family/2-4 units; 6% for 5-12 units; 13+ units by custom quote | 27% one month's rent for single-family/2-4 units; 17% for 5-12; 10% for 13+; standalone lease-only 75% | Published 10%; calculation base not explicitly stated, confirm in agreement |
| A Superior Property Management Company | Conflicting official pages: services page 9% collected rent; owner FAQ 10% after initial 25%-of-one-month charge. Current quote required, not an established range. | 25% of one month's rent under full management; placement-only is 50% of one month's rent plus Oregon forms | $200 plus the current Oregon state lease cost for placement renewals |
| Legacy Property Management | 8% per month | 50% of the first month's rent | $0 per the company fee guide, updated September 2026 |
| High Desert Property Management | Company specifies a percentage of monthly rent collected; numeric property-specific quote required | One-time fee per placement; amount requires quote | Flat fee per renewal; amount requires quote |
| Deschutes Property Management | Percentage of monthly rent described; current amount and collection basis require quote | One-time quote required; includes screening, pre-move-in inspection and lease signing for owner-managed handover | Current quote needed |
Deschutes’ owner page distinguishes ongoing percentage-based management from one-time placement followed by owner management. Placement includes a pre-move-in inspection but no public numeric quote in that description. Its resident forms/FAQ are not an owner contract: do not treat a tenant deposit or tenant notice form as an owner reserve or management cancellation term. Confirm current fees and scope. Checked September 28, 2026.
High Desert’s owner page describes a percentage of collected rent, one-time placement and flat renewal fee without supplying the actual amounts. Coordination is included, not repair invoices. Its About page describes AI-assisted after-hours intake; confirm the human escalation/response arrangement, property quote and any reserve or termination terms. Checked September 28, 2026.
A Superior’s rate needs reconciliation: its services page says 25% of one month’s rent initially, then 9% of collected rent; its FAQ says 10% after the initial charge. This is a source disagreement, not a published plan range. Confirm the first-month calculation, recurring rate and occupied-transfer terms. The FAQ also lists most optional virtual tours at $150; the services page excludes short-term and furnished properties. Checked September 28, 2026.
Arise’s actual columns map leasing/onboarding to unit tiers: 27%/$273 for single-family or two-to-four units, 17%/$373 for five-to-12, and 10%/$473 for 13-plus. Leasing uses one month’s rent; the separate 10% renewal line does not expressly define its base. Annual technology is $199 total, not per unit. The 75% lease-only price is not monthly management, and service checkmarks do not establish free labor. Confirm the quoted billing scope. Checked September 28, 2026.
Monthly Management Fees
Arise publishes 7% for single-family/two-to-four units and 6% for five-to-12. A Superior’s 9% services-page figure and 10% FAQ figure require confirmation. Legacy lists 8%, and Utopia a typical 8% to 10%. These are not identical packages or a complete annual-cost comparison.
High Desert and Deschutes do not publish a comparable management percentage. Deschutes says its full-time program is a percentage of monthly rent but does not state the number. Request the actual written rate instead of substituting an industry range.
Leasing, Renewal, and Onboarding Fees
Arise publishes leasing at 10% to 27% of one month of rent, onboarding at $273 to $473, and a 10% renewal fee by portfolio band. A Superior publishes a 25% placement fee under full management, 50% plus Oregon forms for placement-only, a $250 occupied takeover, and $200 plus the current Oregon state lease cost for a placement renewal.
Legacy publishes a placement fee of 50% of the first month’s rent in its official About-page FAQ, checked September 28, 2026. Its September 2026 company fee guide explicitly states no renewal fee and no onboarding charge for its Central Oregon service, including Redmond. Source checked September 30, 2026; confirm property eligibility in the agreement. High Desert and Deschutes do not publish comparable placement figures on the pages reviewed. Ask whether a fee applies when a manager takes over an occupied home, whether it repeats at every turnover, and whether a renewal charge is a percentage or a flat amount.
Maintenance Terms Need Their Own Questions
A Superior says it adds no upcharge to maintenance bills. That is not the same as a promise that repairs or maintenance coordination have no cost. Legacy’s September 2026 company fee guide states that vendor invoices pass through at cost with no markup, checked September 30, 2026. Repair costs still belong to the owner. Arise lists in-house maintenance rates without publishing the amount. The remaining managers describe maintenance services but do not publish comparable fee terms on the pages reviewed. Ask about the owner approval threshold, vendor markup, emergency authorization, inspection charge, and whether the manager uses employees or outside vendors.
Oregon Rules Affect the Work, Not Just the Lease
Oregon’s ORS 90.323 governs many rent-increase requirements, including timing, notice, annual limits, and exemptions. ORS 90.300 governs security-deposit accounting, and ORS 90.427 governs many termination rules. The Oregon Legislature flags 2026 changes to Chapter 90, so use the current primary text before serving a notice or making a compliance decision.
Redmond owners should also confirm any property-specific city, county, or code requirement. This guide does not make a finding about local rules. For management support in the area, see our Redmond property management services.
Compare Proposals on the Same Property
Give every manager the same facts: property type, rent, occupancy, lease end date, recent repairs, and whether a tenant is already in place. Then ask for management, placement, renewal, onboarding, inspection, maintenance, and cancellation terms. A comparison works only if every quote answers the same questions.
Fee sources and date checks
Compare the applicable service package and current written agreement. Directory reports and historical offers are labelled; a missing amount is not a zero fee.
- Legacy — renewal, onboarding and vendor terms for Central Oregon including Redmond — checked 2026-09-30.
Frequently Asked Questions
How much does property management cost in Redmond?
Arise publishes 6% to 7% by tier, Legacy 8%, and Utopia a typical 8% to 10%. A Superior has conflicting 9% services-page and 10% owner-FAQ figures; obtain the current quote rather than treating them as a plan range. Other managers also need property-specific quotes.
Which Redmond managers publish their fees?
Arise Real Estate Management, A Superior Property Management Company, Legacy Property Management, and Utopia publish a management rate. Arise and A Superior also publish several placement, renewal, or onboarding terms. Legacy explicitly states no renewal fee, no onboarding charge, and no vendor-invoice markup in its September 2026 company fee guide. High Desert and Deschutes leave comparable figures unpublished.
What tenant placement fees are published in Redmond?
Arise lists 10% to 27% of one month of rent by portfolio band, with lease-only service at 75%. A Superior lists 25% of one month under full management and 50% plus Oregon forms for placement-only. Legacy lists 50% of the first month's rent. Utopia, High Desert, and Deschutes do not publish a comparable figure on the pages reviewed.
What fee is easiest to overlook?
The turnover and transfer charges: placement, renewal, onboarding, inspections, maintenance coordination, and repair approval. Ask whether each applies to an occupied takeover as well as a vacancy, and get every answer in the written proposal.
How should I compare Redmond management proposals?
Give every company the same property, occupancy, rent, and maintenance facts. Compare the monthly rate, every one-time fee, renewal terms, maintenance authorization, and cancellation terms. If a figure is not published, request it rather than estimating it.
