Leasing Near Bastyr: Medium‑Term Rental Strategies in Kenmore

If you’ve wondered whether a furnished, 30 to 180 day lease near Bastyr University could work in Kenmore, you’re not alone. Demand from students, visiting scholars, and short‑term professionals creates a steady stream of renters who want convenience without a yearlong commitment. In this guide, you’ll learn how to set up a medium‑term rental, price it, market it, and stay compliant so you can reduce risk and improve returns. Let’s dive in.

What counts as medium‑term in Kenmore

Medium‑term rentals are furnished homes or units leased for about 30 to 180 days. This niche blends leasing and screening practices from traditional rentals with the furnishings and turnover planning used in shorter stays. It is a strong fit for visiting students, faculty, medical residents, and contractors who need flexible dates and a turnkey setup.

Why the Bastyr area works

Bastyr University generates predictable demand throughout the year from students and visiting scholars. Nearby clinics and employers add short‑term professionals to your tenant pool. Kenmore’s position in north King County gives your renters quick access to Bothell, Kirkland, and the Eastside, along with parks and Lake Washington amenities. Academic cycles and continuing‑education calendars create peak windows, while summer demand can vary with student schedules.

Permissions and legal checks to confirm

Before you list, take time to confirm requirements so your operation starts on solid ground.

• Washington law: Review Washington’s Residential Landlord‑Tenant Act (RCW 59.18) for rules on deposits, notices, entry, and repairs.
• Taxes: In Washington, lodging or transient taxes often apply to stays under 30 days. Medium‑term stays over 30 days may be treated differently, so verify your exact situation with the Department of Revenue and local guidance.
• City of Kenmore: Check the municipal code for business licensing, any rental registration or inspection programs, and how the city defines and regulates furnished or short‑term rentals.
• HOA or condo rules: Confirm rental duration limits, subletting rules, and any approval steps.
• Insurance: Obtain landlord insurance that covers furnished units and higher turnover. Consider requiring renters insurance in the lease.
• Safety: Confirm working smoke and CO detectors, proper egress, and basic safety gear.

When in doubt, consult City of Kenmore staff and a local attorney or experienced property manager for clarity on licensing, taxes, and lease procedures.

Who rents here and what they need

You will see a few common renter profiles near Bastyr, each with different expectations.

• Bastyr students and visiting scholars: Furnished private rooms or studios, fast Wi‑Fi, a study desk, and flexible dates tied to academic terms.
• Visiting faculty and contractors: Higher demand for privacy and quality, plus clear invoicing or purchase order options.
• Short‑term employees: All‑in pricing that includes utilities and parking, in‑unit laundry, and a straightforward move‑in.

If walkability is limited, highlight a short drive time to campus and simple parking arrangements. Clear, bundled pricing is a plus for all three groups.

Smart screening and solid leases

Screening protects your investment while keeping your process fair and consistent.

• Income and ability to pay: Many investors use a 2.5 to 3 times rent‑to‑income guideline. For students, consider a guarantor or a university referral letter.
• Rental history and references: Focus on recent landlord references and reason for the temporary stay.
• Background and credit: Run checks in line with fair housing rules. For limited credit histories, accept payroll stubs, sponsorship, or a guarantor.
• Clear policies: State your rules on pets, smoking, subletting, and guests. Pet deposits or monthly pet fees are common if you allow pets.

Build leases for flexibility and clarity.

• Fixed term: Set exact start and end dates with an option to extend.
• Month‑to‑month after: Auto‑convert to month‑to‑month with proper notice if dates shift.
• Early termination and holdover: Spell out penalties, required notice, and prorations.
• Inventory and condition: Attach a detailed furnished inventory and a signed move‑in checklist.
• Utilities and services: Define what’s included and any caps for high usage.
• Cleaning and turnover: Note the tenant’s responsibilities and fees for excessive cleaning.
• Deposits: State the amount, uses, and the timeline for return consistent with RCW requirements.
• Corporate billing: Include invoicing instructions for companies or universities.

Furnish for comfort and durability

You do not need top‑of‑the‑line furniture to attract solid tenants. Focus on complete, durable, and comfortable.

• Essentials: Bed with quality mattress, bedding, bedside table, desk with ergonomic chair, storage, sofa, dining set, full kitchen kit, washer/dryer access, fast Wi‑Fi, TV, and basic cleaning supplies. Add blackout curtains and good lighting.
• Safety: Smoke and CO detectors, a fire extinguisher, and a first aid kit.

Budget examples per 1‑bedroom unit:

• Budget/basic: $1,500 to $3,000 with functional, durable items.
• Mid‑range: $3,500 to $7,000 with modern comfort and professional photos.
• Premium: $7,000 to $12,000+ for executive‑level finishes and extras.

Plan for more frequent replacements of mattresses, upholstery, and linens than with a standard 12‑month rental.

Utilities, linens, and operations

All‑in pricing is a major draw in this niche. You can include utilities or include a fair usage cap with overage billed to the tenant. Provide starter supplies like soap and paper goods to create a smooth arrival. Decide whether you will manage laundry and linen turnover yourself or use a linen service. Keep trusted vendors for HVAC, plumbing, electrical, and locksmith needs, and set response time expectations in your lease.

Pricing for occupancy and profit

Benchmark your monthly rate against nearby furnished options and corporate housing. Medium‑term furnished homes commonly command a 10 to 40 percent premium over comparable unfurnished long‑term rents, depending on quality and inclusions.

• Align with academic cycles: Adjust pricing and minimum stays around quarter starts and clinical rotations. A 90‑day minimum can reduce turnover.
• Discount longer stays: Offer a lower monthly rate for 90 to 180 day bookings to stabilize occupancy.
• Occupancy planning: Many operators target 85 to 95 percent effective occupancy for medium‑term furnished units. Build in downtime for cleaning and turnovers.

Marketing channels near Bastyr

Reach prospective renters where they are.

• University paths: Off‑campus housing boards and student affairs offices for Bastyr.
• Corporate housing platforms: Options that serve traveling professionals and medical staff.
• Standard portals with furnished filters: Long‑term portals where renters search for monthly furnished stays.
• Local groups: Community pages and neighborhood forums.
• Direct outreach: HR and relocation contacts at nearby employers, clinics, hospitals, and staffing firms.

Make your listing easy to say yes to.

• Photos: Professional images that show a clean workspace, comfortable bedroom, and stocked kitchen.
• Clarity: State lease lengths offered, what utilities are included, and how move‑in works.
• Location notes: Use minutes or miles to Bastyr and name transit or driving routes.
• Keywords: Include terms like “furnished 30 to 90 day,” “student housing near Bastyr,” and “corporate housing Kenmore.”

Budget to launch and monthly costs

Set realistic expectations so your numbers work from day one.

Upfront per unit (examples):

• Furnishings: $1,500 to $12,000+ depending on tier.
• Photos and staging: $150 to $500.
• Smart lock and locks: $200 to $600.
• Initial cleaning, linens, and supplies: $150 to $500.
• Listing fees and licensing: $100 to $500.
• Reserve: 1 to 2 months’ rent for the first quarter.

Ongoing monthly costs (examples):

• Utilities if included: $100 to $300+.
• Internet: $40 to $100.
• Cleaning per turnover: $75 to $200.
• Maintenance and replacements: 5 to 10 percent of rent or a fixed reserve.
• Management or co‑hosting: 10 to 30 percent of rent if you hire a specialist.
• Insurance and taxes: Any incremental premiums and applicable local taxes.

Aim for a rate that covers mortgage, insurance, taxes, utilities, management, and reserves, plus a premium for furnishing and convenience. Account for an average turnover every 3 to 6 months and a vacancy buffer of about 5 to 10 percent.

Setup timeline and checklist

You can launch in about 6 to 8 weeks if you plan ahead.

• Weeks 1 to 2: Confirm City of Kenmore licensing, HOA permissions, and insurance. Finalize your lease and policies.
• Weeks 2 to 4: Purchase furnishings, install a smart lock, set up Wi‑Fi, and create your inventory with photos.
• Week 4: Book professional photos and assemble listing copy and university outreach materials.
• Weeks 5 to 6: Start soft marketing to Bastyr boards, corporate contacts, and housing platforms; screen early inquiries.
• Ongoing: Adjust pricing to demand, monitor occupancy, and refine operations.

Quick pre‑listing checklist:

• Confirm municipal rules, taxes, and business licensing.
• Verify HOA/CC&R permissions in writing.
• Secure landlord insurance that covers furnished turnover.
• Decide lease term options, deposits, and utility policy.
• Furnish to your target tier and complete an inventory checklist.
• Install smart lock, test Wi‑Fi, and prepare a house manual with campus directions.

Final thoughts

Medium‑term leasing near Bastyr can deliver consistent occupancy if you align with academic timelines, furnish thoughtfully, and keep your processes simple and clear. Start with compliance, build a tenant‑friendly offering, and price with both demand and turnover costs in mind. If you are weighing a buy, sell, or hold decision as part of this strategy, local guidance can help you choose the best path.

If you want a Kenmore‑area pricing review, neighborhood insight, or to run the numbers on a purchase or sale that supports this plan, reach out to Unknown Company for a friendly consult or to get your free home valuation.

FAQs

Do medium‑term rentals in Kenmore owe lodging taxes?

• Often lodging taxes apply to stays under 30 days, while longer stays may be treated differently. Confirm your exact case with state and City of Kenmore guidance.

What lease length works best near Bastyr University?

• Fixed 90‑day terms aligned to academic quarters work well, with an option to extend month‑to‑month if dates shift.

How should I screen students or visiting scholars with limited credit?

• Request a guarantor, payroll or sponsorship documentation, or a university referral letter, and keep standards consistent with fair housing rules.

Is furnishing worth the upfront cost in Kenmore?

• Furnished medium‑term units often rent for a 10 to 40 percent premium over similar unfurnished homes, which can offset higher turnover and setup costs.

Should I self‑manage or hire a furnished‑rental specialist?

• If you expect frequent turnovers and guest services, a manager experienced in furnished or corporate housing can save time, though fees are typically higher than standard property management.