Darcy vs Propertyware: pricing, AI, and which to choose (2026)

Quick verdict

Propertyware and Darcy both charge per unit, so the decision depends on scope, not on price model. Propertyware is a mature system for single-family rental managers. Its strengths are customization, custom dashboards, and an open API. Darcy is a full property management system with AI agents built in. The agents read resident messages, rank delinquent tenants every morning, price renewals, triage maintenance photos, and prepare the month-end close for review.

If your portfolio is over 250 units and you want the lowest software bill, Propertyware Basic at $1.00 per unit costs less than Darcy. If you want software that does part of your team's routine work, compare Darcy.

Side-by-side

Propertyware prices come from its pricing page as of October 2026. The page renders the per-unit prices with superscript cents, and SoftwareConnect lists the same $1.00, $1.50, and $2.00 figures.

Where Propertyware is stronger

Propertyware has real advantages, and some managers should stay with it.

• Single-family focus. Propertyware positions itself for single-family rental management companies. Its module list includes owner, resident, and vendor portals, inspections, two-way text messaging, and utility billing.

• Customization and an open API. The vendor promotes custom dashboards, custom reports, and an open API for two-way data exchange. Capterra reviewers describe the feature set as extensive, regularly updated, and adaptable.

• Lower entry price per unit. At $1.00 per unit on Basic, Propertyware costs half of Darcy's $2 per unit once a portfolio passes the $250 minimum. That point is 250 units.

• Published prices. Propertyware lists every plan price and minimum. Many systems at this size are quote-only.

• RealPage products nearby. Propertyware connects to RealPage AssetProtect for owner and tenant insurance and to utility management and billing.

Where Darcy is stronger

• AI agents that do the work. Propertyware does not list any AI features as of October 2026. Darcy's agents write replies to resident emails and texts from the lease on file. They write each delinquent tenant a message with the exact balance and set up payment plans by your rules. They also draft renewal offers within your policy and local rent rules.

• Month-end close. Darcy matches bank lines, reads vendor invoices, and flags what does not add up. It drafts the note for each owner statement, and a checklist shows what is blocking the close.

• One plan, one price. Propertyware splits features across three plans and charges $1 more per unit for API access. Darcy charges $2 per unit for the whole system and its agents.

• Broader segments. Propertyware focuses on single-family residential. Darcy also covers commercial, associations, affordable housing, and investment entities.

• Reliability complaints. Many Capterra reviewers report recurring bugs, crashes, and unresolved errors in Propertyware. Some also report slow support follow-up. SoftwareConnect notes that report customization can be difficult.

Cost at 100, 500, and 2,000 units

Both vendors publish prices, so the math is direct. Propertyware charges the per-unit rate or the monthly minimum, whichever is higher. Darcy charges $2 times units.

What the table shows:

• At 100 units, the Propertyware minimums apply. Darcy costs $200 per month, which is $50 less than Propertyware Basic and $250 less than Premium.

• At 500 units, Propertyware Basic costs $500 per month and Darcy costs $1,000. Propertyware Premium and Darcy cost the same.

• At 2,000 units, Propertyware Basic costs $24,000 per year and Darcy costs $48,000 per year. Premium matches Darcy at $4,000 per month.

• Implementation. Propertyware charges two times the monthly subscription to start. On Plus at 500 units, that is $1,500. Ask Darcy about onboarding costs.

• API access adds $1 per unit on Propertyware. At 500 units, that is $500 more per month.

Payment fees are separate on both. Propertyware says transaction fees apply for screening and payments but does not publish the amounts. Darcy charges $2.50 per ACH payment and 2.85% + $0.30 per card payment. At 500 units with every resident paying by ACH, Darcy's payment fees are $1,250 per month. Ask Propertyware for its rate to compare. See the full Propertyware pricing guide.

Switching from Propertyware to Darcy

Darcy works from your Propertyware exports. Propertyware promotes an open API for two-way data exchange, but API access costs an extra $1 per unit per month. Propertyware does not publish its export formats, so ask Propertyware which reports you can export before your notice date. Darcy's team reviews a sample export before it quotes a plan.

Plan the move around your contract:

1. Find your Propertyware renewal date and notice terms. Darcy schedules the migration around your current renewal date.

2. Export properties, units, owners, tenants, leases, balances, security deposits, and vendors.

3. Collect lease PDFs. Darcy reads lease PDFs into lease records.

4. Review each import batch before you approve it. Nothing is imported until you approve it.

The Propertyware migration guide lists what to request from the vendor.

Who should pick each

Pick Propertyware if you manage single-family rentals at 500 units or more and price is the main factor. Basic costs $1.00 per unit. Pick it also if you need custom reports and an open API and your team has the time to set them up.

Pick Darcy if you want software that takes on routine resident, collections, renewal, maintenance, and accounting work. Pick it also if you manage more than one segment.

Read our Propertyware review, see Propertyware alternatives, or compare the best single-family rental software. To see the agents on a portfolio like yours, book a demo.