Who Darcy is for
Property management software for HOAs
Quick answer
HOA management companies spend each week on dues and assessment collection, vendor contracts, maintenance of common areas, homeowner messages, and board reporting. Darcy covers associations, with receivables, payables, banking, a general ledger with trust accounts, 1099s, and maintenance work orders in one system. Darcy has not published HOA-specific tools such as violation tracking, architectural review, or board voting, so ask about those in the demo.
The weekly work of an HOA manager
Community associations are a large part of US housing. The Foundation for Community Association Research estimates 373,000 community associations with 78.1 million residents, holding 35.2% of US housing, based on 2025 Fact Book estimates. A management company that serves those associations does this work each week:
Dues and assessments. Bill regular dues, post payments, and collect special assessments approved by the board.
Delinquency. Send reminders and late notices as the governing documents and state law allow, and refer accounts to the association's attorney.
Vendor contracts. Manage landscaping, pool, security, and repair contracts, and pay vendor invoices.
Common-area maintenance. Track work orders and preventive maintenance for shared property.
Homeowner messages. Answer questions about dues, rules, and repairs.
Board reporting. Prepare monthly financials, delinquency reports, and meeting packets.
Year-end. Issue 1099s to vendors. The IRS 1099-NEC threshold is $2,000 for tax years beginning after 2025.
The governing documents, often called the CC&Rs, set many of these rules. Each association can differ.
Where general tools fall short
Rental software assumes a landlord and a tenant. An HOA has homeowners, a volunteer board, and governing documents that set dues, fines, and approval rules. A manager may run 30 associations, each with its own bank accounts, budget, and board. The work is mostly accounting and communication, and it repeats for every association every month.
What Darcy covers for HOAs
Darcy also covers commercial, associations, affordable housing, utilities, capital projects, and investment entities. For associations, the confirmed features are the core accounting and maintenance modules and the AI agents that run on them.
Weekly job | What Darcy does (confirmed) | Ask in the demo |
|---|---|---|
Dues and assessments | Receivables and banking in the accounting module | How dues schedules and special assessments are set up |
Delinquency | The collections agent ranks who is behind and writes balance messages by your rules | How collections works for homeowners under your governing documents |
Vendor invoices | Reads vendor invoices and flags anything that does not add up | Board approval steps for large invoices |
Common-area maintenance | Work orders, vendors, preventive maintenance, and inspections. Compares bids. | Not applicable |
Homeowner messages | Reads every email and text, labels it, and drafts a reply from the facts on file | How homeowner records link to messages |
Board reporting | General ledger with trust accounts and 112 reports from the ledger | Which reports match your board packet |
Year-end | 1099s in the accounting module | Not applicable |
Darcy has not confirmed these HOA tools: violation tracking, architectural review requests, board voting, meeting management, reserve study tools, and a homeowner portal. Darcy has also not published how association units are counted for pricing. If you need these, ask in the demo. A dedicated association system may fit better today.
How the agents fit association work
Darcy starts by preparing work for your team to review. For an HOA manager, that might mean drafted dues reminders or a matched bank reconciliation for each association. As Darcy learns your policies, you hand it more tasks to run on its own, one type at a time. Every action shows the records it used, which helps when a board treasurer asks how a number was reached.
Cost example
Darcy's price is $2 per unit per month as of October 2026. If each home counted as one unit, a company managing 30 associations with 2,400 homes in total would pay $4,800 per month. Darcy has not published how association units are counted, so confirm the count in the demo before you compare prices. Payment processing is billed per transaction: $2.50 per ACH transfer and 2.85% + $0.30 per card payment.
How to evaluate HOA software
An HOA manager should test a system with one real association before deciding:
Load one budget. Enter one association's dues schedule and a special assessment. Check that the homeowner ledgers match your current system.
Run a delinquency cycle. Ask how reminders, late notices, and attorney referrals follow the governing documents.
Build a board packet. Ask for the financial statements, the delinquency report, and the bank reconciliations your board treasurer expects each month.
Check multi-association scale. Ask how the system separates bank accounts, vendors, and reports for 30 associations.
List the gaps. Write down every HOA tool you use today, such as violations or architectural review, and confirm each one in the demo.
Related pages
Compare options in our list of the best HOA management software. For terms, see HOA dues, special assessment, and CC&Rs. Read how Darcy handles vendor invoices. To see Darcy run association books like yours, book a demo.
Questions, answered
Does Darcy support HOAs?
Yes. Darcy covers associations, along with commercial, affordable housing, utilities, capital projects, and investment entities. The confirmed features are the accounting and maintenance modules and the AI agents.
Does Darcy track violations and architectural requests?
Darcy has not confirmed these features. Ask in the demo, and compare dedicated association systems in our best list.
How does Darcy price association units?
Darcy's price is $2 per unit per month as of October 2026. Darcy has not published how association units are counted, so ask in the demo.
Can Darcy produce board financial reports?
Darcy's ledger includes trust accounts and 112 reports. Ask in the demo which reports match your board packet.
Sources and method
We read each vendor’s own pricing and product pages, then review sites and news. Prices and features change, so confirm details with the vendor before you buy.
See Darcy run on a portfolio like yours
Tell us how many units you manage and which system you use today. We’ll show you which parts of your team’s week Darcy can take on.