Darcy: what it is, what it costs, and who it fits

Darcy at a glance

What the AI agents do

• Inbox. Darcy reads inbound messages, labels each one by topic and urgency, and links the thread to the lease. It drafts a reply, a work order, an assignment, or a snooze for staff to approve. AI never messages a tenant by itself. Staff review and send every AI-written message.

• Collections. Every morning, Darcy ranks delinquent tenants and shows the scoring factors. It drafts outreach with the exact balance and due dates, and it blocks threats such as eviction, court, or credit reporting. It proposes payment plans, late fee waivers within your rules, and escalation tasks. Staff can approve the queue in bulk. Darcy never files anything. An escalation creates a task to call the tenant or to review whether to prepare a notice.

• Renewals. For leases that end in 60 to 90 days, Darcy prices the renewal from comparable units and the tenant's payment history, within limits you set (default +5% to -3%). It applies the rent-control caps and notice rules on file and offers 12-month, 6-month, and month-to-month options. Maintenance requests never count against a tenant, and Darcy never proposes a non-renewal. Approved offers go out for e-signature.

• Maintenance. When a resident attaches 1 to 4 photos, Darcy suggests the category, trade, urgency, and a self-help tip before the request is filed. It suggests vendors and compares bids. For an emergency, Darcy pages a person and suggests the preferred vendor. Nothing is dispatched automatically.

• Leasing. Darcy scores leads and drafts follow-ups for staff. It writes listing descriptions and recommends rents. There is no separate leasing agent.

• Lease compliance check. Darcy checks leases against the jurisdiction rules on file, such as deposit caps, late-fee caps, and notice periods. Each finding quotes the lease and is labeled "not legal advice".

• Month-end close. Darcy matches bank lines to receipts, bills, and payouts. It flags duplicate or unusually large bills, negative owner cash, trust shortfalls, and missing rent. It drafts the note for each owner statement and keeps a close checklist. It can propose a soft close, never a hard close.

Read more about each job: rent collections, lease renewals, maintenance triage, and the month-end close.

How your team stays in control

Every Darcy agent is suggest-only. An agent never changes data or sends anything by itself, and there is no auto mode. A person approves each proposal, and the approved action runs with that person's permissions. Agents take every id, amount, and date from the database, and each proposal cites the records it used. If a number does not match the in-app report to the cent, Darcy blocks the proposal. When the data is not enough, the agent says "insufficient data" instead of guessing. Darcy's AI runs on Anthropic's Claude models, and the AI sees only what the user can see.

The full system

Darcy also includes a public REST API and a remote MCP server in the plan. Document extraction reads invoices, rent rolls, insurance certificates, and leases, and a person applies each field.

What Darcy costs

Darcy charges $2 per active unit per month for the whole system, the AI agents, and the API. There is no unit minimum. An active unit is any non-archived unit on a property Darcy still manages, so vacant units count. Payment processing is billed per transaction: $2.50 per ACH bank transfer and 2.85% + $0.30 per card payment. Each company chooses whether residents pay the processing fee or the company absorbs it. A 200-unit portfolio pays $400 per month before payment fees. You can start a 14-day free trial with no credit card. See Darcy pricing for details, and compare it with AppFolio pricing and Buildium pricing.

Moving to Darcy

Upload your exports from AppFolio, Yardi, or Buildium, the rent roll, residents, and units reports from Rent Manager, or plain spreadsheets, along with your lease PDFs. Darcy's Migration agent imports properties, units, owners, tenants, leases and recurring charges, opening balances by aging bucket, security deposits held, and vendors. Every batch reconciles to your files' totals to the cent. Nothing is imported until a person approves each batch, and a batch can be undone while nothing depends on it. The import does not include general ledger history, and you enter bank balances by hand. Darcy's team helps with staging, cleanup, importing, and balance checks, and plans the switch around your current contract renewal.

Read the guides for switching from AppFolio, Yardi Breeze, Buildium, and Rent Manager.

Who Darcy fits, and who it does not

Darcy fits property managers who run leasing, maintenance, and accounting in one system and want AI agents to draft routine work for staff to approve. It does not have 1099 e-filing, a QuickBooks or Xero sync, single sign-on, or two-factor sign-in. If you need one of those, check another product first. An independent landlord with a few units who wants a free tool may be better served by a free product; see the best free property management software.

To see Darcy on a portfolio like yours, book a demo.