Landlord–Tenant
Verified Update
Ruling Issued
A federal judge let New Jersey revive antitrust claims against AvalonBay in its algorithmic rent-pricing suit against RealPage and multifamily landlords, after a March 31, 2026 dismissal.
U.S. District Judge Madeline Cox Arleo ruled on September 30, 2026 that New Jersey may proceed on an amended complaint reviving antitrust claims against AvalonBay Communities, Inc. in the state's algorithmic rent-pricing suit against RealPage, Inc. and its multifamily landlord customers. The ruling follows a March 31, 2026 order that dismissed the state's original federal and state antitrust claims against AvalonBay without prejudice while allowing a consumer-fraud claim to proceed, after which New Jersey sought leave to file a repleaded complaint.
No specific dollar figure stated; rent-overcharge exposure across AvalonBay's New Jersey portfolio
Why it matters: The order keeps one of the country's largest multifamily REITs inside a high-profile algorithmic-pricing antitrust case and confirms that an initial pleading-stage dismissal of RealPage-adjacent antitrust claims is not a final exit for landlord defendants who used the software, so long as a state or private plaintiff can fix the specific defects a court identifies and replead. Multifamily owners facing similar suits elsewhere should treat a without-prejudice dismissal as a pause, not a resolution.
Sep 30, 2026
U.S. District Court, District of New Jersey
Landlord–Tenant
Verified Update
Settled
JBG Smith agreed to pay $8.1 million and Mid-America Apartment Communities $1.2 million to settle the D.C. Attorney General's claims that both landlords used RealPage's software to coordinate apartment rents.
The District of Columbia's Attorney General announced on September 14, 2026 that JBG Smith (through JBG Associates, L.L.C.) and Mid-America Apartment Communities, Inc. (MAA) agreed to consent judgments resolving the District's claims that both landlords used RealPage's revenue-management software to coordinate apartment rents, part of the District's broader suit against RealPage and a group of its largest landlords, No. 2023-CAB-006762 in D.C. Superior Court. JBG Smith will pay $8.1 million, tied to its use of the software across multiple District properties, and MAA will pay $1.2 million, tied to a single District property, for a combined $9.3 million; neither company admitted wrongdoing, and both accepted multi-year prospective restrictions on using shared-data pricing software.
$9.3 million combined ($8.1 million JBG Smith / $1.2 million MAA)
Why it matters: The settlements add two more names to a rapidly growing list of RealPage-related resolutions across the DOJ's case, the Tennessee multidistrict class litigation, and a string of state attorneys general suits, confirming that enforcement authorities will pursue antitrust liability even against a landlord whose software use was limited to a single property. REIT landlords and managers still facing RealPage exposure should expect a settlement path combining a payment scaled to the extent of their software use with years-long forward commitments on data-sharing and pricing-software practices.
Sep 14, 2026
Superior Court of the District of Columbia
Landlord–Tenant
Verified Update
Ruling Issued
On September 29, 2026, a federal judge granted RealPage a preliminary injunction in its First Amendment challenge to New York's algorithmic rent-pricing ban and denied the state's motion to dismiss.
RealPage told the S.D.N.Y. court weighing its First Amendment challenge to New York's algorithmic rent-pricing ban that an August 5 Second Circuit ruling striking down a NYC food-delivery data-sharing law as unconstitutional compelled speech supports its own case. The New York Attorney General's office pushed back within days, arguing the food-delivery ruling addressed forced disclosure of customer data and has no bearing on a statute that regulates how landlords may set rents rather than compelling any disclosure. The presiding judge has not yet ruled on RealPage's pending preliminary-injunction motion or the state's motion to dismiss. On September 29, 2026, Judge Valerie Caproni granted RealPage's motion for a preliminary injunction and denied the state's motion to dismiss, finding RealPage "marginally" likely to succeed on the merits of its First Amendment claim.
Preliminary injunction sought; no damages claimed
Why it matters: The dispute over how far the Second Circuit's compelled-speech reasoning extends sits at the center of nearly every pending challenge to algorithmic-pricing bans nationwide, including the tenant suits against RealPage's landlord customers already tracked here in Philadelphia and San Diego. A ruling accepting RealPage's framing would hand software vendors and landlords a strong new constitutional defense against similar restrictions; a ruling siding with the Attorney General would leave New York's ban, and the broader legislative trend behind it, on firmer footing.
Aug 14, 2026
U.S. District Court, S.D.N.Y.
Landlord–Tenant
Verified Update
Filed
A tenant sued Willow Bridge and RealPage under Philadelphia's algorithmic rent-fixing ban over rents at Vue 32 and Rittenhouse Row; related suits target Bozzuto and Greystar.
The first court tests of Philadelphia's algorithmic rent-fixing ban: tenant Yiyao Liu sued Willow Bridge Property Company and RealPage on July 6, alleging Willow Bridge used RealPage's revenue-management software to set rents at Vue 32 and Rittenhouse Row using non-public competitor pricing data. Two related suits filed the week before target Bozzuto Management (with RealPage and Yardi) and Greystar Management Services (with RealPage and Yardi) over similar conduct.
Putative class action; three related suits filed
Why it matters: Liability theory attaches to the pricing-software platform itself, not just individual assets or landlords, exposing any multifamily owner or manager that licenses algorithmic revenue-management tools. Philadelphia's 2024 ordinance is among a growing wave of local and state algorithmic-pricing bans (New Jersey enacted one the same month), so owners operating across jurisdictions should audit vendor contracts and data-sharing practices now rather than wait for a ruling.
Jul 6, 2026
Philadelphia County Court of Common Pleas
Landlord–Tenant
Verified Update
Filed
A former tenant sued NYSE-listed multifamily REIT UDR under San Diego's algorithmic rent-pricing ban, alleging RealPage software set rents at a San Diego property; penalties run up to $1,000 per violation.
Former tenant Jacob Keller filed a putative class action against UDR, Inc. on July 2, 2026 in the U.S. District Court for the Southern District of California, alleging the NYSE-listed multifamily REIT used a RealPage algorithmic pricing device to set rents and occupancy levels at a San Diego property in violation of San Diego Municipal Code § 98.1103, the city's algorithmic rent-pricing ban effective June 21, 2025. The complaint seeks injunctive relief, damages, statutory penalties of up to $1,000 per violation, attorneys' fees, and a jury trial.
Putative class action; statutory penalties up to $1,000/violation
Why it matters: One of the first suits to target a publicly traded REIT directly under a municipal algorithmic-pricing ordinance rather than as one of dozens of defendants in the federal RealPage MDL, and it leans on UDR's prior acknowledged use of RealPage software from the D.C. Attorney General's separate antitrust suit. It signals that owners now face two distinct litigation tracks — federal antitrust exposure and a fast-growing patchwork of city-level statutory bans — with per-unit penalty structures that can scale quickly across large portfolios.
Jul 2, 2026
U.S. District Court, Southern District of California
Landlord–Tenant
Verified Update
Settled
Blackstone-backed landlord LivCor will pay $7 million and accept limits on algorithmic pricing and data-sharing to settle DOJ and nine-state RealPage antitrust claims; codefendants' dismissal bids failed.
U.S. District Judge William Lindsay Osteen Jr. entered final judgments resolving DOJ (May 19, 2026) and nine-state (June 26, 2026) antitrust claims that Blackstone-backed landlord LivCor, LLC used RealPage's revenue-management software and shared competitor pricing data to coordinate apartment rents. LivCor will pay $7 million split among the participating states and is barred from using non-compliant algorithmic pricing tools, sharing competitively sensitive data with rival landlords, or attending RealPage-hosted landlord meetings. In the same consolidated docket, Judge Osteen issued a 71-page memorandum opinion and order on September 30, 2026 denying motions to dismiss filed by RealPage, Camden Property Trust, Pinnacle Property Management Services, and Willow Bridge Property Company, finding the government's allegations of a hub-and-spoke pricing conspiracy plausible as to the remaining non-settling defendants.
$7M multistate settlement; LivCor controls ~3,500 apartment units in North Carolina
Why it matters: The settlement is a concrete template for how large landlord-defendants are resolving the sprawling RealPage antitrust litigation: a comparatively modest payment paired with detailed behavioral restrictions on data-sharing and algorithmic tools, rather than proceeding to trial. It also underscores that a federal antitrust settlement does not resolve separate exposure under municipal and state algorithmic-pricing bans, several of which carry independent statutory penalties.
Jun 26, 2026
U.S. District Court, Middle District of North Carolina
Landlord–Tenant
Verified Update
Settled
Equity Residential agreed to pay $56 million in the RealPage rental-pricing antitrust MDL; on October 15, 2026 the court approved roughly $360 million in settlements as claims against RealPage continue.
Equity Residential agreed to pay $56 million to resolve its portion of In re: RealPage, Inc., Rental Software Antitrust Litigation (No. II), MDL No. 3071, pending before U.S. District Judge Waverly D. Crenshaw Jr. in the Middle District of Tennessee, disclosed in an April 13, 2026 SEC filing. The settlement is one of 37 reached to date, pushing the MDL's combined settlement value past $359.9 million, with Camden Property Trust and Mid-America Apartment Communities each settling for roughly $53 million. A final fairness hearing is scheduled for October 15, 2026. At that hearing, Judge Crenshaw granted final approval to roughly $360 million in settlements covering 41 settling defendants, including Trammell Crow Residential Co. and Camden Property Trust alongside Equity Residential, per Law360 and Bloomberg Law reporting; RealPage itself has not settled and the litigation continues against non-settling defendants.
$56M (Equity Residential); $359.925M combined across 37 settling defendants MDL-wide
Why it matters: Extends a wave of nine-figure REIT settlements resolving hub-and-spoke antitrust claims over RealPage's algorithmic pricing software, giving other multifamily owners a rough settlement-value benchmark while leaving separate municipal and state algorithmic-pricing bans, which impose standalone statutory liability, unresolved.
Apr 13, 2026
U.S. District Court, Middle District of Tennessee
