--- title: "State and District of Columbia cases" language: en canonical: https://dossiertwist.com/dossiers/realpage/state-cases/ as_of: 2026-10-10 keywords: ["RealPage","RealPage, Inc.","Thoma Bravo","Stephen T. Winn","YieldStar","Lease Rent Options","AI Revenue Management","revenue management software","rent pricing software","United States v. RealPage","MDL No. 3071","Sherman Act","RealPage Holdings, LLC","RealPage Parent, LP","Mirasol Parent, LLC","Camden Property Trust","Greystar","Cortland","LivCor","Willow Bridge"] --- # State and District of Columbia cases **Question.** Which states have sued RealPage on their own, what do they allege, and how have those cases developed? **Answer.** Seven attorneys general have brought their own suits against RealPage, separate from the federal government's case: the District of Columbia (2023), Arizona (2024), Maryland, Washington, New Jersey and Kentucky (2025; New Jersey's and Kentucky's in federal court), and Nevada, which settled in September 2025 for $200,000, possible supplemental payments of up to $300,000 and limits on data use, without any finding of wrongdoing. The Nevada suit as described names only RealPage; the others also name landlords and allege that pricing through RealPage's software restrained competition, which RealPage denies. Courts have narrowed the New Jersey and Kentucky cases and dismissed one landlord from the D.C. case while denying two others' motions, and several landlords have settled. RealPage has sued New York's Attorney General over the state's algorithmic rent-setting law and, according to a trade news report, the city of Berkeley over a local ordinance. ## District of Columbia - Analysis: On November 1, 2023 District of Columbia Attorney General Brian L. Schwalb announced an antitrust suit in the D.C. Superior Court (No. 2023 CAB 6762) against RealPage and 14 of the District's largest residential landlords, including Avenue5 Residential, AvalonBay Communities, Bell Partners, Bozzuto Management, Camden Summit Partnership, Equity Residential Management, GREP Atlantic, Highmark Residential, JBG Smith Properties, Mid-America Apartments, UDR and William C. Smith & Co. The District alleges that the landlords colluded by collectively delegating price-setting to RealPage, whose software was used to set rents for more than 50,000 apartments in the District and prices well over 30% of apartments in its multifamily buildings, about 60% in buildings of 50 or more units and over 90% of units in large buildings in the wider metropolitan area. As the court recounted, it alleges that landlords give RealPage nonpublic data feeding statistical supply and demand models that produce a revenue-maximising "price", that RealPage training materials call for accepting the recommended rate "90%+" of the time, that landlord executives recorded public testimonials encouraging others to adopt the software, and that the landlords discussed nonpublic information at weekly meetings, in a RealPage-sponsored user group and at conferences. The earliest RealPage "One Master Agreement" it identifies was signed with Bell Partners on May 1, 2014; JBG Associates is alleged to use LRO under one executed on January 27, 2020, and Highmark to have signed one in 2016 and used the software to set rents at Ellicott House. These are the District's allegations, not findings; the court has ruled only on motions to dismiss, and RealPage says its software is purposely built to be legally compliant and that customers always have total discretion to accept or reject its pricing recommendations. [src-066] [src-120] [src-056] [src-068] - Analysis: Judge Todd E. Edelman denied the motions to dismiss of JBG Associates and Highmark Residential and granted AvalonBay Communities' motion on May 29, 2024, explaining the decisions in a July 2, 2024 opinion. The court held that AvalonBay's failure to exchange its proprietary data with the other landlords through RealPage, or to delegate its pricing entirely, was fatal to the claim against it: AvalonBay had used LRO since contracting with The Rainmaker Group in 2007 and signed an LRO master services agreement with RealPage in January 2022 under contracts barring the use of its data for other clients. The court declined at the pleading stage to accept Highmark's arguments based on rent regulation; the rulings decide whether the complaint states a claim, not whether the remaining defendants conspired. The District has since settled with William C. Smith & Co. in June 2025; with Avenue5 Residential and Bell Partners on June 12, 2026, which paid $700,000 each and changed their business practices; and with JBG Smith and Mid-America Apartments on September 14, 2026, which paid $8.1 million and $1.2 million and agreed to stop using revenue management software that relies on other companies' nonpublic data. The settlements resolve the District's allegations against those landlords without a stated admission. Announcing the June settlements, Attorney General Schwalb said the office would continue working to hold RealPage and the remaining defendant landlords accountable, and as of September 2026 those claims continue. [src-068] [src-092] [src-063] ## Arizona - Analysis: On February 28, 2024 Arizona Attorney General Kris Mayes sued RealPage and nine landlords operating in the Phoenix and Tucson areas in the Superior Court for Maricopa County (No. CV2024-003889), under the Arizona Uniform State Antitrust Act and the Arizona Consumer Fraud Act: Apartment Management Consultants, Avenue5 Residential, BH Management Services, Camden Property Trust, Crow Holdings with Trammell Crow Residential, Greystar Management Services, HSL Properties with HSL Asset Management, RPM Living and Weidner Property Management. The complaint describes them as RealPage clients licensing its software under written contracts priced per property, with set-up and monthly per-unit fees: most used YieldStar, RPM Living also LRO and AIRM, and Camden and Greystar YieldStar and AIRM, Greystar also LRO; licensing the software is not itself the alleged violation. It alleges that landlords owning or managing about 70% of multifamily units in metropolitan Phoenix and over 50% in Tucson contracted with RealPage, that RealPage enforced its prices through pricing advisors, escalations, threats of contract termination and auto-acceptance so that the defendants adopted its prices more than 90% of the time, and, on the state's preliminary regression analysis, that the defendants' prices are at least 12% higher than non-participants' in metropolitan Phoenix and at least 13% higher in Tucson. These are the state's allegations and its own preliminary analysis, which no court has tested; the case was listed as active. [src-067] [src-075] [src-058] - Analysis: The Arizona complaint also recounts RealPage's pricing business: the 2002 purchase of YieldStar from Camden, the 2004 hiring of a principal scientist who had worked on airline pricing software and built a data warehouse pooling client data from other RealPage applications, growth driven mainly by YieldStar by 2016, the 2017 LRO purchase that doubled the units it priced from 1.5 million, and the 2020 combination of YieldStar and LRO into AIRM, marketed as a way to maximise rents. It alleges that an "Auto Pilot" feature deploys RealPage's rents automatically to landlords' property management systems and quotes a RealPage presentation on enabling auto-accept: "Not an ask of the client. This is a command to the client. It isn't an optional process." It also alleges that RealPage trained landlords not to mention RealPage or algorithms when explaining rent increases, and cites public testimonials by several defendants, a BH Management vice president's public remarks that seeing competitors' transaction-level data had been really important and that BH's first goal was not to be "the reason any particular submarket takes a rate dive", and a Camden executive's 2021 earnings call remark that its public competitors all used revenue management. These are the state's allegations, drawn partly from public statements it cites; the defendants dispute them and no court has made findings. [src-067] ## New Jersey and Kentucky - Analysis: On April 23, 2025 New Jersey Attorney General Matthew J. Platkin and the state's Division of Consumer Affairs sued RealPage and 10 of New Jersey's largest landlords in the U.S. District Court for the District of New Jersey (No. 2:25-cv-03057) under federal and state antitrust law and the New Jersey Consumer Fraud Act. The landlord defendants include Morgan Properties Management, AvalonBay Communities, LeFrak Estates with Realty Operations Group, Greystar Management Services, Veris Residential and Bozzuto Management, together with Kamson, Aion Management, Cammeby's Management Co. of New Jersey and Russo Property Management. The complaint alleges that RealPage's "One Master Agreement" obliges landlords to supply accurate data that RealPage may use across its products, that RealPage enforces its prices through auto-accept, monitoring, secret shoppers and staff oversight, and that landlords exchanged occupancy, concession and pricing information directly and coordinated in user groups and at industry meetings; these are allegations, not findings. In an opinion unsealed on March 31, 2026 Judge Madeline Cox Arleo partially granted the defendants' joint motion to dismiss and four separate landlord motions, narrowing the case; the remaining claims continue. [src-057] [src-071] [src-073] [src-042] - Analysis: Kentucky Attorney General Russell Coleman sued RealPage and landlords in the U.S. District Court for the Eastern District of Kentucky on July 2, 2025 (No. 2:25-cv-00093); the docket lists as co-defendants BH Management Services, First Communities Management, Greystar Real Estate Partners, Highmark Residential, Independence Realty Trust, Mid-America Apartments, L.P., Mid-America Apartment Communities, Inc., RPM Living and Willow Bridge Property Company, and the state dropped its claims against RPM Living without prejudice in September 2025. On February 2, 2026 Chief Judge David L. Bunning dismissed the unjust enrichment claim but allowed the Sherman Act and Kentucky Consumer Protection Act claims to proceed to discovery, a ruling only on whether the claims may proceed. RealPage answered the complaint on February 23, 2026 with a jury demand. On July 27, 2026 the court entered consent judgments dismissing Greystar Management Services, which agreed to pay Kentucky $115,000, and First Communities Management, which agreed to pay $50,000; the claims against RealPage continue. [src-059] [src-062] ## Maryland and Washington - Analysis: Maryland Attorney General Anthony G. Brown sued RealPage and eight of the largest residential landlords in Maryland on January 15, 2025 under the Maryland Antitrust Act; the case is pending in the Circuit Court for Baltimore City (No. C-24-CV-25-003948), and on June 8, 2026 the Attorney General added Camden Development Inc., Harbor Group Management Company, Equity Residential Management and Trinity Property Consultants as defendants, alleging that the landlords exchanged competitively sensitive information and set rents using RealPage's technology. On April 3, 2025 Washington's Attorney General's Office, which had withdrawn from the federal case on February 25, 2025, sued RealPage and several landlords in King County Superior Court (No. 25-2-10435-4), alleging that they conspired to raise and stabilise rents, reduce occupancy, align pricing strategy and exchange nonpublic information; the landlords named are Greystar Management Services, GREP Washington, Pinnacle Property Management Services, LivCor, UDR, Prime Administration, Quarterra Multifamily Communities, Quarterra Living, LaSalle Investment Management, Gleiberman Properties and Gleiberman Investments (MG Properties) and Sares Regis Management. Both suits state allegations, and the retained records do not show rulings in either case. [src-066] [src-060] [src-055] ## Nevada - Analysis: Nevada Attorney General Aaron D. Ford sued RealPage in Clark County, alleging that RealPage's use of nonpublic client data in its rent recommendations restricted competition and harmed Nevada tenants. On September 19, 2025 the Attorney General announced a settlement under which RealPage agreed that nonpublic data used for its Nevada clients' rent recommendations must be anonymised, aggregated and at least three months old, and to pay $200,000 within three months for rent relief for low-income Nevadans, with supplemental payments of up to $300,000 if a settlement in another suit gives any settling plaintiff more than that amount. The settlement contains no finding of wrongdoing; the Attorney General's office states that RealPage cooperated with its investigation and denies any allegations of wrongdoing, and according to a trade publication RealPage settled to avoid the costs and distraction of litigation. [src-074] [src-073] ## RealPage's own suits against New York and Berkeley - Analysis: On November 26, 2025 RealPage sued New York Attorney General Letitia James in the U.S. District Court for the Southern District of New York (RealPage, Inc. v. James, No. 1:25-cv-09847) to challenge New York General Business Law § 340-B, which restricts algorithmic rent setting. On September 29, 2026 Judge Valerie E. Caproni granted RealPage's motion for a preliminary injunction against enforcement of Section 3 of the law and denied the Attorney General's motion to dismiss; an initial pretrial conference was set for October 30, 2026, and a preliminary injunction is not a final judgment on the law's validity. According to a trade news report, RealPage also sued the city of Berkeley, California, in the U.S. District Court for the Northern District of California over an ordinance restricting algorithmic rent pricing, calling it a "sweeping and unconstitutional ban on lawful speech specifically intended to outlaw software products" prompted by an "intentional campaign of misinformation", and seeking an injunction; the retained sources do not show the outcome of that suit. [src-069] [src-073] ## Sources - [src-066] Research source · src-066 - [src-120] Company statement source · src-120 - [src-056] District of Columbia Attorney General release on the lawsuit against RealPage and landlords, Office of the Attorney General for the District of Columbia, 2023-11-01 - [src-068] Court record source · src-068 - [src-092] District of Columbia Attorney General release on settlements with Avenue5 and Bell Partners, Office of the Attorney General for the District of Columbia, 2026-06-12 - [src-063] District of Columbia Attorney General release on settlements with JBG Smith and MAA, Office of the Attorney General for the District of Columbia, 2026-09-14 - [src-067] Complaint, State of Arizona ex rel. Mayes v. RealPage, Inc. et al. (Maricopa County Superior Court), Arizona Attorney General, 2024-02-28 - [src-075] Other source · src-075 - [src-058] Arizona Attorney General release on the lawsuit against RealPage and landlords, Arizona Attorney General, 2024-02-28 - [src-057] New Jersey Attorney General release on the antitrust lawsuit against RealPage and ten landlords, New Jersey Office of the Attorney General, 2025-04-23 - [src-071] Court record source · src-071 - [src-073] Media source · src-073 - [src-042] Court record source · src-042 - [src-059] Court record source · src-059 - [src-062] Court record source · src-062 - [src-060] Maryland Attorney General release naming four additional defendants in the RealPage lawsuit, Maryland Office of the Attorney General, 2026-06-08 - [src-055] Washington Attorney General's Office page on the RealPage rental housing litigation, Washington State Office of the Attorney General - [src-074] Nevada Attorney General release on the settlement with RealPage, Office of the Nevada Attorney General, 2025-09-19 - [src-069] Court record source · src-069