DOJ proposed Willow Bridge settlement would curb rent algorithms

The Justice Department on Monday proposed a settlement with Willow Bridge Property Company LLC that would limit how the landlord uses competitors’ nonpublic rent data and certain pricing software. The agreement is not final. A federal judge still has to review it under the Tunney Act, and public comments will come first.

The case is part of DOJ’s broader antitrust push over rental pricing tools. The department said it has already reached proposed settlements in the same enforcement action with RealPage Inc., Cortland Management LLC, Greystar Management Services LLC and LivCor LLC. Willow Bridge is headquartered in Dallas and manages more than 240,000 apartment units in the United States.

What the proposed decree would do

If the court approves it, the proposed final judgment would bar Willow Bridge from using pricing algorithms that rely on competitors’ competitively sensitive data, from sharing competitively sensitive information with competitors, and from using third-party revenue-management products that pool or combine nonpublic data from properties with different owners.

The decree would also limit software that includes a rental price floor, a limit on rent decreases, or financial rewards for accepting recommended rents. In addition, Willow Bridge would have to adopt a written antitrust compliance policy, train employees annually, and accept a court-appointed monitor if it uses a third-party pricing product that is not certified under the decree.

Why renters and landlords should care

For renters, this is not a federal rent freeze or a nationwide rent cap. It is a company-specific antitrust settlement that still needs court approval. But it signals that federal enforcers remain focused on software-driven rent setting and the use of shared market data in large apartment markets.

For landlords and property managers, the practical message is more direct: if approved, the decree would set tighter rules for how rent recommendations can be generated, what data can be used, and how compliance is documented. The proposed settlement and competitive impact statement will be published in the Federal Register, and comments are due within 60 days after publication.

Sources

• DOJ press release