Justia Real Estate & Property Law Opinion Summaries

The High Line is an elevated “linear park” in New York City that runs along the west side of Manhattan from Gansevoort Street to 34th Street. The park, used for walking, jogging, and other recreational purposes, occupied the elevated viaduct of a former railway line. In 2005, the elevated viaduct was converted to a public recreational trail under the authority of the National Trails System Act. Before the Federal District Court of Appeals was a takings matter: appellant Romanoff Equities, Inc., contended that the conversion of the railway property to a trail entailed a taking of its property without just compensation. The Court of Federal Claims held, on summary judgment, that the conversion did not result in a taking of Romanoff’s property. Finding no reversible error, the Federal District appellate court affirmed. View "Romanoff Equities, Inc. v. United States" on Justia Law

Ronald Davis, the owner of a corporation, was liable for over $1 million in unpaid federal employment taxes and penalties. After demands for payment went unanswered, the government filed suit against Ronald to reduce its tax assessments to judgment and sought to enforce its tax liens through the sale of the primary residence of Ronald and his wife, Diane. The government named Diane, who did not owe any unpaid taxes, as a defendant in the action because she had an interest in the properties. The district court issued an order of sale authorizing the sale of the primary residence. Diane appealed, arguing (1) the district court should have allowed the government to sell only Ronald’s interest in the property; and (2) the order of sale violated 26 U.S.C. 7403 and the Fifth Amendment’s Just Compensation Clause. The Sixth Circuit affirmed the district court’s order of sale, holding (1) the district court did not err when it declined to limit the government to the sale of Ronald’s interest in the property; and (2) the order of sale did not violate section 7403 or the Just Compensation Clause. View "United States v. Davis" on Justia Law

At dispute in this case was the statewide directive issued by David Harper, the Director of Property Valuation, to county appraisers requiring compliance with Kan. Stat. Ann. 79-1460. Under the statute, when a property owner successfully appeals a property valuation, the valuation may not be increased during the next two years unless certain conditions are met. In general, all other taxable real property is reappraised at fair market value annually. Petitioners, twenty-one boards of county commissioners, filed this original action in mandamus to challenge the constitutionality of section 79-1460 and Harper’s directive. The Supreme Court granted the writ of mandamus, holding (1) the statute is unconstitutional to the extent it prevents appraisers from valuing real property at its fair market value in any tax year; and (2) the constitutionally offending provisions are severable from the remainder of the statute. View "Bd. of Johnson County Comm'rs v. Jordan" on Justia Law

In 2013, the legislature amended the statutes governing Connecticut’s public land records system to create a two-tiered system in which a nominee of a mortgagee operating a national electronic database to track residential mortgage loans must pay substantially more in recording fees than do other mortgagees. Mortgage Electronic Registration Systems, Inc. and MERSCORP Holdings, Inc. (collectively, Plaintiffs), the only entities currently required to pay the increased recording fees, brought this action against Defendants - the governor, attorney general, treasurer, state librarian, and state public records administrator - seeking injunctive relief and a judgment declaring that this two-tiered fee structure violates various provisions of the federal and state constitutions. The trial court granted summary judgment in favor of Defendants. The Supreme Court affirmed, holding that the fees do not violate the equal protection guarantees of the state and federal constitutions or the dormant commerce clause of the federal constitution. View "MERSCORP Holdings, Inc. v. Malloy" on Justia Law

The Department of Transportation (DOT) eliminated Hoffer Properties, LLC’s direct driveway connections to a controlled-access highway and separately exercised its power of eminent domain to acquire .72 acres of Hoffer’s land to extend Frohling Lane westward so as to connect Hoffer’s property to the highway. Hoffer appealed the amount of compensation, arguing that compensation for the .72 acre must include the diminution of value of the property due to the loss of direct access to the highway. The circuit court granted partial summary judgment to DOT, concluding that Hoffer’s direct access to the highway was a noncompensable exercise of the police power and that reasonable access had been given as a matter of law. The court of appeals affirmed, concluding that summary judgment was proper because DOT provided alternate access to Hoffer’s property. The Supreme Court affirmed, holding that Hoffer was precluded from compensation under Wis. Stat. 32.09(6)(b) because alternate access to the property was provided by the Frohling Lane extension. View "Hoffer Props., LLC v. State" on Justia Law

The issue this case presented for the Washington Supreme Court's review concerned the authority of an Idaho court to impact property in Washington and whether the Washington Court had to respect that court's orders. This case arose through OneWest Bank FSB's attempted foreclosure of Washington property based on a reverse mortgage that an Idaho court ordered through Bill McKee's conservatorship proceedings. McKee's daughter, Maureen Erickson, challenged the foreclosure, claiming the reverse mortgage was void because she was the actual owner of the property and the Idaho court had no jurisdiction to affect Washington property. The trial court granted summary judgment to OneWest, allowing it to proceed with foreclosure, but the Court of Appeals reversed and granted summary judgment for Erickson. The Washington Supreme Court had to decide whether the lower courts were required to give full faith and credit to the Idaho court orders. After review, the Supreme Court held that full faith and credit was due and OneWest was entitled to foreclose its reverse mortgage on the Spokane property. View "OneWest Bank FSB v. Erickson" on Justia Law

In 2014, a petition was filed on behalf of the Seacliff Condominium Association for an order requiring Heather R., the owner of a condominium in Seacliff, to undergo an involuntary 72-hour psychiatric evaluation. The petition alleged that Heather was a threat to “herself . . . and her neighbors” based on “[y]ears of confrontation, threats, aberrant and widely swinging behavior suggesting drug use,” including “taking pictures inside people’s houses, inability to have normal social interactions, [and] lying [in] wait to confront neighbors.” After conducting a statutorily required ex parte screening investigation, which did not include an interview with Heather, the superior court master determined that there was probable cause to believe that she was mentally ill and presented a likelihood of serious harm to others. Heather appealed the evaluation order, claiming that the ex parte investigation violated due process and that the master failed to properly conduct the statutorily required screening investigation. Although this appeal was technically moot, the Supreme Court reached the merits of these claims under the public interest exception. The Court vacated the evaluation order because the superior court master failed to conduct the interview as part of the screening investigation required by statute; the Court did not reach the due process question. View "In Re Necessity for the Hospitalization of Heather R." on Justia Law

In an inverse condemnation action, the issue facing the Court of Appeal was a unique situation, where a state agency assumed control of a local flood control process, and it determined to provide less flood protection than historically provided by a local agency in order to protect environmental resources. Plaintiffs, whose properties suffered flooding damage when the lagoon level rose above eight feet msl, filed this action in 2007 for inverse condemnation. They alleged they suffered a physical taking from the Department’s actions, and a regulatory taking by the Commission retaining land use jurisdiction over the subdivision throughout this time instead of transferring it to the County. Plaintiffs also sought precondemnation damages and statutory attorney fees. The trial court found the Department and the Commission (collectively, the State) liable for a physical taking and awarded damages, but it concluded plaintiffs’ claim for a regulatory taking was barred. It rejected the State’s arguments that the statute of limitations barred plaintiffs’ complaint. It awarded plaintiffs attorney fees in the amount they incurred under a contingency agreement, but it denied plaintiffs any precondemnation damages. Both the State and plaintiffs appealed. The Court of Appeal affirmed the trial court’s judgment finding the state agency liable in inverse condemnation for a physical taking of plaintiffs’ properties, and not liable for a regulatory taking. The Court reversed the judgment to the extent the court found another state permitting agency liable in inverse condemnation. View "Pacific Shores v. Dept. of Fish and Wildlife" on Justia Law

As part of a highway improvement project, plaintiff Oregon Department of Transportation (ODOT or the state), brought a condemnation action against defendant Alderwoods (Oregon), Inc., seeking to acquire "[a]ll abutter’s rights of access, if any," between defendant’s property and Highway 99W. The improvement project involved rebuilding the sidewalk along Highway 99W and eliminating two driveways that previously had allowed direct vehicular access from defendant’s property to the highway. Defendant’s property retained access to the highway, however, by means of two driveways onto a city street that ran perpendicular to and intersected the highway. Before trial, the state moved in limine to exclude as irrelevant evidence of any diminution in value of defendant’s property as a result of the loss of the two driveways. The trial court concluded that the elimination of those driveways had not effected a taking of defendant’s right of access to the highway and granted the state’s motion. The Court of Appeals affirmed. The Supreme Court agreed with the appellate court that there was no taking in this case, and affirmed. View "ODOT v. Alderwoods" on Justia Law

Mortgage Electronic Registration Systems, Inc. (MERS) brought this action to set aside a tax sale of real property, arguing that the county’s failure to provide it with notice of the sale violated his right to due process. The purchaser of the real property (Defendant) moved for judgment on the pleadings, asserting that MERS did not tender payment of the sale price plus the accrued taxes before bringing suit, as is statutorily required in a suit challenging the validity of a tax sale, and that MERS did not have a protected interest in the subject property. The trial court granted Defendant’s motion, concluding that MERS did not have an interest in the property. The Court of Appeals on the grounds that MERS lacked standing to file suit. The Supreme Court affirmed on different grounds, holding (1) MERS was not required to tender payment before filing this lawsuit; and (2) MERS acquired no protected interest in the subject property, and therefore, its due process rights were not violated by the county’s failure to notify it of the tax foreclosure proceedings or the tax sale. View "Mortgage Elec. Registration Sys., Inc. v. Ditto" on Justia Law