Justia Real Estate & Property Law Opinion Summaries

This case involved a dispute over the fair market value of acreage on which a gas processing facility was located. At issue was whether the trial court abused its discretion by admitting an expert's testimony that allegedly violated the value-to-the-taker rule, which prohibits measuring land's value by its unique value to a condemnor in determining a landowner's compensation. The court of appeals concluded that the trial court did not abuse its discretion. The Supreme Court reversed, holding that the expert's testimony violated the rule because it impermissibly focused on the condemnor's interest in retaining the property and was therefore inadmissible. Remanded. View "Enbridge Pipelines L.P. v. Avinger Timber, LLC" on Justia Law

The City notified a building owner that her property was in disrepair and that, unless she repaired it, the City might demolish it. After the owner failed to remedy the problem, the City declared the property a public nuisance and condemned it. Rather than appeal the nuisance determination, the property owner asserted a takings claim after the demolition. The City field an immunity-based plea to the jurisdiction, which the trial court granted. The court of appeals reversed in part, holding that the administrative-level decision to demolish the owner's property did not preclude her from seeking a de novo review of that decision in a constitutional suit. The Supreme Court reversed in part and rendered judgment dismissing the owner's claims, holding that because the owner never appealed her nuisance determination, her takings claims were barred, and the trial court correctly dismissed them. View "City of Beaumont v. Como" on Justia Law

As tasked by the Legislature, the Texas Water Development Board (TWDB) identified potential reservoir sites. Hearts Bluff Game Ranch, Inc. purchased some of the wetlands on one of the sites identified by the TWDB as a potential reservoir location. When the U.S. Army Corps of Engineers denied its application for a mitigation banking permit because the State had identified the site as a potential reservoir, Hearts Bluff sued the State and the Corps for a taking for interfering with its asserted right to commercially develop the land as a mitigation bank. At issue was whether a takings claim against the State may be predicated on the denial of a permit by the federal government when the State had no authority to grant or deny the permit. The trial court denied the State's plea to the jurisdiction, which alleged that Hearts Bluff failed to plead a valid takings claim. The court of appeals reversed. The Supreme Court affirmed, holding that absent demonstrating bad faith, Hearts Bluff did not establish the existence of jurisdiction in this case because it did not establish a viable takings claim. View "Hearts Bluff Game Ranch, Inc. v. State" on Justia Law

This was an appeal from the City of Austin's condemnation of property to build a parking garage for a nearby convention center and a facility to chill water to cool nearby buildings. A jury found the City's determination that the property was necessary for public use was fraudulent, in bad faith, and arbitrary and capricious, and the trial court entered judgment on the verdict, invalidating the taking. The court of appeals affirmed. The Supreme Court reversed, holding that the City's determination that the property was necessary for public use was not fraudulent, in bad faith, or arbitrary and capricious. Remanded. View "City of Austin v. Whittington" on Justia Law

Appellants here were property owners who alleged that a foreign municipality rezoned land that lay in the municipality but that was adjacent to their property in another municipality for the benefit of private enterprise rather than public health. The complaint sought both a declaratory judgment, alleging violations of due process and equal protection, and a writ of mandamus, alleging a regulatory taking for which Appellants were entitled to compensation. The trial court concluded (1) Appellants had standing to bring a declaratory-judgment action, but Appellants' constitutional claims failed; and (2) Appellants' takings claim failed. The court of appeals affirmed, holding that the property owners lacked standing to bring their claims without distinguishing between the declaratory judgment and mandamus claims. The Supreme Court affirmed in part, reversed in part, and remanded, holding (1) consistent with the Court's holding in Clifton v. Blanchester, Appellants did not have standing to assert a mandamus claim for appropriation of land outside the territorial limits of municipality; but (2) Appellants did have standing to bring a declaratory-judgment action to challenge the constitutionality of the ordinances. View "Moore v. Middletown" on Justia Law

Javell, the owner of a mortgage brokerage, and Arroyo, Javell’s employee and loan processor, were convicted of two counts of mortgage-based wire fraud (18 U.S.C. 1343) based on their actions in procuring a fraudulent mortgage during an FBI sting operation. Javell was sentenced to 12 months and one day in prison. The Seventh Circuit affirmed. Javell argued the district court violated Bruton, and Javell’s Sixth Amendment rights by admitting the post-arrest statements made by Arroyo and by failing to properly instruct the jury about the rules of non-imputation. According to Javell, Arroyo’s post-arrest statements directly implicated Javell and had the jury not heard those statements, Javell would not have been convicted. Noting a “plethora” of other evidence, including recordings, the court rejected the argument. View "United States v. Javell" on Justia Law

Real property owners (Owners) sued Appellant, the county engineer, complaining that their property had been flooded for several years and the water caused damage to their property. Owners alleged that the draining system was improperly designed, constructed, or installed and pleaded that the court require Appellant to upgrade the system to prevent future flooding. The trial court dismissed the complaint, finding that the county engineer was immune from litigation under Ohio Rev. Code 2744, which addresses political-subdivision liability for torts. Owners appealed, arguing that the design, planning, or construction of a sewer system is a proprietary function, which is an exception to political subdivision immunity. The court of appeals affirmed. The Supreme Court reversed, holding that because upgrading a storm-sewer system involves construction and design, such upgrading is a governmental, not a proprietary, function. View "Coleman v. Portage County Eng'r" on Justia Law

Faith Malpeli brought an inverse condemnation action against the Montana Department of Transportation (MDT), seeking compensation for the alleged taking of her property as a result of the reconstruction of Montana Highway 191 near Big Sky during a highway safety improvement project. A jury found that MDT had not taken a property right belonging to Malpeli, and therefore did not reach the question of compensation. Malpeli appealed, arguing that the District Court erred by: (1) denying Malpeli's motions for judgment as a matter of law or a new trial; (2) excluding Malpeli's appraiser from testifying; and (3) allowing MDT to disclose to the jury an offer of compromise it had made to Malpeli before this action was filed. MDT cross-appealed, arguing that the District Court erred by denying its motion for partial summary judgment before trial. After careful consideration, the Supreme Court determined that the motion for summary judgment should have been granted, and therefore affirmed the judgment in favor of MDT. View "Malpeli v. Montana" on Justia Law

Frankenmuth, “Michigan’s Little Bavaria,” is a tourist destination, famous for Bavarian-themed stores, family-style restaurants, and the world’s largest year-round Christmas store. Plaintiffs own a 37-acre tract just outside city limits. A 2003 property-tax appraisal valued the land at $95,000. It has been used as farmland for nearly 100 years. Under a joint agreement with the township, about 15 acres on the western portion of the property was zoned as Commercial Local Planned Unit Development, with the remaining 22 acres designated as Residential Planned Unit Development. In 2005, the plaintiffs agreed to sell 23.55 acres to Wal-Mart for $125,000 per acre. Wal-Mart had 180 days to determine the feasibility of its plan and was permitted to, for any reason, cancel and receive a refund of the $50,000 deposit.” The city first enacted a moratorium and then rezoned a relatively small area, including the property. Wal-Mart cancelled the agreement and a jury awarded plaintiffs $3.6 million for selective zoning. The Sixth Circuit reversed. The district court erred in finding that a reasonable jury could conclude that the city harbored animus against the plaintiffs, as opposed to animus against Wal-Mart and gave inaccurate instructions on damages. View "Loesel v. City of Frankenmuth" on Justia Law

Al Ballard and Ecosafe Gold Recovery, LLC (Ballard), appealed a district court's order entered following the Supreme Court’s remand in the first appeal of the case. The Supreme Court reversed the entry of judgment in favor of Ballard, and reversed the award of attorney fees to Ballard and remanded the matter for further proceedings consistent with its opinion. Upon remittitur, Russell and Melissa Levens moved for an order on remand that would provide various forms of relief, including attorney fees. When Ballard did not initially respond, the District Court entered an order requiring Ballard to immediately restore a 30-foot buffer zone by appropriate filling, compacting, and buttressing. The court ordered Ballard to commence work immediately and to complete the restoration within 30 days, and imposed a $100 per day penalty for every day beyond the 30-day deadline that the restoration was incomplete. The court required Ballard to mark the boundary of the buffer zone and to pay Levens' attorney fees and costs, and scheduled a hearing to determine the proper amount of fees. The Supreme Court concluded that the district court did not err on remand of the case. "Ballard has no meritorious defense and the takings claim was raised for the first time on appeal." The District Court properly awarded attorney fees to Levens under the agreement. The Levens were likewise entitled to attorney fees on appeal. View "Ballard et al v. Levens" on Justia Law