Justia Real Estate & Property Law Opinion Summaries

GBSB Holding, LLC (GBSB) is the developer of Baker 80, a proposed subdivision adjacent to Whitefish Hills Village (WHV) in Flathead County. GBSB sought to use WHV roads as the primary access to Baker 80, which was opposed by Flathead County, Whitefish Village, LLC, and the WHV Homeowners Association. GBSB also challenged the abandonment of a portion of Brady Way, a county road within WHV, by Flathead County.The Montana Eleventh Judicial District Court prohibited GBSB from using WHV roads as the primary access to Baker 80. The court concluded that the public access easements on WHV roads did not include primary access for Baker 80 residents. Additionally, the court found that Flathead County did not exceed its jurisdiction in abandoning a portion of Brady Way.The Supreme Court of the State of Montana reviewed the case. The court affirmed the District Court's decision, holding that the public access easements on WHV roads were easements in gross, benefiting the public at large and not specifically Baker 80 residents. The court determined that the scope of the public access easements did not extend to primary access for Baker 80. The court also upheld the District Court's conclusion that Flathead County did not exceed its jurisdiction in abandoning a portion of Brady Way, as the abandonment process complied with statutory requirements and substantial evidence supported the Board's decision. View "GBSB Holding v. Flathead County" on Justia Law

A developer purchased a historical property in Newton, Massachusetts, and began restoration work. The Newton Historical Commission issued a stop-work order, claiming the developer violated the permit by demolishing large portions of the building. The developer, 29 Greenwood, LLC, disagreed but complied with the order and submitted revised proposals, all of which were denied. The developer then filed a lawsuit, alleging a violation of the Takings Clause of the U.S. Constitution and state law.The case was initially filed in state court but was removed to the U.S. District Court for the District of Massachusetts. The district court dismissed the complaint, ruling that the dispute was a typical zoning issue not rising to the level of a constitutional taking. The developer appealed the dismissal, arguing that the Commission acted in bad faith and would never permit the reconstruction.The United States Court of Appeals for the First Circuit reviewed the case. The court noted that two related actions were pending in state court, which could potentially resolve or narrow the federal constitutional issues. The court decided to abstain from ruling on the federal issues until the state court proceedings concluded, invoking the Pullman abstention doctrine. The court vacated the district court's dismissal and remanded the case with instructions to stay the federal proceedings pending the outcome of the state court cases. Each party was ordered to bear its own costs. View "29 Greenwood, LLC v. City of Newton" on Justia Law

The plaintiff, Paula M. Montaquila, appealed a decision granting summary judgment in favor of the defendant, Flagstar Bank, FSB, regarding the foreclosure sale of property located at 33 Zella Street in Providence, Rhode Island. Ms. Montaquila and her son had obtained a mortgage with Flagstar in 2008, using the property as collateral, and later executed a partial claim mortgage in 2016. Flagstar sent a notice of intent to foreclose to the property via certified mail and conducted a foreclosure sale, which Ms. Montaquila challenged, alleging that Flagstar failed to comply with statutory notice requirements by not sending the notice to her last known address at 25 Enfield Avenue.The Superior Court granted Flagstar's motion for judgment on the pleadings, which was affirmed in part and vacated in part by the Rhode Island Supreme Court. The case was remanded for further proceedings to determine whether Flagstar had satisfied the statutory notice requirements as to Ms. Montaquila. On remand, Flagstar filed a motion for summary judgment, arguing that it had complied with the notice requirements by sending the notice to the property address, where Ms. Montaquila was listed as an assessed owner.The Rhode Island Supreme Court reviewed the case de novo and concluded that there were no genuine issues of material fact regarding Flagstar's compliance with the statutory notice requirements. The court held that the last generally recognized address for Ms. Montaquila, relating to the real estate subject to the mortgage, was 33 Zella Street. Flagstar had complied with the statutory requirements by sending the notice to that address. Consequently, the court affirmed the judgment of the Superior Court, granting summary judgment in favor of Flagstar. View "Montaquila v. Flagstar Bank, FSB" on Justia Law

James M. Day appealed a decision by the Town of Hiram Planning Board, which granted Brian and Sarah Schnell a conditional use permit to construct a microbrewery on a property in the Town’s Residential District. Day argued that the Board erred in its interpretation of the "need" factor required by the Town of Hiram’s Zoning Ordinance, which mandates consideration of the necessity of a particular location for the proposed use.The Superior Court (Oxford County) initially remanded the case to the Planning Board for findings of fact. After the Board reaffirmed its decision with additional findings, Day appealed again. The Superior Court then affirmed the Board’s decision, leading Day to appeal to the Maine Supreme Judicial Court.The Maine Supreme Judicial Court reviewed the Planning Board’s decision directly. The Court found that the Board had misinterpreted the "need" factor by focusing on the Schnells' lack of alternative properties rather than the community's need for the proposed microbrewery at that specific location. The Court clarified that the "need" factor should consider the community's need for the proposed use in the proposed location, not the applicant's personal need for that location.The Court vacated the Superior Court’s judgment and remanded the case to the Town of Hiram Planning Board for further proceedings consistent with its opinion. The Board may reopen the record to allow for additional evidence relevant to the correct interpretation of the "need" factor. View "Day v. Town of Hiram" on Justia Law

In April 2009, Doneyn Bourke and William Hayward, Sr. defaulted on their $950,000 mortgage for a property in Nantucket, Massachusetts. The mortgage holder, Emigrant Mortgage Company, Inc., foreclosed on the property, but Bourke and Hayward refused to vacate. Emigrant Mortgage Company and Retained Realty, Inc., the foreclosure sale purchaser, filed a lawsuit under 28 U.S.C. § 1332 to seek remedies. The federal district court rejected Bourke and Hayward's arguments against federal jurisdiction and their counterclaims, ruling in favor of the plaintiffs. The court declared that Retained Realty, Inc. was entitled to possession of the property and that Bourke and Hayward owed $6,500 per month in use and occupancy payments from March 21, 2011, until they vacated the property.Previously, the Massachusetts Land Court had issued a certificate of title to Bourke and Hayward in 2006. After defaulting on their loan, Emigrant foreclosed by conducting a foreclosure sale and making an entry onto the property. The Land Court registered the foreclosure deed to Retained Realty, Inc. in 2012. Retained Realty, Inc. then filed a summary process action in the Nantucket District Court, which initially ruled in their favor. However, the Massachusetts Appellate Division found the foreclosure notice inadequate but upheld the foreclosure by entry. The Nantucket District Court later entered judgment for Bourke and Hayward for possession due to the premature summary process action.The United States Court of Appeals for the First Circuit reviewed the case. The court affirmed the district court's ruling, rejecting Bourke and Hayward's arguments that the Massachusetts Land Court statute deprived the federal court of jurisdiction. The court held that the federal district court had proper diversity jurisdiction and that there was no ongoing state in rem proceeding to invoke the doctrine of prior exclusive jurisdiction. The court also upheld the district court's findings on the merits, including the foreclosure by entry and possession and the application of estoppel by deed. View "Emigrant Mortgage Company, Inc. v. Bourke" on Justia Law

Caruso Builder Belle Oak, LLC entered into a contract with Ronalda Sullivan on July 17, 2015, for the sale of a property in Prince George’s County, Maryland. The property was subject to deferred private water and sewer assessments, and Caruso provided a disclosure that was allegedly noncompliant with Maryland’s Real Property Article § 14-117(a)(3)(i). The parties settled on the contract on February 24, 2016. On February 22, 2019, Sullivan filed a complaint against Caruso seeking monetary penalties under § 14-117(b)(2)(i) for the noncompliant disclosure.The Circuit Court for Prince George’s County dismissed Sullivan’s complaint, ruling that her claim was barred by Maryland’s three-year statute of limitations, which began to run on the date of the contract, July 17, 2015. Sullivan appealed, and the Appellate Court of Maryland reversed the circuit court’s decision, holding that the statute of limitations began to run on the date of settlement, February 24, 2016, making Sullivan’s claim timely.The Supreme Court of Maryland reviewed the case and held that a seller’s violation of § 14-117(a)(3)(i) gives rise to a cause of action because the purchaser suffers an informational harm. The court determined that the statute of limitations began to run on the date of the contract, July 17, 2015, because Sullivan knew or should have known of the noncompliant disclosure at that time. Therefore, her claim filed on February 22, 2019, was barred by the three-year statute of limitations. The Supreme Court of Maryland reversed the Appellate Court’s decision and remanded with instructions to affirm the Circuit Court’s dismissal of Sullivan’s complaint. View "Caruso Builder Belle Oak v. Sullivan" on Justia Law

The case involves the State of Arizona and the Foothills Reserve Master Owners Association (HOA) regarding the condemnation of easements in a master-planned community. The community, consisting of 590 homes, had easements in common areas owned by the HOA. These easements allowed homeowners to use the common areas and restricted their development. The State condemned these easements to construct the Loop 202 South Mountain Freeway, compensating the HOA $6.5 million for the common areas. The HOA, representing the homeowners, sought additional compensation for the reduction in home values due to the freeway's proximity.The Superior Court in Maricopa County ruled in favor of the HOA, allowing them to pursue proximity damages. The court awarded the HOA $18 million, including $6 million for the easements' value and $12 million for proximity damages, pending the State's appeal. The Court of Appeals reversed this decision, stating that proximity damages under A.R.S. § 12-1122(A)(2) are only available when the condemned property is a physical parcel of land, not easements.The Supreme Court of Arizona reviewed the case to determine if A.R.S. § 12-1122(A)(2) allows for proximity damages when appurtenant easements are condemned. The court concluded that the statute does authorize such damages. The court reasoned that appurtenant easements are part of the dominant estate and that the homeowners' properties, including the easements, constitute a "larger parcel." Therefore, the homeowners are entitled to severance damages for the reduction in property values due to the freeway's proximity. The Supreme Court vacated the Court of Appeals' opinion and affirmed the Superior Court's judgment, allowing the HOA to receive the $12 million in proximity damages. View "STATE v FOOTHILLS RESERVE MASTERS ASSOCIATION, INC." on Justia Law

Sherran Wasserman agreed to sell land in Franklin County to Anthony Pham, contingent on the approval of a conditional use permit by the Franklin County Board of Commissioners. Pham applied for the permit to build and operate chicken houses, but the Board denied the application. Wasserman then sued the Board and the County, initially bringing multiple claims under state and federal law. She dismissed some claims, conceded others, and the trial court dismissed her remaining state-law claims due to sovereign immunity. This left two federal claims: one alleging the County violated Pham’s equal protection rights based on race, and another alleging a violation of Wasserman’s equal protection rights as a “class of one.”The trial court denied the County’s motion for summary judgment, applying the federal doctrine of third-party standing, which allows a plaintiff to assert the rights of third parties. The court found genuine issues of material fact precluded summary judgment on standing and the merits of Wasserman’s equal protection claims. The Court of Appeals reversed, concluding Wasserman lacked third-party standing and that her “class of one” claim failed as a matter of law.The Supreme Court of Georgia reviewed whether a plaintiff may rely on the federal doctrine of third-party standing to establish constitutional standing in Georgia courts. The court held that Georgia’s constitutional standing requirements, rooted in the common law and consistent precedent, do not allow a plaintiff to maintain an action by asserting only the rights of a nonparty. The court overruled its previous adoption of the federal doctrine of third-party standing, concluding that a plaintiff must assert her own legal rights to invoke the judicial power of Georgia courts. The judgment was vacated and remanded for further proceedings consistent with this opinion. View "WASSERMAN v. FRANKLIN COUNTY" on Justia Law

Mountain Valley Pipeline, LLC sought to condemn a 9.89-acre easement on Elizabeth Reynolds' 109-acre farmland in Roanoke County, Virginia, under the Natural Gas Act. The district court granted partial summary judgment and a preliminary injunction for immediate possession to Mountain Valley Pipeline, leaving the issue of just compensation unresolved. Reynolds submitted two expert reports to determine compensation, which the district court excluded, leading to a summary judgment in favor of Mountain Valley Pipeline.The United States District Court for the Western District of Virginia excluded Reynolds' expert reports, citing Rule 71.1(h) and Rule 702. The court found the first report speculative and the second unreliable due to insufficient data. Consequently, the court granted summary judgment to Mountain Valley Pipeline, awarding just compensation based on the higher estimate of the pipeline company's experts.The United States Court of Appeals for the Fourth Circuit reviewed the case and found that the district court erred in its application of Rule 71.1(h) and Rule 702. The appellate court held that the Federal Rules of Evidence should apply identically in eminent domain cases as in other cases, and the district court should not have conflated Rule 71.1(h) with Rule 702. The appellate court also determined that the district court should have made findings of fact and conclusions of law on the record when resolving contested factual issues under Rule 71.1(h). The Fourth Circuit vacated the district court's decision and remanded the case for further proceedings consistent with its opinion. View "Mountain Valley Pipeline, LLC v. 9.89 Acres of Land" on Justia Law

Mountain Valley Pipeline, LLC (MVP) condemned a 0.32-acre access easement on Grace Terry's land in southwestern Virginia to deliver heavy equipment to a section of its pipeline. The key issue in this case is the amount of just compensation MVP must pay Terry for the easement. Terry argued that the easement significantly devalued her land, blocking the best hiking trail and citing recent below-market sales of neighboring properties affected by MVP's actions. The district court excluded Terry's testimony on damages and an expert report she submitted, leading to her appeal.The United States District Court for the Western District of Virginia granted MVP partial summary judgment and a preliminary injunction for immediate possession of the easement. The court excluded Terry's testimony on damages, finding it speculative and without a rational basis. It also excluded the expert report by Dennis Gruelle, applying a heightened admissibility standard and determining contested facts at the evidentiary stage. The court then granted MVP summary judgment, awarding Terry $10,409 in just compensation.The United States Court of Appeals for the Fourth Circuit reviewed the case. The court held that the district court abused its discretion by excluding most of Terry's testimony and the Gruelle Report. The Fourth Circuit found that Terry's personal knowledge of her land and comparable sales were valid bases for her testimony. It also determined that the district court applied erroneous legal principles by using a heightened evidentiary standard for the expert report. The Fourth Circuit vacated the exclusion of the Gruelle Report and reversed the exclusion of most of Terry's testimony, remanding the case for further proceedings consistent with its opinion. View "Mountain Valley Pipeline, LLC v. 0.32 Acres of Land" on Justia Law