Justia Real Estate & Property Law Opinion Summaries

A business specializing in adult products sought to open a store in downtown Fargo, North Dakota, in a zone designated for mixed-use development. The proposed store intended to sell items such as lingerie and sexual wellness products, but not sexually explicit media like books or DVDs. To proceed, the business’s landlord applied for a change-of-use permit to allow retail sales and service at the location. The City of Fargo, through its Director of Planning and Development, denied the application, concluding that the business constituted an "Adult Bookstore" as defined by the city’s municipal code, which prohibited such establishments in the downtown zone. The city’s decision was upheld by both the Fargo Board of Adjustment and the Board of City Commissioners.Following these administrative decisions, the business filed suit in the United States District Court for the District of North Dakota, raising constitutional claims including violations of the First Amendment, the imposition of a prior restraint, denial of procedural due process, and unconstitutional vagueness in the city’s code. The business also challenged the Commissioners’ decision under state law, arguing it was arbitrary and capricious. While the lawsuit was pending, Fargo amended its code to explicitly prohibit “Sexual Device Shops” in the relevant zone.The United States Court of Appeals for the Eighth Circuit reviewed the case. The court affirmed the dismissal of all federal claims, holding that the business’s planned activities were not protected expressive conduct under the First Amendment, the permit process was not a prior restraint, and the business received adequate procedural process. The court also found the city’s ordinance was not unconstitutionally vague. However, the court determined that denying the permit as an “Adult Bookstore” was arbitrary and capricious under state law, reversed the dismissal of the state-law claim, and remanded for further proceedings regarding possible relief. View "Romantix-Fargo, Inc. v. City of Fargo" on Justia Law

Northland Management & Construction, LLC developed four lots in a Missouri subdivision, including Lot 9. The City of Parkville had approved the subdivision’s Sixth Plat, which contemplated grading Lot 9 at a continuous slope to its southern property line. During construction, Northland filled in an existing swale, installed piers to stabilize the home, and created a new swale that diverted stormwater runoff to both Lot 9 and neighboring Lot 3. The City became concerned about erosion and water flow, ultimately requiring Northland to seek a grading permit under Section 520 of the municipal code. Northland refused, believing the permit was unnecessary due to the approved plat. The City denied a final Certificate of Occupancy (CO), prompting Northland to file suit for the CO and damages for the inability to sell Lot 9 at full value.The United States District Court for the Western District of Missouri held a bench trial, where it ruled in favor of Northland on its Missouri state law inverse condemnation and equal protection claims. The court ordered the City to issue a final CO and awarded damages based on the difference in the lot’s value with and without a CO. The City complied with the order but appealed, challenging both the legal and factual bases for the district court’s rulings and the calculation of damages.The United States Court of Appeals for the Eighth Circuit affirmed the district court’s findings that Northland graded Lot 9 consistent with the approved plat and accepted practice, and that the City’s application of Section 520 was unreasonable. The appellate court also upheld the equal protection claim, finding Northland was treated differently from similarly situated property owners without rational basis. However, the court reversed the damages award, holding that compensation must reflect only the temporary diminution in value during the period the CO was withheld, and remanded for recalculation of damages. View "Northland Management & Construction, LLC v. City of Parkville" on Justia Law

The dispute centers on mineral rights to a property in McKenzie County, North Dakota. In 1938, the county acquired the property from Ellen Stole through foreclosure. In 1948, the county leased mineral rights—the “County Lease”—to Thomas Dorough, granting extraction rights in exchange for royalties. Hans Stole, Ellen’s son, redeemed the property in 1951, terminating the county’s ownership, and in 1954 ratified the County Lease as it pertained to his interest. There has been continuous mineral production since 1957. The Rolfsruds acquired the property in 2002 and entered new leases in 2007 and 2019—the latter (“Rolfsrud Lease”) granting higher royalties and naming Davis Exploration as lessee. Continental Resources operated under both leases, ultimately paying royalties at the lower County Lease rate. The Rolfsruds, joined by Davis Exploration, sued Continental and Petro-Hunt, asserting the Rolfsrud Lease controlled the property and raising several claims, including breach, quiet title, and declaratory relief.The United States District Court for the District of North Dakota granted summary judgment to the defendants. The court relied on Ulrich v. Amerada Petroleum Corporation and Holbeck v. Hull from the North Dakota Supreme Court, finding the County Lease had priority. The court determined the Rolfsrud Lease was a “top lease” and quieted title in favor of Petro-Hunt’s interest under the County Lease.On appeal, the United States Court of Appeals for the Eighth Circuit reviewed the grant of summary judgment de novo. It held the County Lease became voidable—not void—upon redemption, and Hans’s ratification was valid as to the property he owned. The court further held continuous production under the County Lease sustained its force, despite no Pugh clause or lack of production on the specific property. The Eighth Circuit affirmed the district court’s judgment, holding the County Lease controls the subject property and the Rolfsrud Lease is a top lease. View "Rolfsrud v. Continental Resources, Inc." on Justia Law

Robert and Jennifer Audette purchased a lakefront property in Minnesota and constructed a 12-foot-wide concrete ramp from their home to the lake’s ordinary high-water mark without first obtaining approval from Lake of the Woods County. County officials had previously advised them about permissible improvements, including limitations on new concrete and the importance of staying within existing fill, but the Audettes exceeded these instructions. Subsequent inspections revealed substantial wetland impacts, and the County issued restoration orders and identified violations of both zoning ordinances and a state-funded shoreline stabilization project.After the ramp was constructed, the Audettes sought an after-the-fact conditional use permit, citing the need for handicap accessibility for Jennifer Audette, who has multiple sclerosis. The Lake of the Woods County Planning Commission recommended approval with conditions, but the Lake of the Woods County Board denied the permit, emphasizing environmental concerns, procedural violations, and the availability of less impactful alternatives. The Audettes then applied for approval under the Wetland Conservation Act, which was also denied by the County and, upon appeal, by the Minnesota Board of Water and Soil Resources. The Minnesota Department of Natural Resources later cited the Audettes for failure to comply with restoration orders.The Audettes filed suit in the United States District Court for the District of Minnesota, alleging discrimination under Title II of the Americans with Disabilities Act due to denial of their permit application. The district court granted summary judgment for the County, finding the Audettes had not timely requested an accommodation and had violated County instructions. On appeal, the United States Court of Appeals for the Eighth Circuit reviewed the district court’s summary judgment de novo and affirmed. The Eighth Circuit held that the County did not violate ADA accommodation duties, as the Audettes never sought a reasonable accommodation at the appropriate time and provided no evidence of intentional discrimination. View "Audette v. Lake of the Woods County" on Justia Law

A dairy operator in Northeast Missouri leased thousands of acres of adjacent forage land from a landowner to grow feed for its cattle and manage waste under regulatory requirements. The lease included provisions for renewal at a market rental rate and an agreement for the eventual sale of the leased and surrounding acreage to the dairy, with fair market value to be established by appraisal if necessary. The dairy alleged that the landowner breached the lease by unilaterally raising rent, demanding an unfavorable addendum, and refusing to complete the agreed land sales, while the landowner asserted that the dairy breached by not signing the addendum and threatened eviction.The United States District Court for the Eastern District of Missouri granted the dairy’s request for injunctive relief, enjoining the landowner from evicting or otherwise interfering with the dairy’s possession of the leased land. The landowner appealed, arguing lack of adequate notice and opportunity to be heard, as well as contesting the enforceability of the lease and the propriety of the injunction.The United States Court of Appeals for the Eighth Circuit first determined it had jurisdiction, treating the lower court order as a preliminary injunction rather than a temporary restraining order, based on its duration and effect. The appellate court held that the landowner waived or forfeited its due process objections by not raising them below. On the merits, the court found the dairy had a fair chance of prevailing on its contract claims, including the enforceability of the land-sale provision and compliance with notice requirements. The court further concluded that the dairy faced irreparable harm due to threatened loss of unique land, that the balance of harms favored the dairy, and that the public interest did not weigh against the injunction. The Eighth Circuit affirmed the district court’s issuance of the preliminary injunction. View "La Belle Dairy, LLC v. Sharpe Holdings, Inc." on Justia Law

A business entity, through its principal, attempted to lease a commercial property in Kansas City, Missouri, from the property owner’s company. Both parties signed a lease document; however, the space for the “Commencement Date” was left blank. After negotiations soured—particularly following concerns from neighboring business owners about the potential use and branding of the property—the landlord refused to provide the tenant with keys or possession. The tenant did not provide a requested business plan and, shortly thereafter, the landlord leased the property to a different tenant. The would-be tenant had already paid a security deposit and incurred expenses in anticipation of opening its business.The tenant company filed suit in the United States District Court for the Western District of Missouri, raising claims including breach of contract and racial discrimination. Several months later, after the property was re-leased, the tenant moved for a preliminary injunction and temporary restraining order to compel the landlord to grant possession. At the hearing, the tenant conceded its request for injunctive relief was based solely on the breach of contract claim. The district court denied both the motion for a preliminary injunction and a motion for reconsideration, finding the lease failed to satisfy Missouri’s statute of frauds because the commencement date—an essential term—was not included in the writing, and further finding the tenant failed to show irreparable harm.On appeal, the United States Court of Appeals for the Eighth Circuit affirmed the district court’s denial of both motions. The Eighth Circuit held that, under Missouri law, a lease for longer than one year must include all essential terms, including the commencement date, in a signed writing, and that parol evidence cannot supply missing essential terms. Because the lease lacked the commencement date, the tenant failed to show a likelihood of success on the merits, and failed to demonstrate irreparable harm. The court also found no abuse of discretion in denying reconsideration. View "Euphoric, LLC v. 4128 Broadway, LLC" on Justia Law

Two plaintiffs obtained significant monetary judgments against a defendant, Deutsch, relating to a failed real estate project. Over the next several years, the plaintiffs attempted to enforce these judgments by seeking information about alleged fraudulent transfers from Deutsch to his wife, Baird, and their children. Multiple lawsuits and post-judgment discovery proceedings in Minnesota and New York courts ensued, including actions alleging Baird and her children received valuable assets as fraudulent conveyances. Repeated discovery efforts were largely unsuccessful, with courts in New York and during bankruptcy proceedings consistently finding no evidence justifying further inquiry into Baird’s finances. Despite these setbacks, the plaintiffs continued to pursue information about Baird’s assets, including through federal court subpoenas after a default judgment recognized the original state court awards.In the United States District Court for the District of Minnesota, a magistrate judge had previously limited discovery into Baird’s finances, explicitly stating that further discovery would only be permitted if the plaintiffs produced new evidence of fraudulent or voidable transactions. Ignoring this warning, the plaintiffs sought leave to depose their former counsel, the Scher Law Firm, regarding its prior investigations into the alleged fraudulent transfers. The magistrate judge denied the motion, finding that the requested discovery concerned Baird’s finances and that the plaintiffs had not presented any new evidence as required. The judge also imposed sanctions, ordering the plaintiffs to pay Baird’s costs and fees for responding to the motion, citing their willful disregard of court orders and ongoing harassment.On appeal, the United States Court of Appeals for the Eighth Circuit affirmed the district court’s decisions. The Eighth Circuit held that denying the motion for leave to depose the Scher Law Firm was not an abuse of discretion, as the plaintiffs failed to meet the court’s condition for further discovery. The appellate court also upheld the imposition of sanctions, finding the plaintiffs’ conduct justified penalties and that the district court acted within its inherent authority. View "Lupe Development Partners, LLC v. Baird" on Justia Law

A family visiting Arkansas stopped at the Lydalisk Bridge, a low-water crossing over the Middle Fork of the Little Red River. The bridge, owned by The Nature Conservancy, created a pool upstream where water flowed through narrow culverts beneath the bridge. There were no warning signs posted. A seven-year-old child swam in the pool and was pulled by the river’s current into a culvert, becoming trapped and subsequently dying. The Nature Conservancy had commissioned engineering reports about this and a similar nearby bridge, but received the report warning of risks at the Lydalisk Bridge only after the incident.The United States District Court for the Eastern District of Arkansas reviewed the parents’ negligence and malicious failure-to-warn claims against The Nature Conservancy and its insurers. The district court granted the defendants’ motions to dismiss. The court found that the Arkansas Recreational Use Statute (ARUS) generally relieves landowners from a duty of care to recreational users, unless there is a malicious failure to warn of an ultra-hazardous condition actually known to the owner. The court held that the complaint’s allegations did not plausibly show malice, only recklessness. The court also found that the Arkansas Direct-Action Statute (DAS) did not allow direct suit against the insurers, because The Nature Conservancy was not immune from suit—only from liability.On appeal, the United States Court of Appeals for the Eighth Circuit affirmed. The Eighth Circuit held that, under ARUS, Allen’s allegations did not satisfy the requirement for malicious conduct, and thus he failed to state a claim for breach of duty. The court further held that ARUS provides immunity from liability but not from suit, making DAS inapplicable to the insurers. The dismissal by the district court was affirmed. View "Allen v. Nature Conservancy" on Justia Law

The dispute arose from a failed attempt to construct an osteopathic medical school in Gaylord, Minnesota. Philip Keithahn formed Minnesota Medical University, LLC (MMU) and retained Heritage Construction Companies, LLC as the general contractor. MMU planned to finance the project through bond proceeds, with a portion immediately available and the remainder contingent on achieving pre-accreditation. Representatives from Heritage sought confirmation of available funds prior to construction, and Keithahn assured them that the project would be funded and that millions would be available after closing. However, after initial payments, MMU ran out of funds when pre-accreditation was denied, leading Heritage to halt construction and terminate its contract.The United States District Court for the District of Minnesota oversaw the case after Heritage and its affiliates faced indemnification claims and filed a third-party complaint against Keithahn and MMU. The defendants’ motion for summary judgment was denied, and the case proceeded to trial on claims including breach of contract, indemnification, negligent misrepresentation, fraudulent misrepresentation, and fraud by omission. MMU admitted liability for breach of contract and damages. The jury found the defendants liable on all claims except fraudulent misrepresentation. Post-verdict, the district court denied defendants’ motions for judgment as a matter of law or for a new trial, addressing issues of jury instructions, violations of in limine orders, improper statements, and impeachment.The United States Court of Appeals for the Eighth Circuit reviewed the appeal. It held that Keithahn’s representations regarding available financing were actionable as negligent misrepresentations, as they concerned present facts susceptible of knowledge rather than mere future assurances. The court found no error in the jury instructions, no prejudicial violation of evidentiary rulings, and no cumulative error warranting a new trial. The Eighth Circuit affirmed the district court’s judgment. View "Heritage Const. Companies, LLC v. Keithahn" on Justia Law

The plaintiffs owned and operated a hotel that had a record of serious structural and safety problems, including a window and a stone falling from the building, and repeated failures to correct code violations. After a fire occurred without activation of the sprinkler system, a follow-up inspection revealed that several fire code violations remained unaddressed, along with new violations. Based on these findings, the city’s building administrator ordered the hotel to be closed immediately, citing imminent safety risks. The owners sought to appeal and demanded hearings, but the city cited the COVID-19 pandemic as a reason for delay and directed them to other appellate avenues. The closure order was lifted once the most urgent hazards were remedied, and the owners eventually fixed all violations.The United States District Court for the District of Minnesota granted summary judgment to the city and the building administrator, finding no violations of procedural due process or the Fifth Amendment, and that qualified immunity protected the administrator in his individual capacity. The plaintiffs appealed, challenging the procedural due process provided for the closure, the application of qualified immunity, and asserting that the closure constituted a regulatory taking.The United States Court of Appeals for the Eighth Circuit affirmed the district court’s judgment. The court held that, even assuming a protected property interest existed, the risk of erroneous deprivation was low due to specific regulations and the availability of prompt post-deprivation remedies. The court also found that swift action in the face of public safety threats justified summary administrative action without additional pre-deprivation process. Regarding qualified immunity, the court determined that no clearly established law prohibited the administrator’s conduct. Finally, the court held that the temporary closure was a lawful exercise of police power and did not amount to a compensable regulatory taking. View "reVamped LLC v. City of Pipestone" on Justia Law