Justia Real Estate & Property Law Opinion Summaries

After failing to pay property taxes on her home in Maricopa County, Arizona, the plaintiff’s tax liens were sold to a private entity, which later foreclosed on the property. The plaintiff did not respond to the foreclosure action, resulting in a default judgment that extinguished her rights to the property. The property was then deeded to the private purchaser, who transferred it to another private party. The plaintiff subsequently challenged the foreclosure, the retention of surplus equity from the sale, and the constitutionality of the Arizona statute that allowed private parties to enforce tax liens without providing just compensation.The United States District Court for the District of Arizona dismissed the plaintiff’s claims, finding that the Rooker-Feldman doctrine deprived it of subject matter jurisdiction. The court reasoned that the plaintiff’s injuries stemmed from the state court’s foreclosure judgment, which had already extinguished her property rights, and thus her federal claims amounted to an impermissible appeal of a state court decision. The court also dismissed her state law claims, except for one over which it declined supplemental jurisdiction.The United States Court of Appeals for the Ninth Circuit reviewed the case and affirmed in part and reversed in part. The Ninth Circuit held that the Rooker-Feldman doctrine barred the plaintiff’s claims that directly attacked the state court foreclosure judgment, such as those alleging the foreclosure was an unconstitutional taking or excessive fine. However, the court held that claims challenging the defendants’ post-judgment retention of surplus equity were not barred, in light of the Supreme Court’s decision in Tyler v. Hennepin County, which recognized a property owner’s right to excess equity after a tax foreclosure. The court also found that the plaintiff’s facial challenge to the statute was not barred by Rooker-Feldman but was moot due to legislative amendments. The case was remanded for further proceedings on the surviving claims. View "SEARLE V. ALLEN" on Justia Law

A family leased a home within military housing at the Naval Amphibious Base Coronado in California. Shortly after moving in, they experienced persistent water intrusion and mold contamination, which they alleged damaged their property and affected their health. The family reported these issues to the property manager and the public-private entity responsible for the housing, but claimed that remediation efforts were inadequate and that their concerns were dismissed. After further testing confirmed hazardous mold, the family vacated the property and brought state law claims, including negligence and breach of contract, against the property manager, the public-private housing entity, and a mold remediation company.The defendants removed the case from California state court to the United States District Court for the Southern District of California, asserting federal enclave, federal officer, and federal agency jurisdiction. The district court denied the defendants’ motion to dismiss based on derivative sovereign immunity and, after further proceedings, found that it lacked subject matter jurisdiction on all asserted grounds. Specifically, the court determined there was no evidence that the United States had accepted exclusive jurisdiction over the property, that the defendants failed to show a causal nexus between their actions and federal direction, and that the public-private entity was not a federal agency. The district court remanded the case to state court.On appeal, the United States Court of Appeals for the Ninth Circuit reviewed the remand order under an exception allowing appellate review when federal officer removal is asserted. The Ninth Circuit held that the district court correctly found no federal enclave jurisdiction because there was no evidence of federal acceptance of exclusive jurisdiction over the property. The court also held that the defendants did not meet the requirements for federal officer or agency jurisdiction. The Ninth Circuit affirmed the district court’s remand to state court. View "CHILDS V. SAN DIEGO FAMILY HOUSING, LLC" on Justia Law

The case concerns a land exchange between the Bureau of Land Management (BLM) and the J.R. Simplot Company, involving land that was formerly part of the Fort Hall Reservation in Idaho. The Shoshone-Bannock Tribes had ceded this land to the United States under an 1898 agreement, which Congress ratified in 1900. The 1900 Act specified that the ceded lands could only be disposed of under certain federal laws: homestead, townsite, stone and timber, and mining laws. In 2020, BLM approved an exchange of some of these lands with Simplot, who sought to expand a waste facility adjacent to the reservation. The Tribes objected, arguing that the exchange violated the restrictions set by the 1900 Act.The United States District Court for the District of Idaho reviewed the Tribes’ challenge and granted summary judgment in their favor. The court found that the BLM’s approval of the exchange violated the Administrative Procedure Act because it did not comply with the 1900 Act’s restrictions. The court also held, in the alternative, that the exchange failed to meet requirements under the Federal Land Policy and Management Act of 1976 (FLPMA) and the National Environmental Policy Act. The district court certified the case for interlocutory appeal to resolve the legal question regarding the interplay between the 1900 Act and FLPMA.The United States Court of Appeals for the Ninth Circuit affirmed the district court’s decision. The Ninth Circuit held that the 1900 Act’s list of permissible land disposal methods is exclusive and that the BLM’s exchange under FLPMA was not authorized because FLPMA is not among the listed laws. The court further held that FLPMA does not repeal or supersede the 1900 Act’s restrictions, and any ambiguity must be resolved in favor of the Tribes under established Indian law canons. The court concluded that BLM’s authorization of the exchange was not in accordance with law. View "SHOSHONE-BANNOCK TRIBES OF THE FORT HALL RESERVATI V. USDOI" on Justia Law

The case concerns the Estate of Jack Halverson, which sought to compel the Secretary of the Interior, acting through the Bureau of Indian Affairs (BIA), to partition a parcel of land on the Crow Reservation in Montana. Jack Halverson had owned a significant fractional interest in Allotment 1809 and, in 2015, applied for a partition under federal law. After Halverson’s death, his estate and the BIA entered into a settlement agreement that purported to resolve the partition. The BIA executed deeds to effectuate the partition, but the Estate contended that the BIA failed to assign the ownership interests as required by the agreement, resulting in the Estate receiving a smaller share of land than anticipated.After the BIA recorded the deeds, the Estate moved before an Administrative Law Judge to compel the BIA to comply with the settlement agreement, but the motion was denied. The Estate then filed a mandamus action in the United States District Court for the District of Montana, seeking to compel the BIA to partition the land as agreed. The district court granted summary judgment for the BIA, finding that the agency had fully performed its obligations under the settlement agreement. The Estate appealed this decision.The United States Court of Appeals for the Ninth Circuit reviewed the case and determined that the action was barred by sovereign immunity. The court held that a mandamus suit seeking to enforce contract rights against a federal official is, in effect, a suit against the United States, and such suits are barred unless there is a clear waiver of sovereign immunity. The court found no statute waiving immunity for this type of claim. Accordingly, the Ninth Circuit vacated the district court’s judgment and remanded the case with instructions to dismiss for lack of subject matter jurisdiction. View "HALVERSON v. BURGUM" on Justia Law

Charley Johnson, trustee of the Charley E. Johnson Revocable Living Trust, purchased approximately 21 acres of land bordering the Tonto National Forest in Gila County, Arizona. Johnson later discovered that many of the improvements on the land, including a house, barn, well, and corrals, were actually on National Forest Service (NFS) land due to an erroneous survey. To resolve this, Johnson filed an application under the Small Tracts Act (STA) to purchase the encroached land. The U.S. Forest Service eventually sold Johnson a 0.59-acre parcel that included the house, barn, and well but excluded the corrals, claiming they were authorized range improvements owned by the United States.The United States District Court for the District of Arizona granted summary judgment in favor of the United States, holding that the Forest Service's decision to exclude the corrals was not subject to judicial review under the Administrative Procedure Act (APA) because it was committed to agency discretion by law. The court also found that the Forest Service's reliance on an appraisal valuing the 0.59-acre parcel at $27,000 was not arbitrary or capricious.The United States Court of Appeals for the Ninth Circuit reversed the district court's decision. The Ninth Circuit held that the APA's narrow exception for actions committed to agency discretion did not apply to discretionary conveyances under the STA. The court found that the STA and its regulations provide meaningful standards for evaluating the Forest Service's decisions, making them subject to judicial review. The Ninth Circuit remanded the case to the district court to determine whether the Forest Service's decision to exclude the corrals from the STA sale was arbitrary, capricious, an abuse of discretion, or otherwise not in accordance with law. View "JOHNSON V. USA" on Justia Law

Plaintiffs, a nonprofit corporation and its founder, applied for a special use permit to conduct church activities on agricultural land they purchased in Maui. The Maui Planning Commission denied their application, citing concerns about traffic, safety, and environmental impacts. Plaintiffs continued using the land for non-agricultural purposes without permits, leading to fines. They applied again, addressing some concerns, but the Commission denied the second application as well.The plaintiffs sued the County of Maui and the Commission, alleging violations of the Religious Land Use and Institutionalized Persons Act (RLUIPA) and other constitutional claims. The United States District Court for the District of Hawaii granted summary judgment to the County on most claims, except for the RLUIPA equal-terms claim, which went to trial. An advisory jury found for the County, and the district court entered judgment accordingly. Plaintiffs appealed, and the Ninth Circuit reversed the summary judgment, remanding the case for further proceedings.On remand, the district court severed an unconstitutional provision from the zoning law and proceeded to trial on the remaining claims. The jury found for the County on all counts. Plaintiffs appealed again, arguing that the substantial-burden inquiry under RLUIPA should have been decided by the court, not the jury.The United States Court of Appeals for the Ninth Circuit held that the substantial-burden inquiry under RLUIPA is a question of law for the court to decide. Although the district court erred in submitting this question to the jury, the error was deemed harmless because the jury's verdict was consistent with the required legal outcome. The Ninth Circuit affirmed the district court's judgment in favor of the County of Maui. View "SPIRIT OF ALOHA TEMPLE V. COUNTY OF MAUI" on Justia Law

The State of Montana filed a lawsuit to determine the ownership of riverbeds underlying certain segments of rivers within its borders. The dispute centered on whether the riverbeds were navigable at the time of Montana's statehood in 1889, which would determine whether Montana or the United States held title to the riverbeds. The segments in question included parts of the Missouri, Clark Fork, and Madison Rivers.The United States District Court for the District of Montana held a 10-day bench trial and found that only one segment, the Sun River to Black Eagle Falls Segment of the Missouri River, was navigable in fact at the time of statehood. The court quieted title to the United States for the riverbeds underlying four other segments, including the Big Belt Mountains Segment and the Big Falls to Belt Creek Segment of the Missouri River, the Eddy Segment of the Clark Fork River, and the Headwaters/West Yellowstone Basin Segment of the Madison River. The court's decision was based on the "navigability in fact" test, which requires that navigability be determined on a segment-by-segment basis, considering the physical characteristics of the river at the time of statehood.The United States Court of Appeals for the Ninth Circuit reviewed the case and affirmed the district court's judgment. The Ninth Circuit held that the district court correctly applied the navigability in fact test as clarified in PPL Montana, LLC v. Montana, 565 U.S. 576 (2012). The court rejected Montana's argument that evidence of actual use alone establishes navigability and upheld the district court's findings that the four segments were not navigable. The Ninth Circuit also rejected the cross-appeal by Talen Montana, LLC and Northwestern Corporation, which argued that the district court should not have considered the navigability of the Sun River to Black Eagle Falls Segment. The court found that the district court's review was consistent with the Supreme Court's mandate in PPL.The Ninth Circuit affirmed the district court's judgment and remanded the case for further proceedings to determine damages for the Sun River to Black Eagle Falls Segment. View "State v. Talen Montana, LLC" on Justia Law

Plaintiffs filed suit against Nationstar and others, asserting claims relating to defendants' servicing of plaintiffs' home loan. Plaintiffs alleged violations of the Fair Debt Collection Practices Act (FDCPA), 15 U.S.C. 1692-1692p; intentional infliction of emotional distress (IIED); and a violation of the Nevada Deceptive Trade Practices Act (DTPA), Nev. Rev. Stat. 598.0915–598.0925, 598.0934. The district court dismissed the complaint. The court concluded that the district court properly dismissed plaintiffs' claims of violations of sections 1692c(a)(2), 1692d, and 1692e pursuant to Ho v. ReconTrust Co. The court reasoned that Nationstar was not engaged in "debt collection" and thus defendants were not "debt collectors" when interacting with plaintiffs. The court concluded, however, that the district court erred in dismissing plaintiffs' claim under section 1692f(6) on the ground that Nationstar was not collecting a debt. The court explained that, unlike sections 1692c(a)(2), 1692d, and 1692e, the definition of debt collector under section 1692f(6) includes a person enforcing a security interest. In this case, plaintiffs alleged that Nationstar threatened to take non-judicial action to dispossess plaintiffs of their home without a legal ability to do so. The court noted that such conduct is exactly what section 1692f(6) protects borrowers against. Finally, the court concluded that the district court correctly dismissed plaintiffs' claims of IIED and of violation of the DTPA. Accordingly, the court affirmed in part, reversed in part, and remanded. View "Dowers v. Nationstar Mortgage" on Justia Law

Larry and Kari Miller, both Arizona domiciliaries, owned a cooperative apartment held in each of their names, as husband and wife. First Community Bank, a judgment creditor of Larry Miller, obtained a lien against the couple's co-op. Under Arizona law, the co-op would be treated as community property. Under California law, the co-op would not constitute community property because it was not acquired by the couple while they were domiciled in California. The court held that while the co-op owned by the couple did not come within the definition of community property in California, as that term is defined in Section 760 of the California Family Code, it does come within the definition of a tenancy-in-common. The court explained that the interests of a co-tenant in such tenancies, which are presumed to be held in equal shares, are subject to the enforcement of a judgment lien. In this case, applying California's choice-of-law rules, the court held that California law governs, and that the co-op would be treated as a tenancy-in-common, as defined in Section 685 of the California Civil Code, making Larry Miller's interest in the co-op subject to enforcement of the judgment lien. Accordingly, the court reversed the district court's reversal of the bankruptcy court's summary judgment for the creditor, remanding for further proceedings. View "In re Miller" on Justia Law

The government obtained warrants authorizing it to seize roughly $100 million from bank accounts controlled by appellants, and asserted that the funds were proceeds from a criminal activity and thus subject to forfeiture under 18 U.S.C. 981. Appellants argued that, although they learned of the seizure shortly after it occurred, they did not receive notice pursuant to section 983(a)(1)(A) of the Civil Asset Forfeiture Reform Act of 2000 (CAFRA), 18 U.S.C.. 983(a)(1)(A), within 60 days of the seizure. The court concluded that section 983(a)(1)(A)(i) limited the applicability of the 60-day notice deadline to "nonjudicial" civil forfeiture proceedings. The court concluded that, because this case involved judicial forfeiture proceedings, this section does not apply. The court explained that the government could not have pursued nonjudicial forfeiture proceedings even if it had wanted to because the value of the property far exceeded $500,000. Accordingly, the court affirmed the judgment. View "Omidi v. United States" on Justia Law