Arvest Bank v. Emerald Pointe, LLC
| Court | Court of Appeal of Missouri (US) |
| Citation | 641 S.W.3d 379 |
| Docket Number | SD 36959 |
| Parties | ARVEST BANK, Defendant/Appellant, v. EMERALD POINTE, LLC, Timber Ridge at Emerald Pointe, LLC, Gary W. Snadon Trust, Patsy A. Snadon, and Patsy A. Snadon Trust, Plaintiffs/Respondents. |
| Decision Date | 13 January 2022 |
641 S.W.3d 379
ARVEST BANK, Defendant/Appellant,
v.
EMERALD POINTE, LLC, Timber Ridge at Emerald Pointe, LLC, Gary W. Snadon Trust, Patsy A. Snadon, and Patsy A. Snadon Trust, Plaintiffs/Respondents.
No. SD 36959
Missouri Court of Appeals, Southern District, Division One.
Filed: January 13, 2022
Rehearing and/or Transfer Denied February 4, 2022
Application for Transfer Denied April 5, 2022
Appellant's attorneys: Dan R. Nelson, Amanda Cochran, and Joshua B. Christensen, Springfield.
Respondents’ attorney: Vincent F. O'Flaherty.
William W. Francis, Jr., P.J.
Arvest Bank appeals from the trial court's judgment in favor of Emerald Pointe, LLC ("Emerald Pointe"), Timber Ridge at Emerald Pointe, LLC, Gary W. Snadon Trust, Patsy A. Snadon, and Patsy A. Snadon Trust (collectively "Respondents").
In two points relied on, Arvest Bank asserts that the trial court erred in voiding the March 29, 2016 foreclosure sale. Finding merit to Arvest Bank's Point I, we grant the same, reverse the trial court's judgment and remand for further proceedings consistent with this opinion.
Facts and Procedural History
Patsy Snadon and Gary Snadon (the "Snadons") were the original owners of Emerald Pointe. Emerald Pointe was an upscale, lakefront and lake view residential development on Table Rock Lake in Hollister, Missouri, named the "Emerald Pointe Subdivision. The Emerald Pointe Subdivision covered 600 acres with 1,100 lots and 300 condominiums, and was divided into twelve "phases." As relevant here, Phase II consisted of 18.04 acres, and was platted for 46 residential building lots.
This case arises from a loan the Respondents received from Arvest Bank for the development of "Phase II" of the Emerald Pointe Subdivision. Respondents later defaulted, and Arvest Bank foreclosed and purchased "Phase II" at auction. Arvest Bank filed an action to obtain a deficiency judgment against Respondents, and Respondents filed a counterclaim against Arvest Bank to void the foreclosure sale. Respondents’ Counterclaims were severed from the deficiency petition and tried separately.
A bench trial commenced on December 7, 2018, and continued on March 8, 2019, on Respondents’ Counterclaims. Before trial commenced on December 7, the parties announced they had entered into a "Joint Stipulated Statement of Facts for Trial" and presented the following stipulated statement to the trial court:
1. On or about June 12, 2006, Emerald Pointe, LLC executed and delivered to Arvest Bank a Promissory Note dated June 12, 2006 ("Note"), for $1,450,000 payable to Arvest Bank to purchase commercial property. A true copy of the Note is marked as Trial Exhibit 51.
2. On or about June 12, 2006, Emerald Pointe, LLC and Patsy A. Snadon executed and delivered a Deed of Trust in favor of Arvest Bank to secure the Note. A true copy of the Deed of Trust is marked as Trial Exhibit 52.
3. Timber Ridge at Emerald Pointe, LLC, Gary W. Snadon Trust dated 6/19/2013, Patsy A. Snadon Trust dated 6/19/2013, and Patsy A. Snadon absolutely and unconditionally guaranteed the debts of Emerald Pointe, LLC by execution and delivery to Arvest Bank their Guaranty Agreements (the "Guaranty Agreements"). True copies of the Guaranty Agreements are marked as Trial Exhibits 53, 54, 55 and 56.
4. Jerry Jeschke ("Jeschke") is a real estate appraiser specializing in commercial property in Stone and Taney Counties of Missouri and is certified by the State of Missouri as a general real estate appraiser.
5. Jeschke performed appraisals for Arvest Bank involving the Emerald Pointe subdivision, (hereinafter referred to as "Phase II").
6. In 2014 when Jeschke performed the 2014 appraisal, it was for the purpose of a loan renewal for Emerald Pointe.
7. That as of August 20, 2014, Jeschke was of the opinion that the market value for Phase II in its as-is condition was $2,430,000. A true copy of Jeschke's Appraisal dated September 11, 2014 is Trial Exhibit 5.
8. The foreclosure sale in March 2016 of Phase [II] for a sales price of $575,000 was approximately 23.5% of the appraisal value in August 2014 of $2,430,000.
9. On February 10, 2016 Jeschke's appraisal value for Phase II in an as-is condition was $1,300,000....
10. The February 10, 2016 appraisal was prepared for the foreclosure.
11. Jeschke delivered the report with the market value of $1.3 million to Arvest.
12. The bid accepted at the foreclosure sale in March 2016 of $575,000 is 44.2% of the appraised value of $1.3 million contained in Jeschke's written appraisal.
13. After Arvest requested Jeschke to review additional information, Jeschke went back and came to a new opinion as to appraised value.
14. Jeschke's revised appraised value was lowered to $860,000.
15. Approximately a week or maybe two weeks passed between Jeschke's appraised value of $1.3 million and appraised value of $860,000.
16. Arvest accepted Jeschke's appraisal of $860,000.
17. The difference in value between $1.3 million and $860,000 of $440,000 is 33.8%.
18. The terms of the Note were last modified by a Debt Modification Agreement dated June 15, 2015. A true copy of this Debt Modification Agreement is Trial Exhibit 57.
19. Emerald Pointe, LLC defaulted in making the required payments on the Note.
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