Daisey Trust v. Federal Housing Finance Agency

CourtCourt of Appeals for the Ninth Circuit
DecidedJanuary 2, 2026
Docket24-6433
StatusPublished

This text of Daisey Trust v. Federal Housing Finance Agency (Daisey Trust v. Federal Housing Finance Agency) is published on Counsel Stack Legal Research, covering Court of Appeals for the Ninth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Daisey Trust v. Federal Housing Finance Agency, (9th Cir. 2026).

Opinion

FOR PUBLICATION

UNITED STATES COURT OF APPEALS FOR THE NINTH CIRCUIT

DAISEY TRUST, by and through its No. 24-6433 trustee Eddie Haddad; CAPE D.C. No. JASMINE CT. TRUST, by and 2:23-cv-00978- through its trustee, Eddie Haddad; APG-EJY SATICOY BAY LLC, SERIES 10007 LIBERTY VIEW,

Plaintiffs - Appellants, OPINION

v.

FEDERAL HOUSING FINANCE AGENCY; WILLIAM J. PULTE, * in his official capacity as the Director of the Federal Housing Finance Agency,

Defendants - Appellees.

Appeal from the United States District Court for the District of Nevada Andrew P. Gordon, Chief District Judge, Presiding

Argued and Submitted October 8, 2025 Las Vegas, Nevada

* We have substituted William J. Pulte as Defendant-Appellee pursuant to Federal Rule of Appellate Procedure 43(c). 2 DAISEY TRUST V. FHFA

Filed January 2, 2026

Before: Mark J. Bennett, Gabriel P. Sanchez, and Holly A. Thomas, Circuit Judges.

Opinion by Judge H.A. Thomas

SUMMARY **

Federal Housing Finance Agency

The panel affirmed the district court’s dismissal with prejudice of plaintiffs’ amended complaint alleging that the funding mechanism for the Federal Housing Finance Agency (“FHFA”), as established by the Housing and Economic Recovery Act of 2008 (“Recovery Act”), violates the Appropriations Clause and the nondelegation doctrine. Plaintiffs purchased properties in Nevada that were encumbered by a deed of trust owned by the Federal National Mortgage Association (“Fannie Mae”) or the Federal Home Loan Mortgage Corporation (“Freddie Mac”). They sought to prevent the foreclosure of their properties. Congress enacted the Recovery Act in response to fears that Fannie Mae and Freddie Mac’s troubling financial condition would imperil the national economy. The Recovery Act created the FHFA, an independent agency

** This summary constitutes no part of the opinion of the court. It has been prepared by court staff for the convenience of the reader. DAISEY TRUST V. FHFA 3

tasked with regulating Fannie Mae and Freddie Mac. The FHFA is not funded through the ordinary appropriations process, but rather from the assessments it imposes on the entities it regulates. The panel rejected the FHFA’s argument that plaintiffs lacked Article III standing to pursue their federal claims. Plaintiffs plausibly alleged an injury in fact when the FHFA, acting through Fannie Mae or Freddie Mac, foreclosed upon their properties. Plaintiffs also plausibly alleged that their injury is traceable to the FHFA’s conduct. Finally, plaintiffs’ alleged injury is judicially redressable. Rejecting plaintiffs’ Appropriations Clause challenge, the panel held that the funding mechanism for the FHFA, as established by the Recovery Act, is consistent with the rule articulated in Consumer Financial Protection Bureau v. Community Financial Services Association of America, Limited, 601 U.S. 416 (2024). The funding mechanism identifies both a source of funds—the annual assessments the FHFA imposed upon Fannie Mae and Freddie Mac—and a purpose for the expenditure of those funds—reasonable costs and expenses of the FHFA. The panel also held that the FHFA’s funding mechanism does not violate the nondelegation doctrine. The plain text of the Recovery Act contains an intelligible principle that governs the FHFA’s ability to collect assessments from the regulated entities. 4 DAISEY TRUST V. FHFA

COUNSEL

Jordan T. Smith (argued) and Brianna Smith, Pisanelli Bice PLLC, Las Vegas, Nevada, for Plaintiffs-Appellants. Michael A.F. Johnson (argued) and Dirk C. Phillips, Arnold & Porter Kaye Scholer LLP, Washington, D.C.; Leslie B. Hart, Fennemore Craig PC, Reno, Nevada; for Defendants- Appellees.

OPINION

H.A. THOMAS, Circuit Judge:

Plaintiffs Daisey Trust, Cape Jasmine Court Trust (“Cape Jasmine”), and Saticoy Bay LLC, Series 10007 Liberty View (“Saticoy Bay”) sued the Federal Housing Finance Agency (“FHFA”) and its Director, alleging that the FHFA’s funding mechanism, as established by the Housing and Economic Recovery Act of 2008 (“Recovery Act”), violates the Appropriations Clause and the nondelegation doctrine. The district court dismissed Plaintiffs’ amended complaint with prejudice and without leave to amend, ruling that the FHFA’s funding mechanism is constitutional. We agree with the district court and affirm. I. A. In 2012, Daisey Trust purchased a property located on Newburg Avenue in North Las Vegas, Nevada. The same year, Cape Jasmine purchased a property located on Desert Pond Avenue in Henderson, Nevada. In 2013, Saticoy Bay DAISEY TRUST V. FHFA 5

purchased a property located on Liberty View Way in Las Vegas, Nevada. At the time of purchase, each of the properties was encumbered by a deed of trust owned by the Federal National Mortgage Association (“Fannie Mae”) or the Federal Home Loan Mortgage Corporation (“Freddie Mac”). Daisey Trust, Cape Jasmine, and Saticoy Bay each sued Fannie Mae’s or Freddie Mac’s loan servicer in state court, seeking to extinguish the respective deed of trust and to quiet title. Each Plaintiff ultimately lost. The Newburg Avenue, Desert Pond Avenue, and Liberty View Way properties continued to be encumbered by Fannie Mae’s or Freddie Mac’s respective liens until deed-of-trust foreclosure proceedings were held between 2022 and 2024. B. We pause here for a bit of background. “Congress created the Federal National Mortgage Association (Fannie Mae) in 1938 and the Federal Home Loan Mortgage Corporation (Freddie Mac) in 1970 to support the Nation’s home mortgage system.” Collins v. Yellen, 594 U.S. 220, 228 (2021). Fannie Mae and Freddie Mac “operate under congressional charters as for-profit corporations owned by private shareholders.” Id. “Their primary business is purchasing mortgages, pooling them into mortgage-backed securities, and selling them to investors.” Id. In 2008, during the nation’s housing crisis, Congress enacted the Recovery Act in response to fears that Fannie Mae and Freddie Mac’s “troubling financial condition would imperil the national economy.” Id. at 226; see also Housing and Economic Recovery Act of 2008, Pub. L. No. 110-289, 122 Stat. 2654; 12 U.S.C. § 4501 et seq. The Recovery Act “created the [FHFA], ‘an independent agency’ tasked with 6 DAISEY TRUST V. FHFA

regulating the companies and, if necessary, stepping in as their conservator or receiver.” Collins, 594 U.S. at 226–27 (quoting 12 U.S.C. §§ 4511, 4617). “The Agency is tasked with supervising nearly every aspect of the companies’ management and operations.” Id. at 230. Pursuant to these powers, “[i]n September 2008, . . . [the] FHFA’s Director placed Fannie Mae and Freddie Mac into conservatorship,” where they remain today. Fed. Home Loan Mortg. Corp. v. SFR Invs. Pool 1, LLC, 893 F.3d 1136, 1143 (9th Cir. 2018). By placing Fannie Mae and Freddie Mac into conservatorship, the FHFA succeeded their “rights, titles, powers, and privileges . . . with respect to [their] assets.” 12 U.S.C. § 4617(b)(2)(A)(i). “[T]he FHFA is not funded through the ordinary appropriations process. Rather, the Agency’s budget comes from the assessments it imposes on the entities it regulates . . . .” Collins, 594 U.S. at 231.

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Daisey Trust v. Federal Housing Finance Agency, Counsel Stack Legal Research, https://law.counselstack.com/opinion/daisey-trust-v-federal-housing-finance-agency-ca9-2026.