Flying T Ranch, Inc. v. Stillaguamish Tribe of Indians

CourtWashington Supreme Court
DecidedOctober 9, 2025
Docket103,430-0
StatusPublished

This text of Flying T Ranch, Inc. v. Stillaguamish Tribe of Indians (Flying T Ranch, Inc. v. Stillaguamish Tribe of Indians) is published on Counsel Stack Legal Research, covering Washington Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Flying T Ranch, Inc. v. Stillaguamish Tribe of Indians, (Wash. 2025).

Opinion

FILE THIS OPINION WAS FILED FOR RECORD AT 8 A.M. ON OCTOBER 9, 2025 IN CLERK’S OFFICE SUPREME COURT, STATE OF WASHINGTON OCTOBER 9, 2025 SARAH R. PENDLETON SUPREME COURT CLERK

IN THE SUPREME COURT OF THE STATE OF WASHINGTON

FLYING T RANCH, INC., a Washington ) corporation, ) ) No. 103430-0 Petitioner, ) ) En Banc ) v. ) Filed: October 9, 2025 ) STILLAGUAMISH TRIBE OF INDIANS, ) a federally recognized Indian tribe, ) ) Respondent, ) ) ) SNOHOMISH COUNTY, a Washington ) State municipal corporation, ) ) Defendant. ) _______________________________________ )

MADSEN, J.— Under federal common law, Indian tribes may be sued only under

two circumstances: when a tribe waives its sovereign immunity or when Congress

unequivocally abrogates tribal sovereign immunity. Here, Flying T Ranch (Flying T)

filed suit in Snohomish County Superior Court to quiet title to nonreservation land

purchased by the Stillaguamish Tribe of Indians (Tribe). Flying T contends it had No. 103430-0

acquired that land through adverse possession prior to the Tribe’s purchase. The superior

court dismissed the case with prejudice based on the Tribe’s sovereign immunity.

The primary issue before us is a matter of first impression: whether a common law

immovable property exception waives tribal sovereign immunity. The Court of Appeals

held that tribal sovereign immunity is not subject to an immovable property exception

absent a clear waiver by Congress or the tribe itself. Congress has not clearly indicated

its intent to abrogate tribal sovereign immunity here; therefore, we affirm the Court of

Appeals.

FACTS

The Stillaguamish Tribe of Indians is a federally recognized Indian tribe. In 2021,

the Tribe purchased a parcel of land located along the Stillaguamish River via statutory

warranty deed. The Tribe purchased its parcel utilizing state and federal funding from a

conservation grant from the National Oceanic and Atmospheric Administration, through

the Washington State Recreation and Conservation Office. The main purpose of the

grant is to protect the land in perpetuity with a deed of right for salmon recovery.

Upon acquiring title, the Tribe designated the plot as “conservation” land. Clerk’s

Papers at 86. The Tribe’s interest in the land has been specifically for protecting the

riparian habitat necessary for salmon, which is in turn tightly connected to the Tribe’s

treaty right to fish. As the Stillaguamish River salmon runs face extinction, so do many

aspects of the Tribe’s culture, community, and treaty reserved rights. By using these

parcels as conservation land to protect and restore salmon in the Stillaguamish River, the

2 No. 103430-0

Tribe seeks to preserve their way of life. Prior to purchase, the land had not been part of

any reservation.

Flying T, a Washington corporation domiciled in Snohomish County, has owned a

parcel of land running adjacent to that of the Tribe’s and county’s parcels since 1991.

Snohomish County had acquired its portion of the disputed parcel of land along

the Stillaguamish River in 1995. The land was privately owned prior to the county

acquiring it.

In 2022, Flying T filed a complaint against Snohomish County and the Tribe in

Snohomish County Superior Court, seeking to quiet title to a narrow strip of the two

parcels of land described above by adverse possession. Id. at 84-85. Flying T contends

that since at least 1962, it and its predecessors in interest have had continuous and

exclusive possession over a narrow strip of both the Tribe’s and county’s parcels of land

by and through their maintenance of a fence, which served to mark the boundary line, and

their use of the land to graze and keep livestock. It contends that their possession has

been actual, uninterrupted, open, notorious, exclusive, and hostile to any claim of right by

all others.

The Tribe moved to dismiss pursuant to CR 12(b)(1)-(3), (6), and (7), based on

tribal sovereign immunity. Before the court ruled on the motion to dismiss, Snohomish

County conveyed its portion of the disputed parcel of land to the Tribe, and thus the Tribe

acquired ownership of the entire disputed parcel. The superior court entered an order

3 No. 103430-0

granting the Tribe’s motion to dismiss. Flying T moved for reconsideration, which was

denied.

Flying T appealed, seeking direct discretionary review in this court. We denied

the motion and transferred the case to the Court of Appeals. 1 Flying T argued that

although tribes enjoy common law sovereign immunity, the scope of that immunity is

limited by the common law immovable property exception, and since adverse possession

claims affect title to real property, Washington superior courts have in rem jurisdiction

over nonreservation land within state boundaries, even if owned by a tribe.

The Court of Appeals rejected Flying T’s arguments and affirmed the superior

court’s dismissal of the quiet title action. 2 It concluded that “a foreign sovereign enjoys

immunity as directed by the political branches of government and would not face process

directed by the judiciary alone. When the Tribe is afforded immunity equal to a foreign

1 After filing a notice of appeal, but before filing its statement of grounds for direct review, Flying T moved in the trial court to clarify whether the order dismissing the claims against the Tribe was a final, appealable order since Snohomish County was not dismissed from the suit. In April 2023, the trial court signed a new order stating that Snohomish County was dismissed from the action and that all claims against the Tribe were dismissed with prejudice. Flying T then filed a motion to clarify appealability or to extend time to file an amended notice of appeal in this court and filed an amended notice of appeal. The Tribe filed a motion to dismiss the appeal or any discretionary review based on Flying T’s failure to timely appeal from the new April order. We transferred the case along with the motion to clarify and the motion to dismiss to the Court of Appeals. 2 The parties dispute the Court of Appeals’ holding. The Tribe states that the Court of Appeals held that there is no common law immovable property exception to tribal sovereign immunity, that cases finding an in rem exception to tribal sovereign immunity are no longer good law, and that only Congress can abrogate tribal sovereign immunity. Flying T states that the Court of Appeals correctly held that the immovable property exception should apply to tribes acquiring nonreservation land but erred when it deferred to Congress. The Court of Appeals in essence stated that even if a common law immovable property exception exists, it should not extend to tribal sovereign immunity absent some direction from Congress. See Flying T Ranch, Inc. v. Stillaguamish Tribe of Indians, 31 Wn. App. 2d 343, 359-62, 549 P.3d 727 (2024). 4 No. 103430-0

sovereign, it may be sued over its objection only when allowed by Congress, and to hold

otherwise would unfaithfully lessen its immunity in comparison to that traditionally

enjoyed by sovereign powers.” Flying T Ranch, Inc. v. Stillaguamish Tribe of Indians,

31 Wn. App. 2d 343, 346, 549 P.3d 727 (2024). The court stated that Flying T has not

shown “any history of the judiciary invoking the immovable property exception against a

foreign nation to disallow foreign sovereign immunity without regard to the direction of

the political branches.” Id. at 358. It also noted that the codification of the Foreign

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