James Porter v. City of Philadelphia

975 F.3d 374
CourtCourt of Appeals for the Third Circuit
DecidedSeptember 18, 2020
Docket18-3105
StatusPublished
Cited by56 cases

This text of 975 F.3d 374 (James Porter v. City of Philadelphia) is published on Counsel Stack Legal Research, covering Court of Appeals for the Third Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
James Porter v. City of Philadelphia, 975 F.3d 374 (3d Cir. 2020).

Opinion

PRECEDENTIAL

UNITED STATES COURT OF APPEALS FOR THE THIRD CIRCUIT __________

No. 18-3105 __________

JAMES PORTER; MARILYNN SANKOWSKI

v.

CITY OF PHILADELPHIA; BARBARA DEELEY, INDIVIDUALLY AND IN HER OFFICIAL CAPACITY AS THE SHERIFF OF THE CITY AND COUNTY OF PHILADELPHIA; DARYLL STEWART, INDIVIDUALLY AND IN HIS OFFICIAL CAPACITY IN THE CITY AND COUNTY OF PHILADELPHIA; ED CHEW, INDIVIDUALLY AND IN HIS OFFICIAL CAPACITY AS COUNSEL IN THE CITY AND COUNTY OF PHILADELPHIA; WILLIAM BENGOCHEA, INDIVIDUALLY AND IN HIS OFFICIAL CAPACITY AS A SHERIFF IN THE CITY AND COUNTY OF PHILADELPHIA; GUERINO BUSILLO, INDIVIDUALLY AND IN HIS OFFICIAL CAPACITY AS A SHERIFF IN THE CITY AND COUNTY OF PHILADELPHIA; JAMES MCCARRIE, INDIVIDUALLY AND IN HIS OFFICIAL CAPACITY AS A SHERIFF IN THE CITY AND COUNTY OF PHILADELPHIA; ANGELINEL BROWN, INDIVIDUALLY AND IN HER OFFICIAL CAPACITY AS A SHERIFF IN THE CITY AND COUNTY OF PHILADELPHIA; PARIS WASHINGTON, INDIVIDUALLY AND IN HER OFFICIAL CAPACITY AS A SHERIFF IN THE CITY AND COUNTY OF PHILADELPHIA,

CITY OF PHILADELPHIA, Appellant ______________

On Appeal from the United States District Court for the Eastern District of Pennsylvania (District Court Civil No. 2-13-cv-02008) District Judge: Honorable Michael M. Baylson ______________

Argued July 1, 2019

Before: McKEE, PORTER, and RENDELL Circuit Judges

(Opinion filed: September 18, 2020)

Kimberly Y. Smith Rivera [Argued] David C. Gibbs III Gibbs Law Firm 2648 FM 407, Suite 240 Bartonville, TX 76226 Counsel for Appellee

Craig R. Gottlieb [Argued] City of Philadelphia Law Department 1515 Arch Street, 17th Floor Philadelphia, PA 19102 Counsel for Appellant

__________

OPINION OF THE COURT __________ McKEE, Circuit Judge

We are asked to decide if the City of Philadelphia’s unwritten policy of preventing announcements at mortgage foreclosure sheriff’s sales is unconstitutional. Pursuant to that policy, City employees forcibly prevented James Porter from publicly announcing to bidders at such a sale that he and his wife, Debra Porter, had an unrecorded interest in a property being auctioned. Porter sued, arguing that the City’s policy violated his First Amendment right to free speech. A jury agreed and awarded him $750,000 in damages and the District Court thereafter upheld that award. For the reasons that follow, we will reverse and remand with instructions to vacate the judgment and enter judgment in favor of the City.

2 I. FACTUAL BACKGROUND1

This dispute arises from James Porter’s interest in a property located at 1039-55 Frankford Avenue in Philadelphia.2 Porter co-owned that property with a partner, and his wife held an unrecorded mortgage on the property to secure a $2.8 million promissory note.3 Shortly after Porter’s wife obtained her mortgage, and unbeknownst to Porter, his partner obtained a second mortgage on the property from Commerce Bank.4 That mortgage eventually went into default and the property was thereafter listed for sale at a regularly scheduled mortgage foreclosure sheriff’s sale conducted by the City of Philadelphia.5

The Porters filed several actions regarding the Frankford Avenue property prior to the sheriff’s sale. A Pennsylvania state court awarded Debra damages for the title company’s failure to record her mortgage but declined to have it retroactively recorded.6 That ruling was not appealed and became final.7 After Commerce Bank successfully foreclosed on the property, the state court denied the Porters’ motion to postpone the sale based on Debra’s alleged interest in the

1 We present the facts in the light most favorable to Porter despite the conflicting versions of events. See Mancini v. Northampton Cty., 836 F.3d 308, 314 (3d Cir. 2016) (quoting In re Lemington Home for the Aged, 777 F.3d 620, 626 (3d Cir. 2015)). 2 Porter v. City of Phila., 337 F. Supp. 3d 530, 536 (E.D. Pa. 2018). 3 Id. 4 Porter Br. at 5. 5 Porter, 337 F. Supp. 3d at 536. 6 Porter v. TD Bank, N.A., No. CIV.A. 10-7243, 2012 WL 3704817, at *2 (E.D. Pa. Aug. 27, 2012), aff’d on other grounds, 519 F. App’x 109 (3d Cir. 2013) (per curiam). 7 While the Porters appealed other aspects of this decision, they declined to appeal the decision regarding recordation. Id.; see also City Br. at 9-10. Therefore, Commerce Bank’s previously recorded mortgage had first priority as to any buyer who purchased the property without notice of the prior lien. 3 property.8 The Porters also filed a declaratory judgment action in the Eastern District of Pennsylvania claiming that Debra’s unrecorded mortgage on the property had priority over Commerce Bank’s subsequently recorded mortgage.9 The federal declaratory judgment action was pending at the time of the sheriff’s sale.10

Porter also contacted the Sheriff’s Office directly several times before the sheriff’s sale in an effort to inform that office about his wife’s alleged interest in the property and the outstanding federal lawsuit.11 Porter planned to yet again assert his interest in the property at a hearing regarding the foreclosure in state court the day before the sheriff’s sale, but the judge cancelled the hearing and allowed the sale to proceed.12

8 Id. at *2-3. 9 Porter, 337 F. Supp. 3d at 536; App. 636-37. 10 App. 636-37. After the sheriff’s sale, the District Court granted summary judgment to the defendant on preclusion grounds based on the Pennsylvania Superior Court’s decision declining to retroactively record Debra’s mortgage, and we affirmed in an unreported per curiam opinion. See Porter v. TD Bank N.A., 519 F. App’x 109, 110 (3d Cir. 2013). 11 Porter, 337 F. Supp. 3d at 536 (“Porter had gone to the Sheriff’s office on several occasions, trying to prevent the sheriff’s sale of the property proceeding, and alternatively attempting to ensure that whoever bought the property at the sheriff’s sale was aware of the pending declaratory judgment action.”); App. 639. 12 App. 637; Porter Br. at 5. In his brief, Porter claims that the foreclosure court cancelled this hearing “in reliance on the bank’s representation” that an announcement would be made at the sheriff’s sale. Porter Br. at 16. However, Porter provides no support for his contention that the court relied on the bank’s agreement to make an announcement when cancelling the hearing. In his trial testimony, Porter makes no mention of the reason for the sua sponte cancellation. App. 638; see also App. 373-74 (discussing the cancelled hearing, Porter’s attorney makes no mention of the reason for the cancellation). Moreover, these assertions do not alter our analysis or conclusion. We mention them only to more fully explain the context in which the sheriff’s sale took place. 4 Undeterred and determined to warn potential bidders about his wife’s alleged interest in the property, Porter sought Commerce Bank’s assurance that it would inform bidders at the sheriff’s sale about the pending lawsuit regarding the property.13 Accordingly, Porter’s attorney e-mailed Commerce Bank’s attorney to confirm that “the bank will make sure that the sheriff announces the existence of the federal court action at the sheriff’s sale to potential bidders.”14 Porter’s attorney also sent Porter an e-mail stating:

Jim, I’m just confirming what I told you to do today if the bank does not announce [Debra’s] lawsuit at the sale. You are to say that Deb has filed a federal lawsuit claiming she has an unrecorded mortgage which would survive the sheriff’s sale.15

Porter—accompanied by his wife, brother, and mother—attended the sheriff’s sale on January 4, 2011 to ensure potential bidders were warned about the potential lawsuit.16 Commerce Bank’s attorney never arrived at the sheriff’s sale.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

HUMBERT v. HENRY CLAY TOWNSHIP
W.D. Pennsylvania, 2025
BRYANT v. THE CITY OF PHILADELPHIA
E.D. Pennsylvania, 2025
Rios v. Martin
M.D. Pennsylvania, 2025
BRIGHT v. HOEBICH
D. New Jersey, 2025
Seltzer v. South Manheim Township
M.D. Pennsylvania, 2025
DAVIS v. THE CITY OF PHILADELPHIA
E.D. Pennsylvania, 2024
VICTORIA v. ANDERSON
D. New Jersey, 2024
Hromek v. Borough of Exeter
M.D. Pennsylvania, 2024

Cite This Page — Counsel Stack

Bluebook (online)
975 F.3d 374, Counsel Stack Legal Research, https://law.counselstack.com/opinion/james-porter-v-city-of-philadelphia-ca3-2020.