SE Property Holdings, LLC v. Russell G. Judkins

CourtCourt of Appeals for the Eleventh Circuit
DecidedJuly 27, 2020
Docket18-15059
StatusUnpublished

This text of SE Property Holdings, LLC v. Russell G. Judkins (SE Property Holdings, LLC v. Russell G. Judkins) is published on Counsel Stack Legal Research, covering Court of Appeals for the Eleventh Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
SE Property Holdings, LLC v. Russell G. Judkins, (11th Cir. 2020).

Opinion

Case: 18-15059 Date Filed: 07/27/2020 Page: 1 of 18

[DO NOT PUBLISH]

IN THE UNITED STATES COURT OF APPEALS

FOR THE ELEVENTH CIRCUIT ________________________

No. 18-15059 Non-Argument Calendar ________________________

D.C. Docket No. 1:17-cv-00413-TFM-B

SE PROPERTY HOLDINGS, LLC,

Plaintiff-Appellee,

versus

RUSSELL G. JUDKINS and HIGHWAY 59, LLC,

Defendants-Appellants.

________________________

Appeal from the United States District Court for the Southern District of Alabama ________________________

(July 27, 2020)

Before WILSON, BRANCH, and HULL, Circuit Judges.

PER CURIAM: Case: 18-15059 Date Filed: 07/27/2020 Page: 2 of 18

Faced with a struggling construction business and past-due payments on

millions of dollars of personal loans, Russell G. Judkins (“Judkins”) transferred

various assets to himself and his wife, Linda Judkins (“Mrs. Judkins”), as “tenants

by the entirety,” or, alternatively, to Florida limited liability companies that

Judkins and Mrs. Judkins owned (in whole or in part) as tenants by the entirety. In

effect, these transfers made property that was previously reachable by Judkins’s

creditors now unreachable. Soon after making these transfers, Judkins defaulted

on his bank loans—totaling between $15 and $18 million—that he had either

borrowed himself or personally guaranteed.

SE Property Holdings (“SEPH”), one of Judkins’s creditors, attacked

Judkins’s transfer of his 50 percent interest in real property to Highway 59, LLC

(“Highway 59”) as fraudulent in violation of the Alabama Uniform Fraudulent

Transfer Act (“AUFTA”). Ala. Code. § 8-9A-4(a). The district court found

Judkins and Highway 59 violated AUFTA, ordered Highway 59 to transfer the real

property to SEPH within 30 days, and entered a punitive damages award of

$300,000 against both defendants. Judkins and Highway 59 appealed. On appeal,

they assert the punitive damage award is unjustified and excessive.

We disagree. The district court did not abuse its discretion in finding that

Judkins and Highway 59’s wrongful conduct justified the punitive damages award.

2 Case: 18-15059 Date Filed: 07/27/2020 Page: 3 of 18

Nor is the punitive damages award unconstitutionally excessive. Accordingly, we

affirm.

I.

Rewind to 2006, when the housing market was booming. Back then,

Judkins was one of three members of Coastal Construction, LLC (“Coastal), a

residential real estate development company that crumbled during the 2008

recession. Coastal operated like this: Coastal would take out loans from Vision

Bank—SEPH’s predecessor—and other banks to finance its construction of new

beach houses in the Gulf Coast region. Coastal would then sell the new beach

house, repay the loans, and distribute the profit among its three members—

Judkins, Hans Van Aller, III, and Robert Harris (the “Members”). On some of

those loans, the Members signed guaranties that made them jointly and severally

liable for the loans. On other loans, the individual Members were the principal

borrowers. All told, Judkins guaranteed or borrowed between $15 and $18 million

in loans. The loans from Vision Bank alone totaled over five million dollars.

This arrangement worked fine until the 2008 recession hit and Coastal could

not sell its beach houses. Consequently, Coastal could no longer pay its loans, and

the Members were forced to pay personally the interest payments. By fall 2008,

Coastal began to default on its loans. Between September 2008 and June 2010,

3 Case: 18-15059 Date Filed: 07/27/2020 Page: 4 of 18

various lenders, such as Vision, RBC Bank, Pen Air Federal Credit Union, and

Trustmark sued Coastal and its guarantors, including Judkins.

Around June 25, 2008 (after Coastal had begun to default on the loans, but

before the banks sued), Judkins met with a Florida attorney, David Hightower.

According to SEPH and the district court’s findings, the purpose of this meeting

was to develop a scheme to shield the entirety of Judkins’s assets from his

creditors. Judkins maintains that he met with Hightower because his father-in-

law’s terminal illness prompted him to develop an estate plan. But everyone

agrees on the results of this meeting: beginning on July 28, 2008 Judkins identified

his unencumbered and non-exempt assets (which creditors could reach) and—with

Hightower’s assistance—transferred those assets either to himself and his wife as

tenants by the entirety, or to limited liability companies that Judkins and his wife

owned in whole or in part. Tenancy by the entirety is a form of ownership

available to married couples under Florida law whereby the property is

unreachable by creditors of only one spouse. By the end of August 2008, Judkins

did not own any unencumbered, non-exempt property in his own name. In effect,

Judkins was legally insolvent but still held substantial assets with his wife.

At issue here is the transfer of Judkins’s fifty percent interest in real property

off Highway 59 in Gulf Shores, Alabama. Since June 1993, Judkins and his

business partner, Gary Sluder (“Sluder”), each owned one-half interest in the

4 Case: 18-15059 Date Filed: 07/27/2020 Page: 5 of 18

property as tenants in common. They leased this property to Gene’s Floor

Covering II, Inc.—Sluder and Judkins’s flooring business. Judkins controlled all

aspects of the business and Sluder was a silent partner. On July 28, 2008,

Hightower organized Highway 59, LLC, of which Judkins and Mrs. Judkins owned

fifty percent as tenants by the entirety and Sluder and his wife owned fifty percent

as tenants by the entirety. Judkins and Sluder then transferred both couples’

interests in the real property to the newly formed LLC. After the transfer, Judkins

continued to use the property for his flooring business. At trial, a real estate

appraiser testified that the value of the real property was $795,000.00. Judkins did

not offer any evidence to rebut this appraisal.

SEPH sued Judkins and Highway 59 in the United States District Court for

the Southern District of Alabama. After two days of trial, the district court issued a

judgment in favor of SEPH. 1 The court held that Judkins transferred his interest in

the real subject property with the actual intent to hinder, delay or defraud his

1 SEPH only seeks to set aside the Highway 59 transfer, but the other transfers deserve notice. The district court found:

Similar to the Hwy 59 transfer, Judkins transferred his shares of Gene’s Floor Covering II, Inc., to GFC Holdings, LLC, another Florida company that was formed by Hightower on July 28, 2008. Judkins and Mrs. Judkins owned one hundred percent (100%) of GFC Holdings, LLC, as tenants by the entirety. With Hightower’s assistance, Judkins, also, transferred his and his wife’s real property directly to themselves as tenants by the entirety. Hightower, also, drafted a mortgage agreement pursuant to which Judkins and his wife as tenants by the entirety secured a purported loan to Judkins.

5 Case: 18-15059 Date Filed: 07/27/2020 Page: 6 of 18

creditor, SEPH. The district court then turned to the proper remedy under

Alabama law. First, in accordance with Alabama’s fraudulent transfer statute, the

district court ordered Highway 59 to transfer the property at issue to SEPH. It

further found punitive damages were appropriate because Judkins and Highway 59

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SE Property Holdings, LLC v. Russell G. Judkins, Counsel Stack Legal Research, https://law.counselstack.com/opinion/se-property-holdings-llc-v-russell-g-judkins-ca11-2020.