Southampton 100, LLC v. Alabama Department of Revenue

Supreme Court of Alabama·Decided November 26, 2025·No. SC-2025-0227·Published

Opinion

Rel: November 26, 2025

Notice: This opinion is subject to formal revision before publication in the advance sheets of Southern Reporter. Readers are requested to notify the Reporter of Decisions, Alabama Appellate Courts, 300 Dexter Avenue, Montgomery, Alabama 36104-3741 ((334) 229-0650), of any typographical or other errors, in order that corrections may be made before the opinion is printed in Southern Reporter.

SUPREME COURT OF ALABAMA OCTOBER TERM, 2025-2026

SC-2025-0227

Southampton 100, LLC

v.

Alabama Department of Revenue

Appeal from Jefferson Circuit Court (CV-21-903531)

COOK, Justice.

This appeal arises from the dismissal of an action ordered as a sanction for alleged misconduct during discovery. The underlying

litigation concerns a dispute over the amount of ad valorem taxes owed by the appellant, Southampton 100, LLC ("Southampton"), for a low- income-housing property that it purchased in 2019. Southampton challenged multiple tax-year valuations assessed for the property by the Jefferson County Tax Assessor's Office before the Jefferson County Board of Equalization and Adjustments ("the Board"). Although the Board adjusted some of those valuations, Southampton was not satisfied with the assessments.

Over the next few years, Southampton appealed those assessments in separate actions to the Jefferson Circuit Court. The circuit court then consolidated Southampton's appeals into one action. The Alabama Department of Revenue ("ADOR") subsequently filed a notice of appearance in that appeal and thereafter became the named "appellee."

During the course of Southampton's appeal, a number of discovery disputes arose between the parties, many of which prompted motions for sanctions against Southampton by ADOR. The final straw came when ADOR sought to depose one of Southampton's corporate representatives in person. Southampton had previously provided one of its corporate representatives for an in-person deposition and then offered to have its

second corporate representative, a resident of California, testify via Zoom, a videoconferencing service, that same day. ADOR refused that offer and, instead, demanded that Southampton's second corporate representative travel to Alabama so that he could be deposed in person.

Southampton objected to ADOR's demand on the basis that having its second corporate representative fly to Alabama was overly burdensome given that the parties had already rescheduled those depositions on multiple occasions. In response, ADOR issued another deposition notice. Southampton, however, never sought a protective order.

Following additional disputes over this issue, including a motion for sanctions, ADOR filed another motion for sanctions in which it asked the circuit court to dismiss Southampton's tax appeal. Without holding a hearing, the circuit court granted the motion and dismissed Southampton's tax appeal with prejudice the very next day.

Although a trial court has discretion to sanction a party for willfully failing to comply with discovery requests, as explained below, the record before us does not indicate that Southampton willfully did so in this case. We therefore reverse and remand.

Facts and Procedural History I. The Underlying Property-Tax Appeal Property-tax values for each tax year are set by the county tax-

assessing official who appraises real property using the prior valuation from October 1 of the previous year, making any adjustments to that valuation that the assessor determines is legal and proper. See § 40-7-25, Ala. Code 1975. The assessor then certifies all valuations to the local board of equalization, which reviews, revises, and fixes the valuations as listed by the assessor. See §§ 40-3-16, -17, and -18, Ala. Code 1975, and § 40-7-27, Ala. Code 1975.

On July 16, 2019, Southampton purchased a low-income-housing tax-credit property for $2,570,000. Following that transaction, the Jefferson County Tax Assessor's Office assessed the fair market value of the property for the 2021 tax year. That assessed value was $3,823,800.

Southampton disagreed with the assessor's assessed value and asked the Board to adjust it. According to the record, the Board lowered that value to $3,250,000.

In December 2021, Southampton appealed that assessment to the Jefferson Circuit Court. See §§ 40-3-24 and -25, Ala. Code 1975. Over the

next few years, Southampton appealed the Board's additional tax assessments for the property for 2022, 2023, and 2024. As stated previously, the circuit court then consolidated those appeals into one appeal.

As part of that appeal, Southampton requested a jury trial to determine the fair market value of the property. As noted previously, ADOR subsequently filed a notice of appearance, see § 40-3-26(b), Ala. Code 1975, and thereafter became the named "appellee" in the appeal below.

Although the circuit court initially set the jury trial in this case for October 16, 2023, the trial was continued to February 24, 2025. The circuit court thereafter issued a new scheduling order on October 28, 2024, in which it made clear that any further requests for a continuance in the case would be disfavored and would require "good cause" to be shown. The circuit court explained that the fact "that discovery has not been completed, or other such reasons will not be considered 'good cause' " for a continuance. It also directed "[a]ll discovery … to be completed within 60 days of the trial date [February 24, 2025]" -- i.e., by December 26, 2024. The scheduling order included the following discovery provision

under the Birmingham Differential Case Management Plan:1

"With respect to Rule 30(b)(6) of the Alabama Rules of Civil Procedure, if corporate representatives are not located within the State of Alabama, a party being asked to tender such representatives for deposition will be expected to produce only one such representative in Jefferson County, Alabama absent agreement of the parties to the contrary, or unless otherwise ordered. Any further depositions of additional corporate representatives would be expected to be held at the deponents'

location. Should the party for whom the representative will be testifying reasonably question the court's personal jurisdiction, this party may object to producing a witness in Jefferson County until the issue is resolved."

(Emphasis added.)

II. The Parties Engage in Discovery On September 5, 2023, ADOR served its interrogatories and requests for production on Southampton. Over a year later, on October 16, 2024, Southampton responded to ADOR's discovery requests.

After ADOR reviewed Southampton's response to its discovery

1The Birmingham Division of Jefferson County implemented the

Birmingham Differential Case Management Plan in 1990. 1 Gregory C. Cook, Alabama Rules of Civil Procedure Annotated, Rule 26, Author's Comments § 26.21 (5th ed. 2018). Among other things, this plan "creates three different tracks for cases (expedited, standard and complex)" and "provides for differing calendars for each and provides for differing amounts of discovery allowed under each." Id. In other words, the plan functions as a part of the scheduling order in each case. For discovery matters, this plan is merely a starting point for a trial court and can be modified by the court as needed.

requests, it filed a motion to compel discovery because, it said, Southampton had not provided substantive responses for many of its interrogatories and did not produce the documents it had requested concerning Southampton's property. It also asked the circuit court to continue the discovery deadline from December 26, 2024, to January 24, 2025.

In response, Southampton asserted that it had sufficiently answered ADOR's interrogatories. It also noted that those interrogatories exceeded 40 in number. See Rule 33(a), Ala. R. Civ. P.

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