Summary: Crownover owned a parcel of land in McIntosh County, and failed to pay the property tax on this property for a number of years. The property was put up for tax sale by the McIntosh County Assessor. In the process of so doing, the assessor published notice in the newspaper and mailed notice to Crownover via certified mail. Crownover had moved, and the address used by the assessor was not current. Thus, Crownover did not receive notice of the impending tax sale. Keel purchased the property at tax sale. Crownover learned of the sale after the fact and sued for quiet title to the property.
This matter first appeared before the Oklahoma Court of Civil Apppeals, which ruled that the assessor had done everything required of it by the statute in order to provide notice of the sale. Crownover sought certorari to the Oklahoma Supreme Court.
Legal Issues: The question before the Court was whether Crownover received sufficient legal notice of the impending tax sale.
Pursuant to 68 O.S. §3105 the State has the authority to sell real property to recover delinquent taxes. However, the county is only required to give notice "... by mailing to the record owner of said real property as of the preceding December 31 or later as reflected by the records in the office of the county assessor, which records shall be updated based on real property conveyed after October 1 each year, a notice stating the amount of delinquent taxes owed and informing the owner that the subject real property will be sold as provided for in Section 3105 of this title if the delinquent taxes are not paid and showing the legal description of the property of the owner being sold. Failure to receive said notice shall not invalidate said sale."
The Oklahoma Supreme Court ruled that complying with this statute does not necessarily result in proper notice. Under the 14th amendment to the United States Constitution and Article 2, § 7 no person may be deprived of life, liberty, or property without due process of law. Previously the Court ruled that due process requires, at a minimum "a meaningful opportunity to appear and be heard." Therefore, to the extent that the statute allows a the state to sell real property for delinquent taxes without providing the landowner 'a meaningful opportunity to appear and be heard', the statute is constitutionally null.
Discussion: All of the parties agreed that Crownover had no personal knowledge of the tax sale until after the fact. The mailing was made to an old address, and no forwarding order was in effect. Because the county sought to deprive Crownover of his real property without constitutionally sufficient notice, his due process rights were impinged upon and the tax sale will be set aside.
Justice Winchester, joined by Justice Taylor, dissented from the ruling. The crux of their dissent is that the United States Supreme Court has held that States must provide "notice reasonably calculated, under all the circumstances, to apprise interested parties of the pendency of the action." But that 'heroic efforts' are not required of the State to provide constitutionally sound notice. Justices Winchester and Taylor would rule that the State met this burden, and that the majority opinion requires the State to make too great an effort in obtaining notice.