[PUBLISH]
IN THE UNITED STATES COURT OF APPEALS
FOR THE ELEVENTH CIRCUIT
FILED
_____________________________
U.S. COURT OF APPEALS
ELEVENTH CIRCUIT
No. 02-10277 October 24, 2003
_____________________________ THOMAS K. KAHN
CLERK
D. C. Docket No. 01-08069 CR-WPD
UNITED STATES OF AMERICA,
Plaintiff-Appellant,
versus
RICHARD ELLINGTON,
Defendant-Appellee.
_______________________
Appeal from the United States District Court
for the Southern District of Florida
_______________________
(October 24, 2003)
Before EDMONDSON, Chief Judge, DUBINA, Circuit Judge, and HODGES *,
District Judge.
*
Honorable Wm. Terrell Hodges, United States District Judge for the Middle District of Florida,
sitting by designation.
PER CURIAM:
The United States of America appeals the district court’s order granting
Richard Ellington’s motion for a judgment of acquittal. The district court granted
the motion after a jury found Ellington guilty of conspiracy to commit mail fraud,
in violation of 18 U.S.C. § 371, and of mail fraud, in violation of 18 U.S.C. §
1341. We vacate the judgment of acquittal.
BACKGROUND
The Palm Beach County Housing Finance Authority (“HFA”) is a
governmental entity chartered under Florida law to fund low-cost housing. Lloyd
Hasner was the chairman of the HFA, the proprietor of Hasner Realty, and an
officer in Castle Florida Building Corporation: a construction company owned by
his brothers. Ellington, who is a lawyer, served as the paid legal adviser to the
HFA.
At the September 1996 HFA meeting, Hasner proposed that Lisa Fisher be
hired as a consultant. Fisher was a sales associate with Main Street Realty and
owned Lisa Fisher & Company: a real estate consulting firm. The HFA approved
the motion to negotiate a contract with Fisher, and Ellington was directed to
2
prepare a contract. This agreement was presented to the HFA at its October 1996
meeting. The agreement provided for a six-month contract with Fisher at $5,000
per month and for reimbursement of Fisher’s expenses. Due to concerns about the
amount of expenses to be paid, final action on the contract was deferred.
In the meantime, Fisher was retained by Hawthorne Ltd., a developer of
low-income housing projects, to find potential sites in Florida. Fisher contacted
Hasner about the availability of potential project sites. In November 1996, Hasner
contacted Chris Fleming at Reichel Realty about a 30-acre tract of land in
Greenacres City, Florida. This 30-acre parcel of land would later be named
Chelsea Commons. Hasner registered Fisher as the agent for a potential buyer.1
At Hasner’s direction, Fisher contacted Fleming to confirm that she was acting on
behalf of Hawthorne.
Fleming and Fisher reached an oral understanding for the sale of the 30-acre
tract to Hawthorne for $1.8 million. On 14 November 1996, Fleming sent Fisher a
letter confirming their agreement on the distribution of the 6% brokers’s
commission. Under this agreement, Reichel Realty and Main Street Realty,
respectively, were to receive 3-1/2% and 2-1/2 % of the commission. It was also
1
A broker representing a buyer registers his client with the listing agent to preserve his interest
in the commission.
3
then agreed that Reichel Realty and Lisa Fisher & Company would each pay
Hasner a referral fee of $4,500, for a total of $9,000. Main Street Realty did not
receive the 14 November letter setting the agreement on Hasner’s referral fee, that
is that Fisher and Reichel Realty had agreed to pay Hasner a $9,000 referral fee.
In addition to the $9,000 Hasner was to receive from Reichel Realty and Lisa
Fisher & Company, Main Street Realty agreed to pay Hasner a separate referral
fee of 1% of the purchase price, or $18,000.
At the 18 November 1996 HFA meeting, it was announced that Hawthorne
had secured a potential development site and wished to enter a proposal for the
development of a publicly-funded affordable housing development. That Fisher
had been retained by Hawthorne and would receive a $30,000 contingency fee
from Hawthorne upon HFA’s final approval of the project was disclosed.
At the 18 November meeting, the HFA also discussed the issue of Fisher’s
still-pending consulting contract. An HFA member expressed concern over
Fisher’s simultaneous employment by Hawthorne and HFA. As a result, a
provision was added to Fisher’s contract with the HFA which required Fisher to
disclose any clients appearing before or submitting materials to the HFA. The
HFA, including Hasner, unanimously approved Fisher’s consulting contract with
the HFA. Neither Fisher nor Hasner disclosed that, if the Chelsea Commons sale
4
was completed, Hasner would receive a referral fee. Thereafter, beginning in
January 1997 and continuing through June 1997, Fisher received by mail her
monthly retainer and expense reimbursements from the HFA.
On 16 December 1996, Hawthorne presented its proposal for Chelsea
Commons and sought to have the project financed by HFA’s issuance of about $16
million in tax-exempt bonds.2 At this meeting, Hasner announced that he had a
“potential conflict” and declined to vote on the matter. Hasner also executed the
prescribed form stating that he had a potential conflict and was abstaining from
discussing or voting on the matter. Hasner did not disclose the nature of his
conflict to the HFA. The HFA voted to proceed with the development.
In January 1997, Castle Florida, the construction company owned by
Hasner’s brothers, negotiated a contract with Hawthorne to consult on the Chelsea
Commons project. Ellington made an inquiry to the Florida Attorney General and
the Florida Ethics Commission about the obligations of an HFA member who
obtains a contract for services to be furnished in conjunction with a qualifying
housing development. After Ellington was informed that the possession of such
an interest violated Fla. Stat. § 159.606, Hasner submitted a letter stating that he
2
About $13 million in bonds were ultimately issued.
5
had resigned as an officer of Castle Florida on 10 February 1997 and that Castle
Florida’s contract with Hawthorne had terminated.
At the 2 June 1997 HFA meeting, before the final vote on the Chelsea
Commons project, an HFA member asked to be advised on conflicts of interests
involved in the project. Ellington informed the HFA, in the presence of Hasner
and Fisher, that Hasner at one point thought that he might be the contractor for
Chelsea Commons, but that event was not going to happen. Ellington stated,
however, that Hasner would continue to desist from participating in the debate or
voting on the Chelsea Commons issue. Ellington also noted that Fisher had
disclosed from the beginning that she was the agent for the project. Ellington then
stated “[o]ther than that, I don’t know of any other disclosures that need to be
made.” Neither Ellington, Hasner, or Fisher, informed the HFA that Hasner was to
receive a $27,000 brokerage fee from the Chelsea Commons project.
The Chelsea Commons project involved the separate closings of the real
estate and bond transactions. The real estate sale closed first. The initial draft of
the closing statement (“HUD-1”), prepared by the buyer’s attorney Gary Johnson,
omitted all reference to Hasner’s fees. Later, upon receiving notice reflecting that
Hasner was to receive a $9,000 fee, Johnson revised the HUD-1 to reflect the
$9,000 payment to Hasner. The buyer seemingly was never notified that Hasner
6
was to receive other sums as well, including $18,000 from Main Street. So, the
HUD-1 did not reflect the additional $18,000 fee Hasner was to receive from Main
Street Realty.
Upon Ellington’s receiving the revised HUD-1, Ellington pointed out the
listing of a $9,000 fee to the other attorneys for the bond closing. HFA’s bond
counsel, Stephen Sanford, and the developer’s attorney, Randy Alligood,
concluded that Hasner’s receipt of payment was improper. As a condition of the
bond issuance, the attorneys were required to warrant that the matter being
financed had been conducted in accordance with Florida law, including the
conflict of interest provisions of Fla. Stat. § 159.606.3 Alligood and Sanford
informed Ellington that they would withhold their approving opinions if Hasner’s
payment was not repudiated.
Alligood prepared a letter for Hasner’s signature, in which the real estate fee
was disclaimed and its inclusion in the closing statement deemed a mistake.
3
Florida Statute section 159.606 provides in relevant part:
“No member or employee of a housing finance authority shall acquire any interest, direct or
indirect, in any qualifying housing development or in any property included or planned to be
included in such a development, nor shall a member or employee have any interest, direct or
indirect, in any contract or proposed contract for materials or services to be furnished or used in
connection with any qualifying housing development. If any member or employee of a housing
finance authority owns or controls an interest, direct or indirect, in any property included or
planned to be included in any qualifying housing project, the member or employee shall
immediately disclose the same in writing to the housing finance authority.”
7
Ellington spoke with Hasner and informed him that “to fix the situation” Hasner
should sign the letter disclaiming the interest in the $9,000 real estate fee and that
Fisher would pay the fee to Hasner out of an unrelated project called Tierra Vista.
Ellington stated that it had to be “very understood” between Ellington, Hasner,
and Fisher, that “nobody else [was] to know” about Ellington’s proposed solution.
Hasner then contacted Fisher to obtain her assurance that he would be paid
his commission even if he renounced his fees. Fisher attempted to assure Hasner
that the owner of Main Street Realty, Judy Black, would not learn of the disavowal
letter. Hasner later informed Ellington that he would allow the entire housing
project to “crater” if he did not receive a written commitment from Main Street
Realty that he would receive his full fee. Fisher called Steve Chitwood, the senior
broker involved in Main Street Realty’s commercial real estate sales. According
to Fisher, Chitwood, after some debate, gave his permission for Hasner to be paid
from the Tierra Vista project.4 Nothing in the documents possessed by Main
Street Realty reflected that Hasner was to receive a commission from the Tierra
Vista project. According to Black it would have been Chitwood’s responsibility to
4
The wiretap evidence does reflect that, while Ellington and Hasner, by telephone, were
discussing possible ways Hasner could disavow his commission and still receive his fee, Fisher can
be heard in the background speaking on a nearby telephone. Ellington then informed Hasner that,
according to Fisher, Main Street had agreed to pay Hasner out of the Tierra Vista project. Nothing
reflects, however, what Fisher told Chitwood. In the light of the other evidence, the jury could
conclude that Fisher did not tell Chitwood that Hasner had disavowed his commission.
8
note the changes in the file. Black agreed, however, that because the change was
not in the file did not necessarily mean that Chitwood had not agreed to it.
After being informed by Ellington that Main Street Realty had agreed to pay
his commission fee, Hasner asked Ellington if Main Street Realty would send
Hasner a confirming letter. Ellington responded that he would prefer not to have a
letter to that effect because it was a “paper trail.” Nonetheless, Ellington told
Hasner that they would try to get something in writing. Fisher provided Hasner
with a handwritten letter signed by Fisher as an associate of Main Street Realty, a
letter stating that Hasner Realty had earned a real estate commission from the
Tierra Vista project. Hasner signed the disavowal letter; and after receiving
Hasner’s disavowal letter, the bond attorneys issued their opinion letters. No
evidence shows that Fisher or anyone else provided Main Street Realty with a
copy of the disavowal letter or of her handwritten assurance to Hasner that he
would be paid his commission on the Tierra Vista project.
The pending sales transaction forms -- used by Main Street Realty to track
the money received and expended by the company in real estate transactions -- did
not reflect that Hasner was to receive a commission for the Tierra Vista property.
Forms did reflect, however, that Hasner was to receive a $22,500 referral fee for
the Chelsea Commons property. As a result, Black wrote Hasner a check for
9
$22,500 from the Chelsea Commons project. Upon Hasner’s request, the check
was sent to him by Federal Express. Later, after Black learned of the disavowal
letter, she sought the return of Hasner’s commission.5
When interviewed by FBI Special Agent Jeffrey Danik on 3 March 2000,
Ellington said that he had first learned of Hasner’s real estate commissions at the
bond closing and that he had determined that Hasner could not accept such a
payment. Ellington told the FBI agents that Hasner had willingly relinquished his
claim and that Ellington had played no role in inducing Hasner to sign the
disavowal letter.
On 8 May 2001, a grand jury returned an indictment against Hasner, Fisher,
and Ellington. Count One charged defendants with conspiring to deprive the Palm
Beach County Housing Finance Authority (“HFA”) of Hasner’s honest services
and to acquire money and property through fraudulent misrepresentations, in
violation of 18 U.S.C. § 371. The indictment specifically charged that defendants
defrauded Main Street Realty of money by concealing that Hasner had signed a
document disclaiming his commission in connection with the Chelsea Commons
transaction.
5
Upon learning of Hasner’s conflict, Reichel Realty had refused to pay Hasner the $4,500
referral fee. This $22,500 sum represented the $18,000 referral fee from Main Street Realty plus
$4,500 that had also been promised by Fisher.
10
Count Two charged the defendants with mail fraud for Hasner’s receipt of
the check from the Chelsea Commons project, sent via Federal Express, in
violation of 18 U.S.C. § 1341.6
The district court submitted a special verdict form to the jury which allowed
the jury to convict on Counts One and Two based upon (1) the acquisition by the
defendants of Main Street Realty’s money by means of false pretenses; and (2) the
deprivation of the HFA’s right to Hasner’s honest services. The verdict form
required the jury to indicate specifically which objectives, if either, the defendant
had conspired to achieve. The jury returned the special verdict form concluding
that Ellington had conspired to deprive Main Street Realty of its money and
property by means of false pretenses. The jury also convicted Ellington of the
substantive count of mail fraud on Main Street Realty.
The district court determined that, upon examining all the evidence in a
light most favorable to the verdict, insufficient evidence supported Ellington’s
convictions. The district court stated that, because Main Street Realty had
ultimately benefitted economically from the Chelsea Commons transaction, Main
Street Realty could not have been defrauded of its money and property under the
mail fraud statute. The district court further noted that Hasner and Fisher’s
6
Ellington was not named in the remaining counts.
11
discussions about whether to disclose the disavowal letter to Main Street Realty
were insufficient to support a conviction for conspiracy to defraud. The district
court therefore granted Ellington’s judgment of acquittal. The government
appeals.
DISCUSSION
The government argues that the district court erred by granting Ellington a
judgment of acquittal. The government contends that the district court failed to
acknowledge the substantial array of evidence demonstrating Main Street Realty’s
victimization. The government further asserts that the district court failed to
articulate fully the rationale for its decision and that the order of dismissal is
subject to two interpretations: (1) that Main Street Realty could not have been
defrauded because it was in Main Street Realty’s ultimate economic interest for
the Chelsea Commons deal to be completed; or (2) that Main Street Realty was, in
substance, an unindicted co-conspirator. The government asserts that under either
interpretation the entry of a judgment of acquittal was inappropriate.
Ellington responds that the district court properly determined that no
reasonable juror could have concluded that the evidence was sufficient to convict
12
on the money and property element of the indictment. Ellington argues that the
evidence reflects that Main Street Realty had agreed to pay Hasner the $22,500
commission and that Main Street Realty was not deprived of its money or property
by fraud.
In reviewing the district court’s grant of a judgment of acquittal, our
evaluation is comparable to the standard used in reviewing the sufficiency of the
evidence to sustain a conviction. United States v. Ward, 197 F.3d 1076, 1079
(11th Cir. 1999). In assessing the propriety of the district court’s decision, we
must determine whether based on the evidence presented in the light most
favorable to the government, a reasonable jury could have found the defendant
guilty beyond a reasonable doubt. Id.
For a defendant to be convicted of a conspiracy to defraud under 18 U.S.C.
§ 371, the government must demonstrate, beyond a reasonable doubt, “(1) an
agreement among two or more persons to achieve an unlawful objective; (2)
knowing and voluntary participation in the agreement; and (3) an overt act by a
conspirator in furtherance of the agreement.” United States v. Hasson, 333 F.3d
1264, 1270 (11th Cir. 2003). “Because secrecy is an essential element of
conspiracy, such an agreement may be proved by circumstantial as well as direct
13
evidence.” United States v. Hernandez, 921 F.2d 1569, 1575 (11th Cir. 1991)
(quotation omitted).
To prove mail fraud, the government must show that the accused “(1)
intentionally participated in a scheme or artifice to defraud and (2) used the United
States mails to carry out that scheme or artifice.” See United States v. Waymer, 55
F.3d 564, 568 (11th Cir. 1995).
Sufficient evidence supports Ellington’s convictions.7 The wiretap evidence
reflects that, after Hasner Realty showed up on the real estate closing statement as
receiving a $9,000 commission, Ellington told Hasner that he had a proposal to
“fix the situation.” Ellington stated, however, that it had to be “very understood”
between Ellington, Hasner, and Fisher that nobody else was to know about the
agreement to execute the disavowal letter and then to pay Hasner’s fee out of the
7
As an initial matter, we disagree with the district court’s statement that Main Street Realty
could not have been defrauded because the Chelsea Commons transaction ultimately inured to Main
Street Realty’s economic benefit. Although arguably true that Main Street Realty would have
received no commission for Chelsea Commons if the whole housing project deal fell through, once
Hasner disavowed the $22,500 commission, Main Street Realty was entitled to keep $22,500 more.
See United States v. Ashman, 979 F.2d 469, 478-79 (7th Cir. 1992)(stating that scheme to divert
profits from customers may be actionable even if customers nonetheless benefit from the
transactions); United States v. Dandy, 998 F.2d 1344, 1358 (6th Cir. 1993)(upholding mail fraud
conviction because, although defendant did not commit mail fraud simply by profiting from breach
of fiduciary duty to victim, evidence showed that victim had to pay higher prices for goods received
under contract because provider of goods was paying kickbacks to defendant). If Main Street Realty
was deceived -- by Hasner’s alleged disavowal being hidden from it -- then it was deprived by fraud
of the $22,500 in commissions.
14
Tierra Vista project. These circumstances sound like a conspiracy with this
objective: to get money from Main Street Realty that the company did not owe.8
Put differently, a jury could reasonably infer from this statement that Ellington did
not intend for Main Street Realty to be informed of the disavowal letter, which
would have placed Main Street Realty on notice that it was no longer obligated to
pay Hasner the commission. Furthermore, a jury could reasonably conclude that
the failure to provide Main Street Realty with a copy of Hasner’s disavowal letter
or of Fisher’s letter indicating that Main Street Realty owed Hasner a real estate
commission from the Tierra Vista project were acts in furtherance of the
conspiracy. This evidence was sufficient for a jury to convict Ellington of
conspiring to defraud Main Street Realty.
Based upon the evidence before it, the jury could also reasonably conclude
that Ellington and his co-conspirators did not inform Main Street Realty of
Hasner’s disavowal letter, thereby completing the substantive offense of mail
fraud once Hasner’s check was sent by Federal Express.
Ellington does not contend that he advised Main Street Realty himself of the
disavowal letter. Although Fisher testified that she informed Chitwood (the
8
No one claims that Fisher’s knowledge of Hasner’s disavowal letter was sufficient to place
Main Street Realty on notice that it was no longer obligated to pay Hasner’s fee.
15
pertinent Main Street Realty contact) that Hasner had to waive his commission on
the Chelsea Commons project, the jury was free to reject this testimony.9 See
United States v. Calderon, 127 F.3d 1314, 1325 (11th Cir. 1997) (stating that
credibility determinations are the sole province of the jury). Indeed, based upon
other evidence in the record, a jury could reasonably conclude that Main Street
Realty was not informed of Hasner’s disavowal letter. The record reflects that
Main Street Realty’s records, in Chitwood’s handwriting, were amended to reflect
a change in the amount of the commission that Hasner was to receive; but the
records continuously reflected that Hasner was to be paid from the Chelsea
Commons transaction. The record also reflects that Fisher did not provide Main
Street Realty with a copy of Hasner’s disavowal letter or of her handwritten letter
to Hasner assuring him that Main Street Realty would pay his commission from
the Tierra Vista project. The evidence was sufficient for a jury to conclude
reasonably that Ellington and his co-conspirators did not inform Main Street
9
We recognize that Chitwood, the best person to speak to this issue, did not testify at trial.
Ellington, in support of his motion for judgment of acquittal, filed an affidavit from Chitwood, in
which Chitwood avers that, although he initially informed the government that he had not authorized
the commission payment through Tierra Vista, he later corrected that statement after he had a chance
to refresh his recollection. Ellington admits in his motion for judgment of acquittal that the defense
was aware before trial that Chitwood stated he had authorized the payment of Hasner’s commission
from the Tierra Vista project. Furthermore, Chitwood’s affidavit is silent about whether Fisher
informed him about the disavowal letter.
16
Realty about Hasner’s disavowal letter and, thus, caused Main Street Realty to pay
money it did not owe.
A jury could reasonably conclude that Ellington and his co-defendants
intended Main Street Realty not to be informed that, under Hasner’s disavowal
letter, it was no longer obligated to pay Hasner’s fee, that Main Street Realty was,
in fact, not informed of the disavowal letter, and thus that Main Street Realty was
defrauded into paying -- by Federal Express -- Hasner’s fee.
CONCLUSION
Because the government presented sufficient evidence from which a
reasonable jury could conclude beyond a reasonable doubt that Ellington was
guilty of conspiracy to commit mail fraud and mail fraud, we VACATE the district
court’s judgment of acquittal and REMAND with instructions that the district
court reinstate the jury’s verdict and for further proceedings.
VACATED AND REMANDED.
17