HOA Foreclosure Judgment | CV2021-002089
The court approved a default judgment and decree of foreclosure for Val Vista Lakes Community Association.
Last updated July 2, 2026. Case: The Val Vista Lakes Community Association v. Leland L. Leeds, et al., Maricopa County Superior Court No. CV2021-002089.
Scope note: This page covers The Val Vista Lakes Community Association v. Leland L. Leeds, et al. (Maricopa County Superior Court No. CV2021-002089) as a public Arizona superior-court HOA case guide. It is built from two collected minute entries: the March 29, 2021 default-paperwork routing entry and the May 12, 2021 judgment-entry minute entry. Currency caveat: no complaint, formal written judgment text, sale history, satisfaction, or appeal is included in the collected minute entries. Superior-court rulings bind only the parties and are not precedent. This page is educational and is not legal advice.
The takeaway
The only sourced disposition is that, after a default hearing, the court approved and settled a formal written Judgment and Decree of Foreclosure for the association. The minute entries do not explain the amount, the lien basis, or any contested legal issue.
Case Participants
Neutral Parties
- The Val Vista Lakes Community Association (Plaintiff)
Association that obtained the foreclosure judgment. - Leland L. Leeds (Defendant)
Named defendant in the default application and foreclosure judgment record. - Discover Bank (Defendant)
Named defendant in the default application. - Unifund CCR, LLC (Defendant)
Named defendant in the default application. - Midland Funding LLC (Defendant)
Named defendant in the default application; the minute entry spelling appears as Mindland Funding LLC. - Lauren A. Vie (Counsel)
Counsel listed for the association in the minute entries. - Hon. Susan G. White (Judge)
Commissioner who held the default hearing and signed the judgment-entry minute entry. - Hon. John R. Hannah Jr. (Judge)
Judge listed on the default-paperwork routing entry.
What happened
The association filed an action naming Leland L. Leeds and several creditor defendants. The collected record does not include the complaint, so this page does not infer the amount owed or the full lien theory.
In March 2021, the court received the association’s e-filed application or motion for default against Leland Leeds, Discover Bank, Unifund CCR, LLC, and Midland Funding LLC. The assigned division directed the default proceedings to Commissioner Susan White.
On May 12, 2021, the matter was heard for a default hearing. The court approved and settled the formal written Judgment and Decree of Foreclosure signed and filed that day.
The minute entry does not state the foreclosure amount, describe lien priority, or analyze any association governing documents. Those limitations matter when reading the case.
Video overview of the ruling
An AI-generated video overview of Val Vista Lakes Community Association v. Leeds (CV2021-002089 (Maricopa County Superior Court)). Val Vista Lakes obtained a default foreclosure judgment, with no merits analysis in the minute entries. This plain-language summary was generated from the court’s filings; the court’s own ruling controls.
Listen: audio deep dive on the ruling
An AI-generated audio deep dive walking through the court’s reasoning and disposition in Val Vista Lakes Community Association v. Leeds. Generated from the case filings; verify against the linked ruling below.
Procedural timeline
Complete uploaded source-document index
This index is generated from every public-facing source file currently present in assets/court_case_downloads/val-vista-lakes-community-association-v-leeds/raw/: 2 PDFs. Files are ordered by the date/sequence embedded in the normalized filename; AI-generated review materials are labeled separately and should not be treated as court filings.
Default Judgment
Type: Decision or judgment
Shows the filer trying to move the case forward because the opposing party had not timely appeared.
Judgment Entered
Type: Decision or judgment
Judgment-entry minute entry approving and settling the formal written Judgment and Decree of Foreclosure for Val Vista Lakes Community Association after a default hearing.
FAQ
What did the court enter?
The court approved and settled a formal written Judgment and Decree of Foreclosure for Val Vista Lakes Community Association after a default hearing.
Does the minute entry state the amount owed?
No. The collected judgment-entry minute entry does not state the amount of the judgment or the assessment balance.
Did the court analyze lien priority?
No. The collected entries name creditor defendants but do not discuss lien priority or make findings in the text available here.
Was this a contested merits ruling?
The collected record shows a default hearing and judgment, not a contested merits ruling with legal analysis.
Is this case precedential?
No. It is a superior-court default foreclosure judgment entry and is not precedent.
Why is this case classified as standard?
The record is useful as a foreclosure-judgment data point, but it contains no substantive HOA-law analysis.
Case Dossier
This generated dossier mirrors the structured data surfaced on the OAH/ADRE case pages. It is added from the curated court-case record and the custom page source package, while the hand-authored analysis below remains intact.
Case Summary
| Case ID / citation | CV2021-002089 (Maricopa County Superior Court) |
|---|---|
| Court / tribunal | Superior Court |
| Decision / key date | May 12, 2021 |
| Judge / panel | Hon. Susan G. White, Hon. John R. Hannah Jr. |
| Parties | The Val Vista Lakes Community Association (Plaintiff) v. Leland L. Leeds, Discover Bank, Unifund CCR, LLC, and Midland Funding LLC (Defendants) |
| Topics | assessmentsliensforeclosureprocedure |
| Outcome / holding | After a default hearing, the court approved and settled the formal written Judgment and Decree of Foreclosure signed and filed on May 12, 2021. |
| Primary public source | View source opinion/order |
Parties, Court, and Research Coverage
| Uploaded source package | 2 PDFs |
|---|---|
| Step-by-step docket roadmap | 2 roadmap entries |
| Video overview | Val Vista Lakes Community Association v. Leeds |
| Study / briefing material | 1 section |
| FAQ / homeowner questions | 6 questions |
| Curated download aliases | 1 download link |
Key Issues & Findings
The superior court approved and settled a formal written judgment and decree of foreclosure for The Val Vista Lakes Community Association after a default hearing. The collected minute entries do not state the amount owed or analyze the governing documents.
The collected record first shows the association seeking default against Leland Leeds and several creditor defendants. The assigned division took no action on the e-filed default materials and directed the default proceedings to Commissioner Susan White.
At the later default hearing, the court approved and settled the formal written Judgment and Decree of Foreclosure. The minute entry does not recite the amount, describe the assessment history, construe the declaration, or explain lien-priority findings.
This is a narrow record of an HOA foreclosure judgment entered after default. It confirms the procedural result in this case, but because the collected entries contain no merits analysis, it should not be read as authority on assessment validity, lien priority, or foreclosure standards.