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NAHIGIAN v. JUNO-LOUDOUN, LLC

Nos. 10-2198, 10-2231, 10-2373.

677 F.3d 579 (2012)

Keith NAHIGIAN; Courtney Nahigian, Plaintiffs-Appellees, v. JUNO-LOUDOUN, LLC, Defendant-Appellant, and The Ritz-Carlton Hotel Company, L.L.C., Defendant. Keith Nahigian; Courtney Nahigian, Plaintiffs-Appellees, v. Juno-Loudoun, LLC, Defendant-Appellant, and The Ritz-Carlton Hotel Company, L.L.C., Defendant. Keith Nahigian; Courtney Nahigian, Plaintiffs-Appellants, v. Juno-Loudoun, LLC, Defendant-Appellee, and The Ritz-Carlton Hotel Company, L.L.C., Defendant.

United States Court of Appeals, Fourth Circuit.

Decided: May 1, 2012.

Attorney(s) appearing for the Case

ARGUED: Thomas Robert Folk , Reed Smith, LLP, Falls Church, Virginia, for Juno-Loudoun, LLC. John Chapman Petersen , Surovell Isaacs Petersen & Levy, PLC, Fairfax, Virginia, for Keith Nahigian and Courtney Nahigian. ON BRIEF: Mark E. Shaffer , Reed Smith, LLP, Falls Church, Virginia, for Juno-Loudoun, LLC. Jason Frank Zellman , Surovell Isaacs Petersen & Levy, PLC, Fairfax, Virginia, for Keith Nahigian and Courtney Nahigian.

Affirmed in part, reversed in part by published opinion. Judge GREGORY wrote the opinion, in which Judge GERGEL joined. Judge SHEDD wrote a dissenting opinion.

OPINION

GREGORY, Circuit Judge:

Keith and Courtney Nahigian bought undeveloped land from Juno-Loudoun, LLC ("Juno") in Loudoun County, Virginia, in 2007. The Nahigians sued Juno in 2009 under the Interstate Land Sales Full Disclosure Act ("ILSFDA"), 15 U.S.C. § 1701, and the district court awarded the Nahigians summary judgment on their rescission claim. Juno appeals the grant of summary judgment, arguing primarily that Juno's development fell under...

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