CJ-2026-911 - Union Station South Homeowners Association, Inc. v. Allison K. Folta

What's This Case About?

Let’s be honest: most of us have at some point ignored a bill, crossed our fingers, and hoped it would just… go away. But Allison and Michael Folta? They’ve taken that strategy to a whole new level—because now, over $4,500 in unpaid homeowners association fees could cost them their house. That’s right: a fight over less than five grand might end with a foreclosure auction, complete with gavel, real estate agents in sensible shoes, and possibly a bidding war between the IRS and Wells Fargo. Welcome to the wild, petty, and slightly absurd world of civil court, where your HOA is scarier than a loan shark.

So who are these people? Allison and Michael Folta, a married couple living in a modest little corner of Broken Arrow, Oklahoma, at 3810 W Galveston Place. It’s not a mansion—more of a suburban starter home in the Union Station South development, a neighborhood that probably has a Facebook group called “Union Station South Gossip & Grill” and a rule against parking RVs on the street during Easter. The Folta home, like all homes in the development, is governed by a set of HOA bylaws, which, in theory, keep the grass green, the trash cans hidden, and the neighbors from painting their front doors neon pink. In exchange for this utopia of curb appeal, residents pay monthly assessments—basically HOA rent for shared amenities like landscaping, streetlights, and the occasional holiday wreath on the mailbox. The Union Station South Homeowners Association, Inc., the plaintiff in this case, is the self-appointed gatekeeper of that dream. They’re not a corporation in the traditional sense—they’re a not-for-profit, which means they don’t exist to make money, just to make sure your fence is the right shade of white.

But somewhere along the line, the Folta account went dark. According to the filing, they stopped paying their assessments. Not all at once, probably not dramatically. More likely, it started with a missed payment here, a “we’ll catch up next month” there. But months turned into years, and by February 16, 2026, the tab had ballooned to $4,498.27. That’s not just the base dues—it’s the original $1,398.25 in unpaid assessments, plus $272.83 in interest, $800 in attorney fees (because yes, the HOA lawyer gets paid whether you show up or not), and $485 in “other charges” that remain deliciously unexplained. Was it a late fee surcharge? A fee for sending the second reminder? A penalty for failing to attend the annual HOA meeting where they voted on whether to allow inflatable dinosaurs in yards during Halloween? We may never know. But what we do know is that the HOA, through its attorney Timothy D. Geary of Jones Property Law, PLLC, decided it was done playing nice. They filed a lien on September 18, 2025—officially claiming the property as collateral for the debt—and now, they want to foreclose. That means they’re not just asking for the money. They’re asking to take the house.

And here’s where it gets deliciously complicated. Because the Folta home isn’t just encumbered by an HOA lien. Oh no. This property is basically a legal piñata, swinging in the Oklahoma wind, with creditors lining up to take a whack. The petition lists not just the Folta couple, but a who’s-who of financial chaos: Wells Fargo Bank (with a mortgage from 2006), St. Paul Federal Bank for Savings (a 1998 lien—older than some of the trees in the yard), Midland Credit Management (a debt collector with a 2022 claim), the Internal Revenue Service (because who doesn’t owe the IRS?), and the Oklahoma Tax Commission (twice, in 2020 and 2024, like a state-level tag team). There’s even a defendant called “OCCUPANTS OF THE PREMISES,” which sounds like a horror movie title but is, legally, a way to cover anyone who might be squatting or claiming tenancy rights. The HOA is basically saying: Look, we don’t know who owns what anymore, but we’re first in line to get paid—or at least, we want to be.

Now, let’s talk about what’s actually happening in court. The HOA is filing what’s called a “foreclosure of owners association lien,” which is a fancy way of saying: “We have a legal claim on this house because of unpaid fees, and we want the court to let us sell it to get our money back.” Under Oklahoma law, HOAs can do this—yes, really. You can lose your home over lawn care fees. The claim hinges on the idea that the Folta couple, as property owners, agreed to the HOA’s rules when they bought the house. Those rules are recorded in something called the “Deed of Dedication and Restrictive Covenants,” filed way back in 1992, which gives the HOA the right to place a lien and eventually foreclose. The Folta’s debt? $4,498.27. That’s the number the HOA is chasing. But if the house goes to auction, the proceeds don’t just go to them. First in line are usually mortgage lenders—so Wells Fargo and St. Paul Federal would get paid first. Then, possibly, the IRS and the state tax folks. The HOA? They’re somewhere in the back, hoping there’s enough left to cover their $4.5K tab. If not? Well, they might end up with a foreclosure judgment but no actual cash. Which makes you wonder: is this really about the money, or is it about sending a message?

And what do they want? On paper, it’s straightforward: a judgment for $4,498.27, plus ongoing fees, interest, attorney costs, and the right to foreclose on the property. But in context? That amount is tiny compared to the value of a home. Even in Broken Arrow, a house like this is worth well over $200,000. So we’re talking about risking a six-figure asset over a debt that’s less than the cost of a used car. It’s like burning down the barn to get rid of a mouse. The HOA isn’t trying to collect $50,000—it’s not even trying for $10,000. It’s chasing a sum that could’ve been settled with a payment plan, a sternly worded letter, or maybe a strongly implied threat at the neighborhood barbecue. Instead, they’ve launched a full-scale legal siege, dragging the IRS, multiple banks, and “the occupants” into a courtroom drama that reads like a legal version of Survivor: Suburbia Edition.

So what’s our take? Look, we’re not here to defend deadbeat homeowners. If you live in an HOA, you sign up for the rules. But there’s something deeply, darkly absurd about a system where a couple could lose their home—not to a mortgage default, not to back taxes, but to homeowners association fees. The Folta’s situation might be the result of financial hardship, miscommunication, or just plain stubbornness. Maybe they moved out and forgot to cancel the account. Maybe they’re fighting the HOA on principle. Maybe they’re just ghosts haunting their own mailbox. But the real villain here isn’t the Folta couple—it’s the escalation. The HOA could’ve negotiated. They could’ve paused. They could’ve done anything other than file a foreclosure petition over a debt that wouldn’t even cover the closing costs on the house. And yet, here we are. The IRS is involved. The banks are on notice. And some poor process server is probably trying to figure out how to serve papers to “the occupants” without getting chased by a dog named Mr. Fluffins.

At the end of the day, this case isn’t really about $4,498.27. It’s about power, pride, and the bizarre legal machinery that turns a missed payment into a property seizure. We’re rooting for a settlement. We’re rooting for common sense. And we’re definitely rooting for someone to finally answer the door at 3810 W Galveston Place—because honestly, we’ve got questions.

Case Overview

Petition

Jurisdiction

District Court of Tulsa County, Oklahoma

Filing Attorney

Timothy D. Geary

Jones Property Law, PLLC

Relief Sought

$4,498 Monetary

Injunctive Relief

Plaintiffs

Union Station South Homeowners Association, Inc. business
Rep: Timothy D. Geary, OBA No. 36121, Jones Property Law, PLLC

Defendants

Allison K. Folta individual
Michael A. Folta individual
OCCUPANTS OF THE PREMISES AT 3810 W GALVESTON PL S BROKEN ARROW, 74012 government
Wells Fargo Bank business
St. Paul Federal Bank for Savings business
Midland Credit Management, Inc. business
Internal Revenue Service government
Oklahoma Tax Commission government

Claims

#	Cause of Action	Description
1	foreclosure of owners association lien	Plaintiff seeks to foreclose a lien on a property owned by Defendants for unpaid assessments and other charges.

Petition Text

2,198 words

IN THE DISTRICT COURT OF TULSA COUNTY STATE OF OKLAHOMA UNION STATION SOUTH HOMEOWNERS ASSOCIATION, INC., an Oklahoma Not for Profit Corporation; Plaintiff, vs. ALLISON K. FOLTA AND MICHAEL A. FOLTA, if living, or the unknown heirs, beneficiaries, successors, executors, administrators, devisees, and assigns, if deceased; OCCUPANTS OF THE PREMISES AT 3810 W GALVESTON PL S BROKEN ARROW, 74012; WELLS FARGO BANK; ST. PAUL FEDERAL BANK FOR SAVINGS, or its successors, assigns, trustees, officers, directors, shareholders, agents, and affiliates; MIDLAND CREDIT MANAGEMENT, INC.; INTERNAL REVENUE SERVICE; OKLAHOMA TAX COMMISSION; Defendants. PETITION FOR FORECLOSURE OF OWNERS ASSOCIATION LIEN Plaintiff, UNION STATION SOUTH HOMEOWNERS ASSOCIATION, INC., an Oklahoma Not for Profit Corporation, by and through its undersigned counsel, alleges and states as follows: 1. That the Plaintiff is an Oklahoma not for profit corporation with its principal place বেতার ও টেলিভিশন of business in Tulsa County, Oklahoma. 2. That Plaintiff did timely file Governing Documents titled Deed of Dedication and Restrictive Covenants of Union Station South, with the County Clerk for Tulsa County, Oklahoma on December 3, 1992, as Instrument Number 4914 and Document Number 92108391 (the "Governing Documents"). 3. That Defendants ALLISON K. FOLTA and MICHAEL A. FOLTA, if living, or the unknown heirs, beneficiaries, successors, executors, administrators, devisees, and assigns, if deceased, are the record owners of the Property (the "Property") that is the subject matter of this action, the same being legally described in Exhibit “A”. 4. That pursuant to the terms of the Governing Documents, Defendants ALLISON K. FOLTA and MICHAEL A. FOLTA, if living, or the unknown heirs, beneficiaries, successors, executors, administrators, devisees, and assigns, if deceased, did become indebted to Plaintiff for assessments for common expenses incurred by Plaintiff pursuant to the Governing Documents. 5. That Defendants ALLISON K. FOLTA and MICHAEL A. FOLTA, if living, or the unknown heirs, beneficiaries, successors, executors, administrators, devisees, and assigns, if deceased, have failed to pay the assessments and other charges levied against the Property as they came due. As of February 16, 2026, Defendants ALLISON K. FOLTA and MICHAEL A. FOLTA, if living, or the unknown heirs, beneficiaries, successors, executors, administrators, devisees, and assigns, if deceased, owe a past-due balance of $4,498.27, together with all additional assessments, late fees, interest, attorney fees, special assessments, and other charges that continue to accrue under the Governing Documents during the pendency of this action and other charges commencing to be due and owing the aforementioned dates. 6. That pursuant to Title 60 O.S.A. §851, et seq, and the Governing Documents, Plaintiff filed its assessment lien against the Subject Property for past due assessments chargeable against Defendants ALLISON K. FOLTA and MICHAEL A. FOLTA, if living, or the unknown heirs, beneficiaries, successors, executors, administrators, devisees, and assigns, if deceased, and said lien being recorded with the County Clerk for Tulsa County, on September 18, 2025, as Document Number 2025083399, a copy of said lien is attached hereto as Exhibit “B”, and made a part hereof by reference. 7. That pursuant to Title 60 O.S.A. §851, et seq, the Governing Documents, and other applicable Oklahoma law, Plaintiff has the right to bring this action for foreclosure to recoup all unpaid dues, assessments, interest, and other charges owed by Defendants ALLISON K. FOLTA and MICHAEL A. FOLTA, if living, or the unknown heirs, beneficiaries, successors, executors, administrators, devisees, and assigns, if deceased, including reasonable attorney fees and costs. 8. That Defendants ALLISON K. FOLTA and MICHAEL A. FOLTA, if living, or the unknown heirs, beneficiaries, successors, executors, administrators, devisees, and assigns, if deceased, may claim some right, title, or interest in and to the Property. Plaintiff states, however, that any such right, title, or interest claimed by said Defendants are subordinate and inferior to the lien of Plaintiff, and Plaintiff petitions the Court that said Defendants be summoned in this case and be required to set up in this suit any right, title, or interest said Defendants may have, or claim to have, in and to the Property, or be forever barred from claiming any such right, title, or interest in and to the Property. 9. That Defendant OCCUPANTS OF THE PREMISES AT 3810 W Galveston PL S Broken Arrow, 74012, may claim some right, title, or interest in and to the Property. Plaintiff states, however, that any such right, title, or interest claimed by said Defendant is subordinate and inferior to the lien of Plaintiff, and Plaintiff petitions the Court that said Defendant be summoned in this case and be required to set up in this suit any right, title, or interest said Defendant may have, or claim to have, in and to the Property, or be forever barred from claiming any such right, title, or interest in and to the Property. 10. That Defendant WELLS FARGO BANK, may have a prior and superior lien to the lien of Union Station South Homeowners Association, Inc. upon the Property, which was recorded on November 15, 2006, with the County Clerk of Tulsa, Oklahoma, as Document No. 200613897, and has not subsequently been released. 11. That Defendant ST. PAUL FEDERAL BANK FOR SAVINGS, may have a prior and superior lien to the lien of Union Station South Homeowners Association, Inc. upon the Property, which was recorded on November 30, 1998, with the County Clerk of Tulsa, Oklahoma, in Book 6139, Page 2373, and has not subsequently been released. 12. That Defendant MIDLAND CREDIT MANAGEMENT, INC., may have a prior and superior lien to the lien of Union Station South Homeowners Association, Inc. upon the Property, which was recorded on February 15, 2022, with the County Clerk of Tulsa, Oklahoma, as Document No. 2022016357, and has not subsequently been released. 13. That Defendant INTERNAL REVENUE SERVICE, may have a prior and superior lien to the lien of Union Station South Homeowners Association, Inc. upon the Property, which was recorded on April 16, 2018, with the County Clerk of Tulsa, Oklahoma, as Document No. 2018032443, and has not subsequently been released. 14. That Defendant OKLAHOMA TAX COMMISSION liens upon the Property, which were recorded on April 16, 2020, with the County Clerk of Tulsa, Oklahoma, as Document No. 2020033686; on June 6, 2024, with the County Clerk of Tulsa, Oklahoma, as Document No. 2024044614; and have not subsequently been released. 15. That after allowing all just credits, there is due and owing to Plaintiff Union Station South Owners Association, Inc., an Oklahoma Not for Profit Corporation, on the recorded lien, the sum of $4,498.27 as of February 16, 2026. 16. That Defendants ALLISON K. FOLTA and MICHAEL A. FOLTA, if living, or the unknown heirs, beneficiaries, successors, executors, administrators, devisees, and assigns, if deceased, owe a past-due balance of $4,498.27 as of February 16, 2026, representing past-due payments, accrued interest, and other charges, together with ongoing dues, late fees, and interest that will continue to accrue through the date of final disbursement of proceeds in this action. 17. That unless expressly stated otherwise herein, any right, title, or interest claimed by all named Defendants are subordinate and inferior to the lien claimed by Plaintiff Union Station South Owners Association, Inc., an Oklahoma Not for Profit Corporation. 18. That Plaintiff has performed all condition precedent to the filing of this Petition including mailing of required notices pursuant to applicable Oklahoma Law and the Governing Documents and is entitled to the relief requested herein. 19. THIS IS AN ATTEMPT TO COLLECT A DEBT AND ANY INFORMATION OBTAINED WILL BE USED FOR THAT PURPOSE. In accordance with the Fair Debt Collection Practices Act, Title 15 U.S.C.A. Sec. 1692 (FDCPA), unless the person or entity responsible for the payment of the above debt, within (30) days after service of this pleading, disputes the validity of the debt, or any portion thereof, the debt will be assumed valid. If such person or entity notifies the undersigned attorney for the creditor in writing within said thirty (30) day period that the debt, or any portion thereof, is disputed, said attorney will obtain verification of the debt and a copy of such verification will be mailed to said person or entity by the undersigned attorney for the creditor; and upon written request by you within the thirty (30) day period, the undersigned attorney for the creditor will provide the name and address of the original creditor, if different from the current creditor. WHEREFORE, premises considered, Plaintiff petitions for judgment in personam of and from Defendants MICHAEL A. FOLTA and ALLISON K. FOLTA, if living, or the unknown heirs, beneficiaries, successors, executors, administrators, devisees, and assigns, if deceased, jointly and severally, in the present amount of $4,498.27, said amount representing the total amount due on the Property for past due assessments, and other charges owing to Plaintiff by Defendants MICHAEL A. FOLTA and ALLISON K. FOLTA, if living, or the unknown heirs, beneficiaries, successors, executors, administrators, devisees, and assigns, if deceased, and for further judgment in personam for such additional amounts representing future assessments, that come due and owing and remain unpaid from and after the dates of each outstanding balance, during the pendency of this action, together with late fees, finance charges, and Plaintiff's reasonable attorney fees and court costs incurred in the prosecution of this action, with interest on all thereof as allowed by law until said judgement is paid in full, for judgement in rem of and from all Defendants, and each of them, adjudging the liens of Plaintiff asserted herein to be a valid and subsisting lien against the Property in the amounts petitioned hereunder, and ordering that the liens be foreclosed and the Property be sold, with appraisement, according to law, and the proceeds of said sale to be applied to the payment of the judgement of Plaintiff entered herein, and the balance of said proceeds, if any, to be paid into the Court to abide by the further order of the Court. Plaintiff further prays that upon confirmation of the sale of the Property, the Defendants herein, and each of them, be forever barred, foreclosed, and enjoined from asserting or claiming any right, title, interest, estate, or equity or redemption in and to the Property, and for such other and further relief as this Court may deem equitable and necessary in the premises. Respectfully Submitted: Timothy D. Geary, OBA No. 36121 JONES PROPERTY LAW, PLLC 517 Libert Lane, STE 100 Edmond, OK 73034 P: 405-888-2744 E: [email protected] Attorney for Plaintiff EXHIBIT "A" Lot Twenty-Two (22), Block Seven (7), UNION STATION SOUTH, an Addition to the City of Broken Arrow, Tulsa County, State of Oklahoma, according to the Recorded Plat No. 4914. 3810 W Galveston Pl S Broken Arrow, OK 74012 RECORD AND RETURN TO: Schwartz Vays 7215 NE 4th Ave, #101 Miami, FL 33138 CLAIM OF LIEN BEFORE ME, the undersigned notary public, personally appeared, Antonio Martin, who was duly sworn and says that he/she is the authorized agent of the Lienor, Union Station South Homeowners Association, a Oklahoma not for profit corporation (the “Association”), whose address is 901 N. Forest Ridge Blvd Broken Arrow, OK 74014 and that in accordance with Oklahoma Statutes and the Association’s Declaration, together with all subsequent supplements and amendments thereto (collectively, the “Covenants”), and the articles of incorporation and bylaws of the Association, said Association is owed the following amounts for shares of the common expenses: <table> <tr> <th>Assessments:</th> <td>$1,398.25</td> </tr> <tr> <th>Interest:</th> <td>$272.83</td> </tr> <tr> <th>Late Fees:</th> <td>$0.00</td> </tr> <tr> <th>Collection Cost and Attorneys fees:</th> <td>$800.00</td> </tr> <tr> <th>Other Charges</th> <td>$485.00</td> </tr> <tr> <th>TOTAL:</th> <th>$2,956.08</th> </tr> </table> plus, interest at the rate of 6% per annum from the date due until paid. This claim of Lien shall also secure all unpaid assessments, interest, late fees, collection costs and attorney’s fees subsequent to the date of this Claim of Lien and before entry of a certificate of title. The Lienor claims this lien on the following described property Tulsa County, Oklahoma: Property Description: 3810 W Galveston Pl S Broken Arrow, OK 74012 Folio #83908-84-08-16810. The record owner(s) of the Subject Property is/are ALLISON K FOLTA & MICHAEL A FOLTA. The amount due to the Lienor remains outstanding as of 9/18/2025. Union Station South Homeowners Association Witness 1: Nellie Maceo Print Name: Nellie Maceo Witness 2: Camila Mora Print Name: Camila Mora By: Antonio Martin Antonio Martin, Authorized Agent of Union Station South Homeowners Association State of Florida County of Miami-Dade The foregoing instrument was acknowledged before me on this 18 day of September, 2025 by Antonio Martin, Authorized Agent of Union Station South Homeowners Association, who [ ] produced ________________ as identification or [X] is personally known to me and who did take an oath that the matters contained herein are true and correct. Griffin Thayer Jordan Notary Public. State of Florida at Large LEGAL DESCRIPTION: THE FOLLOWING DESCRIBED REAL ESTATE SITUATED IN TULSA COUNTY, STATE OF OKLAHOMA, TO-WIT: LOT TWENTY-TWO (22). BLOCK SEVEN (7). UNION STATION SOUTH, AN ADDITION TO THE CITY OF BROKEN ARROW, TULSA COUNTY. STATE OF OKLAHOMA. ACCORDING TO THE RECORDED PLAT NO. 4914. Affidavit of Custodian of Electronic Claim of Lien I, Antonio Martin, do hereby make oath that I am the custodian of the original version of the electronic document tendered for registration herewith, and that this electronic document is a true and exact copy of the original document executed and authenticated according to law on 18 day of September, 2025. Antonio Martin Authorized Agent of Union Station South Homeowners Association 9/18/2025 STATE OF FLORIDA COUNTY OF MIAMI-DADE Sworn to and subscribed before me this 18 day of September, 2025 by Antonio Martin. Griffin Thayer Jorden Notary's Signature My Commission Expires: 8/22/2026 [Unclear text and numbers]