CJ-2026-949 - Willow Creek, II, Neighborhood Association, Inc. v. Nora O'Kane, If Living, and If Deceased, The Unknown Heirs, Personal Representatives, Devisees, Legatees, Trustees, Successors and Assigns, Immediate and Remote of Nora O'Kane, Deceased

What's This Case About?

Let’s cut straight to the absurd: a homeowners association is suing a dead woman—possibly—and everyone who might be related to her, married to her, or just vaguely near her condo, all over $2,657. That’s not a typo. Two thousand. Six hundred. Fifty-seven dollars and forty cents. This isn’t a high-stakes real estate war or a battle over a secret underground bunker. This is a condo association trying to collect a debt smaller than your average engagement ring budget by dragging ghosts, spouses of unknown status, and random couch surfers into court. Welcome to Crazy Civil Court, where the stakes are low, the paperwork is high, and the drama is all in the fine print.

So who are these people? On one side, we’ve got the Willow Creek, II, Neighborhood Association, Inc.—a very official-sounding name for what is, in reality, a group of people whose primary job is making sure the trash gets picked up and the grass gets mowed. They exist to collect monthly dues, enforce parking rules, and occasionally send passive-aggressive emails about holiday light violations. Their weapon of choice? The governing documents—a.k.a. the condo rulebook, filed in 1989 and probably last updated when flip phones were cool. On the other side: Nora O’Kane. Or, more accurately, Nora O’Kane, if living, and if deceased, the unknown heirs, personal representatives, devisees, legatees, trustees, successors and assigns, immediate and remote of Nora O’Kane, deceased. That’s not a typo either. That’s the actual legal name of one of the defendants. Let that sink in. The plaintiff doesn’t even know if Nora is alive. They’re suing her just in case, and if she’s not, they’re suing everyone she’s ever met, loved, or left a will to. Also named: John Doe, Spouse of Nora O’Kane, If Married—a man who may or may not exist. And just to cover all bases, they’ve also sued the occupants of the condo, whoever they are, and the Tulsa County Treasurer, because, well, taxes might be owed, and in the world of lien priority, it’s better to sue everyone and sort it out later. It’s like a legal version of “I’m not mad, I’m just disappointed”—but with paperwork.

Now, what actually happened? Somewhere between 2024 and 2026, someone stopped paying their condo fees for Unit 374 at 4410 E. 68th Street in Tulsa. The association sent notices. Then more notices. Then, like a debt collector with a law degree, they filed two liens—one in June 2024 for $3,190.06, and another in September 2025 for $3,260.22. Wait, you’re thinking, if the lien was for over $3,000, why is the lawsuit only asking for $2,657? Excellent question. The answer: because legal math is not regular math. The filing says the current balance as of February 18, 2026, is $2,657.40. Maybe there was a partial payment. Maybe fees were adjusted. Or maybe, just maybe, someone at the HOA office hit “delete” on a digit and no one noticed. Either way, the association is now suing to foreclose on the condo—not just to collect the money, but to sell the property because of a debt that wouldn’t even cover a decent used car.

And why are they in court? Because in Oklahoma, if you don’t pay your HOA dues, the association can slap a lien on your condo—just like a mortgage lender can if you don’t pay your mortgage. And if you still don’t pay? They can foreclose. That’s right: fail to pay your $200 monthly condo fee for a few months, and boom—you could lose your home. The legal claim here is called a foreclosure of an owners association lien, which sounds like something out of a dystopian housing regime, but it’s actually a real thing in most states. The association argues they followed the rules: they recorded the liens, they waited, they sent the legally required notices (including that whole “this is an attempt to collect a debt” disclaimer that sounds like it was written by a robot trained on collection letters). Now they want the court to say, “Yep, this lien is valid,” and then order the condo to be sold at auction to pay off the debt.

What do they want? $2,657.40. Plus interest. Plus late fees. Plus future assessments. Plus attorney’s fees. Plus court costs. All of which could push the total owed well over $3,500 by the time this drags through the system. And if the condo sells for more than the debt? The leftover money goes to the court, to be fought over by the “unknown heirs” and “successors and assigns” like raccoons at a dumpster. Is $2,657 a lot? In the grand scheme of real estate, no. It’s less than the average American spends on coffee in a year. But for someone struggling to pay bills—especially if they’re elderly, sick, or, well, dead—it’s enough to lose a home over. And that’s the quiet tragedy beneath the snark: this isn’t just about a few hundred bucks. It’s about a system that treats a missed condo payment like a felony, where a nonprofit board can initiate foreclosure proceedings with the same machinery used to seize million-dollar properties.

Our take? The most absurd part isn’t even the amount. It’s the defendants list. They’ve sued a woman who may be dead, her possibly nonexistent spouse, the county treasurer, and “occupants of the premises”—which could be a tenant, a squatter, or a raccoon with a key. They’ve sued successors and assigns, immediate and remote, which sounds like a law firm founded by time travelers. This isn’t a lawsuit. It’s a legal Ouija board: “We don’t know who’s responsible, so we’re summoning all spirits associated with Unit 374.” And yet, in the cold logic of property law, this is all perfectly normal. HOAs have power. And they will use it—over $2,657. Do we think the association deserves to be paid? Sure, if someone owes it. Do we think foreclosure is the right move for a debt that small? Absolutely not. We’re rooting for Nora—or her heirs, or her ghost, or whoever’s actually living in that condo—to get a fair shot. And maybe for someone, somewhere, to ask: is this really how we want housing justice to work? But hey, at least the filing was very thorough. If nothing else, this case proves one thing: in civil court, no amount is too small, and no defendant is too vaguely defined, to stop the wheels of bureaucracy.

Case Overview

Petition

Jurisdiction

District Court of Tulsa County, Oklahoma

Filing Attorney

Lindsey Kaiser

RHODES HIERONYMUS, PLLC

Relief Sought

$2,657 Monetary

Plaintiffs

Willow Creek, II, Neighborhood Association, Inc. business
Rep: Lindsey Kaiser, OBA #33434

Defendants

Claims

#	Cause of Action	Description
1	foreclosure of owners association lien	collection of past due homeowner's assessments owed to Willow Creek II by Owner

Petition Text

2,337 words

IN AND FOR THE DISTRICT COURT OF TULSA COUNTY STATE OF OKLAHOMA WILLOW CREEK, II, NEIGHBORHOOD ASSOCIATION, INC., Plaintiff, vs. NORA O’KANE, IF LIVING, AND IF DECEASED, THE UNKNOWN HEIRS, PERSONAL REPRESENTATIVES, DEVISEES, LEGATEES, TRUSTEES, SUCCESSORS AND ASSIGNS, IMMEDIATE AND REMOTE OF NORA O’KANE, DECEASED; JOHN DOE, SPOUSE OF NORA O’KANE, IF MARRIED; OCCUPANT(S) OF THE PREMISES LOCATED AT 4410 E. 68TH ST., UNIT 374, TULSA, OKLAHOMA; JOHN FOTHERGILL, COUNTY TREASURER FOR TULSA COUNTY, OKLAHOMA, Defendants. PETITION FOR FORECLOSURE OF OWNERS ASSOCIATION LIEN COMES NOW the Plaintiff, Willow Creek, II, Neighborhood Association, Inc. ("Plaintiff"), and for its cause of action against the Defendant(s) herein alleges and states as follows: 1. That Plaintiff is an Oklahoma non-profit corporation with its principal place of business in Tulsa, Tulsa County, Oklahoma; 2. Plaintiff did timely file its Declaration of Unit Ownership Estate for Willow Creek II, and By-Laws of the Willow Creek, II, Neighborhood Association, Inc., ("the Governing Documents"), in the Office of the County Clerk for Tulsa County, Oklahoma, on in Book 4417 at Page 1976, as the same may have been corrected and amended of record from time to time thereafter, the same being hereby incorporated by reference and made a part hereof as if fully set forth hereafter; 3. That the Defendant Nora O’Kane, If Living, and If Deceased, the Unknown Heir, Personal Representatives, Devisees, Legatees, Trustees, Successors and Assigns, Immediate and Remote of Nora O’Kane, Deceased ("Defendant O’Kane") is the record owner of the parcel of unit ownership estate that is the subject matter of this action, the same being legally described as follows: Unit No. 374, and an undivided interest in the common elements appertaining thereto, in WILLOW CREEK CONDOMINIUMS II, according to the Declaration of Unit Ownership Estate for Willow Creek Condominium II, and the Plot Plan Survey, Building Plans and Bylaws attached thereto and recorded in the office of the County Clerk for Tulsa County, Oklahoma, in Book 4417 at Page 1976 a/k/a 4410 E. 68th St., #374, Tulsa, OK ("the Subject Property"); 4. That pursuant to the terms of the Governing Documents, Defendant O’Kane did become indebted to Plaintiff for assessments, both regular and special, for common expenses incurred by Plaintiff in the maintenance, repairs and improvements made to the property known as Willow Creek II Condominiums; 5. That Defendant O’Kane failed and refused to pay the owner’s assessments and other charges levied against the Subject Property as the same came due, and there is currently owing on said account a balance of $ 2,657.40 as of February 18, 2026, together with additional assessments, both regular and special, that may come due and remain owing each month during the pendency of this action, including special assessments for attorney fees and legal costs incurred by the Plaintiff during the prosecution of this action as authorized by the Governing Documents, together with late fees and finance charges accruing each month said assessments remain unpaid, said additional regular and special assessments and other charges commencing to be due and owing on February 18, 2026; 6. That pursuant to Title 60 O.S.A. §501, et seq, and the Governing Documents, Plaintiff filed its assessment liens against the Subject Property for past due assessments chargeable against Defendant O’Kane, said liens being recorded in the office of the County Clerk for Tulsa County, Oklahoma, on June 18, 2024, as Document No. 2024048737, and on September 22, 2025, as Document No. 2025083861. Copies of said liens are attached hereto as Exhibits “A” and “B” and made a part hereof by reference; 7. That the Defendant John Doe Spouse of Nora O’Kane, If Married, may claim some right, title, lien, estate, encumbrance, claim, assessment, or interest in and to the Subject Property. Plaintiff states, however, that any such right, title or interest claimed by Defendant John Doe is subordinate and inferior to the lien of Plaintiff, and Plaintiff prays to the Court that Defendant John Doe 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 Subject Property, or be forever barred from claiming any such right, title or interest in and to the Subject Property; 8. That the Defendant, Occupant(s) of the Premises at 4410 E. 68th St., Unit 374, Tulsa, Oklahoma ("Defendant Occupants"), may claim some right, title, lien, estate, encumbrance, claim assessment or interest in and to the Subject Property for and on account of such occupancy or tenancy, but that any such right, title or interest claimed by said Defendant Occupants is subordinate and inferior to the lien of Plaintiff, and Plaintiff prays to the Court that said Defendant Occupants be summoned in this case and made to establish in this suit any right, title or interest they may claim, or have the right to claim, in and to the Subject Property, or be forever barred from claiming any such right, title or interest in and to the Subject Property; 9. That Defendant John Fothergill, County Treasurer for Tulsa County, Oklahoma, may claim some right, title, lien, estate, encumbrance, claim assessment or interest in and to the Subject Property for and on account of delinquent ad valorem taxes assessed against the Subject Property, and Plaintiff acknowledges that any such delinquent taxes are by law superior to Plaintiff’s lien sued upon herein, and that said Defendant should be summoned in this case and made to establish in this suit any right, title or interest it may claim, or have the right to claim, in and to the Subject Property, or be forever barred from claiming any such right, title or interest; 10. That the Defendant The Unknown Heirs, Personal Representatives, Devisees, Legatees, Trustees, Successors and Assigns, Immediate and Remote, of Nora O’Kane, If Deceased, ("Defendant Unknown Heirs"), may claim some right, title or interest in and to the Subject Property, but that any such right, title or interest claimed by Defendant Unknown Heirs is subordinate and inferior to the lien of Plaintiff, and Plaintiff prays to the Court that Defendant Unknown Heirs 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 Subject Property, or be forever barred from claiming any such right, title or interest in and to the Subject Property; 11. That Plaintiff has performed all conditions precedent to the filing of this Petition for Foreclosure of Owners Association Lien, and is entitled to the relief requested herein. 12. THIS IS AN ATTEMPT TO COLLECT 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, unless the person or entity responsible for the payment of the above debt, within thirty (30) days after service of this pleading, disputes the validity of the debt, or any portion thereof, the debt will be assumed to be 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 prays for judgment in personam of and from Defendant Nora O’Kane, If Living, and If Deceased, the Unknown Heir, Personal Representatives, Devisees, Legatees, Trustees, Successors and Assigns, Immediate and Remote of Nora O’Kane, Deceased in the present amount of $2,657.40, said amount representing past due assessments both regular and special, and other charges owing to Plaintiff by Defendant O’Kane through February 18, 2026, and for further judgment in personam for such additional amounts representing future assessments, both regular and special, that come due and owing and remain unpaid from and after February 18, 2026, 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 judgment is paid in full; for judgment in rem of and from all Defendants, and each of them, adjudging the lien of Plaintiff asserted herein to be a valid and subsisting lien against the Subject Property in the amounts prayed for hereunder, and ordering that the lien be foreclosed and the Subject Property sold, with appraisement, according to law, and the proceeds of said sale to be applied first to the payment of the judgment 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 Subject 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 of redemption in and to the Subject Property, and for such other and further relief as this Court may deem equitable and necessary in the premises. WILLOW CREEK, II, NEIGHBORHOOD ASSOCIATION, INC. By: Lindsey Kaiser, OBA #33434 RHODES HIERONYMUS, PLLC P.O. Box 21100 Tulsa, OK 74121-1100 Telephone: (918) 582-1173 [email protected] Attorney for Plaintiff Willow Creek II VERIFICATION I, Lindsey Kaiser, being first duly sworn upon oath, depose and state that I am the attorney of record for the Plaintiff, Willow Creek, II, Association, Inc., in the above entitled action, and that I prepared the above and foregoing Petition to Foreclose Association Lien and I am familiar with the facts and contents alleged and set forth therein, and that to the best of my knowledge and belief, the matters and things set forth therein are true and correct. Lindsey Kaiser, OBA #33434 Subscribed and sworn to before me on this 21 day of February, 2026. Notary Public My Commission Expires MY KAI Commission No. CORTIS My KA Commission No. STATE OF OKLAHOMA Commission #99010754 Comm. Exp. 07.16 2027 CONDOMINIUM OWNERS ASSOCIATION LIEN KNOW ALL MEN BY THESE PRESENTS that Willow Creek, II, Neighborhood Association, Inc., an Oklahoma corporation, (hereafter "Willow Creek II"), has a claim pursuant to Oklahoma Statutes Title 60 §524 against Nora O'Kane (hereafter "Owner") in the amount of $3,190.06, as of June 11, 2024, for and on account of past due homeowner's assessments owed to Willow Creek II by Owner, and that such assessments are due and owing pursuant to the provisions of the Declarations and By-Laws of Willow Creek II, said documents being filed in the office of the County Clerk of Tulsa County, Oklahoma, as the same have been amended, corrected and refiled from time to time, said unit ownership estate being described as follows: Unit No. 374, and an undivided interest in the common elements appertaining thereto, in WILLOW CREEK CONDOMINIUMS II, according to the Declaration of Unit Ownership Estate for Willow Creek Condominium II, and the Plot Plan Survey, Building Plans and Bylaws attached thereto and recorded in the office of the County Clerk for Tulsa County, Oklahoma, in Book 4417 at Page 1976 a/k/a 4410 E. 68th St., #374, Tulsa, OK; That Willow Creek II claims a lien upon the above-described unit ownership estate for past due assessments now owing as set forth above, and for future assessments as may become due and remain unpaid in the future, said lien claimed pursuant to Title 60 O.S.A. §524 et seq. Dated this 12 day of June, 2024. WILLOW CREEK, II, NEIGHBORHOOD ASSOCIATION, INC. By: ____________________________ Curtis W. Kaiser, Attorney-in-Fact Under Power of Attorney Filed 7/24/14 as Document No. 2014064646 ACKNOWLEDGMENT Before me, the undersigned notary public in and for said county and state, on this 12 day of June, 2024, personally appeared Curtis W. Kaiser, Attorney-in-Fact for Willow Creek, II, Neighborhood Association, Inc. an Oklahoma non-profit corporation, to me known to be the identical person who executed the within and foregoing instrument, and acknowledged to me that he executed the same on behalf of said corporation as his free and voluntary act and deed for the uses and purposes therein forth. My Commission Expires: __________________________ Notary Public Commission No.: CONDOMINIUM OWNERS ASSOCIATION LIEN KNOW ALL MEN BY THESE PRESENTS that Willow Creek, II, Neighborhood Association, Inc., an Oklahoma corporation, (hereafter "Willow Creek II"), has a claim pursuant to Oklahoma Statutes Title 60 §524 against Nora O’Kane (hereafter "Owner") in the amount of $3,260.22, as of September 11, 2025, for and on account of past due homeowner's assessments owed to Willow Creek II by Owner, pursuant to the provisions of the Declarations and By-Laws of Willow Creek II filed in the office of the County Clerk of Tulsa County, Oklahoma, as the same have been amended, from time to time, said unit ownership estate being described as follows: Unit No. 374, and an undivided interest in the common elements appertaining thereto, in WILLOW CREEK CONDOMINIUMS II, according to the Declaration of Unit Ownership Estate for Willow Creek Condominium II, and the Plot Plan Survey, Building Plans and Bylaws attached thereto and recorded in the office of the County Clerk for Tulsa County, Oklahoma, in Book 4417 at Page 1976 a/k/a 4410 E. 68th St., Unit 374, Tulsa, OK; That Willow Creek II claims a lien upon the above-described unit ownership estate for past due assessments now owing as set forth above, and for future assessments as may become due and remain unpaid in the future, said lien claimed pursuant to Title 60 O.S.A. §524 et seq. Dated this 17 day of September, 2025. WILLOW CREEK, II, NEIGHBORHOOD ASSOCIATION, INC. By: ________________________________ Curtis W. Kaiser, Attorney-in-Fact Under Power of Attorney Filed 12-08-92 in Book 5459 at Page 2081 ACKNOWLEDGMENT Before me, the undersigned notary public in and for said county and state, on this 17 day of September, 2025, personally appeared Curtis W. Kaiser, Attorney-in-Fact for Willow Creek, II, Neighborhood Association, Inc. who executed the within and foregoing instrument, and acknowledged to me that he executed the same on behalf of said corporation as his free and voluntary act and deed for the uses and purposes therein set forth.