A Georgia court order requires Florida-based MV Realty to pay $1 million in restitution and bars the company from doing business in the state, Attorney General Chris Carr announced Monday. The consent judgment ends a 40-year “Homeowner Benefit” contract scheme that enrolled more than 3,300 Georgians, including roughly 1,000 residents age 60 and older.
The order, which follows an August 28, 2025 interlocutory injunction, also forces MV Realty to record terminations of every Memorandum of Homeowner Benefit Agreement it had placed against Georgia property, clearing title clouds that had blocked sales, refinancings and reverse mortgages. More than 400 Georgians had paid MV Realty’s early termination fee, a charge Carr’s office called unlawful. Carr’s office obtained the consent judgment under a lawsuit filed in Fulton County in January 2024. Affected homeowners do not need to file a claim to receive a refund.
The Court Order Against MV Realty
Carr’s office said the consent judgment prohibits MV Realty from enforcing any of its Homeowner Benefit Agreements against Georgia consumers and from collecting any commission, early termination fee, or penalty tied to those contracts. The company is also barred from asserting any property interest, lien, or memorandum against Georgia homeowners and from recording any new documents that encumber Georgia property. Any effort to enforce the contracts through legal action or arbitration is permanently enjoined.
The order requires MV Realty to record, at its own cost, unconditional terminations of every memorandum it had placed against Georgia property records, using the same termination form it had previously used in the state. The deadline was the earlier of September 11, 2025, or two days after any homeowner, title agent, lender, or closing attorney notified the company that a termination was needed to proceed with a transaction. MV Realty must also dismiss any pending lawsuits it filed against Georgia consumers and stop advertising its Homeowner Benefit Program or real estate services to Georgia residents by phone, email, website, or any other method.
The court further ordered MV Realty to pay $1 million in restitution, administered through the Attorney General’s Consumer Protection Division. Hundreds of Georgians who paid early termination fees are eligible for refunds, and the AG’s office says it will contact consumers identified as MV Realty customers. Anyone who believes they were enrolled but has not received payment can contact the Consumer Protection Division at consumer.ga.gov or 404-651-8600.
The company had promised “free” cash in exchange for a pledge to use its services, then recorded a 40-year lien against the property. What was not made clear to consumers is that they were then locked into a 40-year agreement that could cost them or their heirs at least 3% of the home’s value, Carr’s office said. The state moved to undo every recorded memorandum and refund the early termination fees paid by Georgia homeowners. The full Georgia Attorney General announcement of the August 2025 court order lays out the injunction in detail.
| Event | Cost to the homeowner under the contract |
|---|---|
| Selling the home without MV Realty as the listing agent | At least 3% of the home’s value |
| Transferring the property to another person, including heirs | At least 3% of the home’s value |
| Going into foreclosure before the 40-year term expired | At least 3% of the home’s value |
How the 40-Year ‘Benefit’ Agreement Worked
MV Realty marketed the program on websites, social media, and through telemarketing as a way to “get cash without borrowing,” promising consumers they could keep a small cash payment in exchange for agreeing to use the company’s services in the future. The Florida-based brokerage then recorded a Memorandum of Homeowner Benefit Agreement in county property records, which acted as a cloud or lien securing a 3% early termination fee. Homeowners who tried to sell, refinance, or obtain a reverse mortgage found their transactions blocked by the recorded memorandum.
The contract ran for 40 years, according to court filings. The 3% fee applied whether or not MV Realty ever provided any listing services, and in many cases the company collected the fee when a homeowner refinanced, transferred, or devised the property to heirs. The contracts also allowed MV Realty to collect the 3% even if the homeowner went into foreclosure. Florida Attorney General James Uthmeier described the company’s tactics as “bombarding financially vulnerable homeowners with deceptive offers” of “free” payments the homeowners “would never have to repay.”
Carr’s Georgia complaint, filed in Fulton County in January 2024, described the program as a deceptive trade practice targeting consumers who could least afford to lose equity in their homes. The court agreed, ruling the contracts unconscionable. The court’s reasoning cleared the path for both the permanent injunction and the restitution order. Florida Attorney General Uthmeier’s December 2025 judgment named three MV Realty principals, Antony Mitchell, Amanda Zachman, and David Manchester, as defendants in that state’s case. Carr’s office has framed the Georgia case as a way to deliver relief to homeowners who may not have understood the long-term cost of the contracts.
Who Got Hurt, and Who’s Getting Money
Of the more than 3,300 Georgians enrolled in MV Realty’s Homeowner Benefit Agreement, nearly a third were age 60 or older, according to Carr’s office. Roughly 1,000 of those enrolled were seniors, a group Carr described as especially vulnerable to the cash-for-contract pitch. More than 400 Georgians paid MV Realty’s early termination fee before the court intervened, and that pool is what the restitution fund will partly return. Those who paid the termination fee do not need to file a claim to receive a refund. Carr’s office says it will contact consumers identified as MV Realty customers, and the Consumer Protection Division will administer the payments.
The Georgia total is far smaller than what the company collected under the program. Florida’s parallel judgment against the same company included an $18 million suspended judgment, with $6 million designated as disgorgement of ill-gotten gains, $10 million in civil penalties, and $2 million in attorneys’ fees and costs. Georgia’s restitution fund covers only the early termination fees collected from in-state homeowners who paid them. Other affected homeowners, who never paid the early termination fee, get the title cleared but no cash payment.
- 3,300+ Georgians enrolled in Homeowner Benefit Agreements
- ~1,000 enrolled Georgians age 60 and older
- 400+ Georgians paid the early termination fee
- 40 years: the listing contract term
- 3%: minimum fee on sale, transfer, or foreclosure
From a January 2024 Lawsuit to an August 2025 Court Order
Carr filed suit against MV Realty in Fulton County in January 2024, alleging the brokerage’s Homeowner Benefit Agreement was a deceptive trade practice. The lawsuit came amid a broader pattern of state enforcement actions targeting the company’s 40-year contracts. On August 28, 2025, the court entered an interlocutory injunction that prohibited MV Realty from enforcing its agreements in Georgia and ordered the company to begin unwinding its recorded liens.
The injunction required MV Realty to record terminations of its memoranda by September 11, 2025, and to dismiss all pending lawsuits against Georgia consumers. The court also ordered the company to refund all early termination fees paid by Georgia homeowners. Carr’s office followed up in July 2026 with the announcement of the consent judgment, the formal mechanism for distributing restitution.
Carr’s office has not disclosed whether any individual principals were named in the Georgia case. The Florida judgment named three. The Georgia action follows similar multi-state enforcement against the company in California, where a settlement reached in May 2026 voided agreements and barred certain MV Realty executives from licensed activity, and in Colorado, where the attorney general also secured relief for homeowners. The American Land Title Association has tracked the issue under the heading “non-title recorded agreements for personal service” and cited a Massachusetts court order requiring MV Realty to stop recording 40-year liens. Each state case has produced overlapping but distinct remedies, ranging from outright bans on the principals to record-clearing and direct refunds to affected consumers.
More than 3,300 Georgia homes carried a recorded lien against them for up to four decades. The original contract gave the homeowner no way out short of paying 3% of the home’s value.
A Multi-State Crackdown on MV Realty
Georgia’s order is one of at least four state-level enforcement actions against MV Realty since 2024. Florida Attorney General James Uthmeier announced the December 19, 2025 final judgment against MV Realty, which orders the company to remove liens from more than 9,000 Florida homes and to make a $3 million payment by June 30, 2026. If MV Realty fails to comply, Florida can collect the full $18 million suspended judgment.
California’s Department of Justice reached a settlement that voided agreements, required restitution, and barred certain MV Realty executives from licensed real estate activity, per Hoodline’s reporting on the multi-state cases. Colorado’s attorney general also secured relief and restitution for homeowners there. The American Land Title Association’s background brief on non-title recorded agreements for personal service cites the Massachusetts order against MV Realty to stop recording 40-year liens as part of a national pattern. State attorneys general have increasingly treated long-term real estate listing contracts with recorded memoranda as a consumer-protection enforcement priority.
The Florida judgment also includes a 10-year injunction against MV Realty’s principals, Antony Mitchell, Amanda Zachman, and David Manchester, related to conducting certain consumer-facing real estate activities. It bars the principals from creating or offering any class of assets secured by residential real property in Florida for 10 years. It also bars them from operating any business that engages in consumer-facing telemarketing in the state, for the same period. Georgia’s order contains no equivalent personal injunction in the materials released to date. That gap may matter if MV Realty’s principals attempt to relaunch the program elsewhere under a different name.
- Florida: $18 million suspended judgment, $3 million payment due June 30, 2026 (Dec. 19, 2025)
- California: settlement voiding agreements, restitution, executive license bars (May 2026)
- Colorado: relief and restitution for homeowners
- Georgia: consent judgment voiding contracts, $1 million restitution, banned from state (July 2026)
This is a major win for families and seniors, and we’ll keep fighting for them each day.
Attorney General Chris Carr, in announcing the Georgia consent judgment.
What Georgia Homeowners Should Do Now
Georgia homeowners who signed a Homeowner Benefit Agreement with MV Realty do not need to file a claim to receive a refund. The Attorney General’s Consumer Protection Division will contact eligible consumers and administer payments from the restitution fund. The fund is intended for the more than 400 Georgians who paid an early termination fee. No claim form exists, and there is nothing for an eligible homeowner to file.
Homeowners who believe a Memorandum of Homeowner Benefit Agreement is still recorded against their property should check their county land records. The court order required MV Realty to record terminations by September 11, 2025, but recording errors can delay the process. If a termination is missing, the homeowner should notify the Consumer Protection Division so the AG’s office can require MV Realty to file the appropriate document. For questions about individual cases, homeowners can reach the Consumer Protection Division at consumer.ga.gov or 404-651-8600. The AG’s office has published an FAQ page for affected MV Realty customers that walks through eligibility, the lien-removal process, and the refund procedure.
MV Realty is permanently prohibited from operating in Georgia or collecting any money from Georgia consumers under the terms of the order. Any new solicitation from the company, by phone, email, or website, should be reported to the Consumer Protection Division. Carr’s office is encouraging homeowners to share the information with elderly relatives who may have signed similar agreements without understanding the 40-year commitment.
The Georgia order does not address the broader question of whether other real estate companies are using similar 40-year listing contracts. State regulators have signaled they will treat any future such scheme as a consumer-protection enforcement priority.
For now, the Georgia action leaves more than 3,300 property owners with a clearer title. Several hundred of them will also receive a refund check through the Consumer Protection Division. The court order cannot undo the years that liens clouded their property records, but it does end the company’s claim to a 3% fee on every future sale, transfer, or foreclosure.
Frequently Asked Questions
Who is eligible for the restitution in Georgia?
Georgia homeowners who paid an early termination fee to MV Realty to end a Homeowner Benefit Agreement are eligible. The Consumer Protection Division will administer payments from the fund.
Do I need to file a claim to receive a refund?
No. Carr’s office says it will contact consumers identified as MV Realty customers, and there is no claim form to file.
Is the lien on my home removed?
Yes. MV Realty was ordered to record unconditional terminations of every Memorandum of Homeowner Benefit Agreement filed against Georgia property, at the company’s own cost, by September 11, 2025.
Can MV Realty still try to collect money from me?
No. The Georgia court order permanently prohibits MV Realty from collecting any commission, early termination fee, or penalty related to a Homeowner Benefit Agreement signed by a Georgia homeowner.
What should I do if I have not received my refund?
Contact the Georgia Attorney General’s Consumer Protection Division at consumer.ga.gov or 404-651-8600.
Disclaimer: This article discusses a Georgia court order against MV Realty PBC, LLC and the consumer-protection process that follows. The information is for general informational purposes and is not legal advice. Homeowners with questions about a specific property, recorded lien, or contract should consult a qualified real estate attorney. Figures and procedural details reflect sources cited as of July 2026.
