[DO NOT PUBLISH]
IN THE UN ITED STATES COURT OF APPEALS FOR THE ELE VENTH CIRCUIT

__ __ __ __ __ __ __ __ __ __ __ __ No. 1 2- 10 71 5 Non -Arg um en t Ca le nd ar

__ __ __ __ __ __ __ __ __ __ __ __ D.C. Dock etNo. 3 :1 1- cr-0 00 34 -LC-1 UNITED STAT ES OF AMERIC A, ll ll ll ll ll ll ll ll ll ll ll ll ll ll ll ll ll ll ll ll Pl ai nt iff -Ap pe ll ee, ve rs us BRYAN A. POOL, ll ll ll ll ll ll ll ll ll ll ll ll ll ll ll ll ll ll ll ll Defen da nt -Ap pe ll an t.

__ __ __ __ __ __ __ __ __ __ __ __ App eal fro m

th e Uni te d S ta te s Di st ric t Co urt forth e North ernDis tri ctof F lo rid a

__ __ __ __ __ __ __ __ __ __ __ __ (No ve m be r 9, 2 01 2) Befo re CARNES, WILSON andBLACK, Cir cu itJu dg es . PER CURI AM:

Case: 12-10715 Date Filed: 11/09/2012 Page: 1 of 5Bryan A. Poo l ap pe al s t he res ti tu ti on po rti on of h is to ta l s en te nc e. Po ol

pl edgu il ty to: (1) co ns pi rin g t o fr au du le nt ly obt ai n m ortg ag e lo an s fr om bank s, i n vi ol at io n o f 18 U.S.C. § 1 34 9; (2) en ga gi ng insubs ta nt iv e b an k fr au d o ve r th e sa m e p eri od , invi ol at io n o f 18 U.S.C. § 1 34 4; an d (3 ) co ns pi rin g t o l au nd er the pr oc eed s o f hi s b an k fr au d s ch em e, in vi ol at io n o f 18 U.S.C. § 1 95 6( h) . He was se nt en cedto a to ta l o f 57 m on th s’ im pr is on m en t an d o rd eredto pay $2 ,30 2,9 57 .60 in res ti tu ti on . Po ol ’s off

en se s i nv ol ve d ato ta l o f si x re si de nt ia l p ro pe rti es , two of wh ic h are r el ev an t i n t hi s ap pe al : (1 ) 87 Gran de Po in te Driv e in San taRo saBeac h, Fl or id a; an d (2 ) 17 20 Mo rri ll Str eet , Uni t 1 , Bui ld in g # 1 i n S aras ot a, Fl or id a. The Gov ern m en t, i n s up po rt o f it s re st itut io n e st im at e, pr es en te d d oc um en ta ry an d te st im on ia l ev id en ce tha t a v ic ti m ba nklo an edPo ol $1 .2 m il li on to fin an ce the pu rch as e o f th e San taRo saBeac h p ro pe rty, forec lo se d o n t ha t p ro pe rty in Sep te m be r 20 10 , andres ol d i t i n J ul y 20 11 for$3 45 ,00 0. Th e Gov ern m en t al so pr es en te d e vi de nc e th ata vi ct im ba nklo an edPo ol $2 39 ,27 0 t o fi na nc e th e pu rch as e o f th e Sar as ot a p ro pe rty, forec lo se d o n t ha t p ro pe rty in De cem be r 20 09 , an d re so lditin Jan uary

20 10 for$2 7,0 01 . Relyin g o n t he res al e v al ue s as ev id en ce o f th e v ic ti m

bank s’ pu ta ti ve lo ss es , th e d is tri ctco urt o rd eredPo ol to

2 Case: 12-10715 Date Filed: 11/09/2012 Page: 2 of 5m ak e res ti tu ti on of $ 85 5,0 00 with re sp ectto th e San taRo saBeac h p ro pe rty, and

$2 12 ,26 9 wi th res pe ctto th e Sar as ot a p ro pe rty. On ap pe al , Poo l ar gu es th e d is tri ctco urt erredincal cu la ti ng hi s re st itut io n li ab il it y onth e San taRo saBeac h a ndSara so tapro pe rti es . Not in g the Gov ern m en t in tro du cedno ev id en ce co nc ern in g t he fai r m ark etva lu e o f th e p ro pe rti es onth ei r fo recl os ur e d at es , Poo l as se rts th e g ap s b etweenth e fo recl os ur e d at es an d t he res al e d at es were t oo wid e fo r an y est im at e o f th e fai r m ark etva lu es to be reas on ab le , “pa rti cu la rly giv enth e le ge nd ary an d p reci pi to us sl id e in Flo rid a res id en ti al real est at e v al ue s atth atve ry po in t i n t im e.” The di stric t co urt’s d et erm in at io n a s t o the sp eci fic am ou ntof r es ti tu ti on is a factua l fi nd in g re vi ewedforcle ar erro r, whi le qu es ti on s o f la w rel at in g t o res ti tu ti on are s ub

ject t o de no vo rev ie w. Uni te d Sta tes v. Fu tr el l , 20 9 F .3d12 86 , 12 88 -8 9 (1 1t h C ir. 2 00 0) . The Go ve rn m en t b ears th e b ur de n t o e st ab li shth e res ti tu ti on am ou ntby a prep on de ran ce o f th e ev id en ce. Id. at12 90 ; 1 8 U.S.C. § 3 66 4( e). Und er the Man da to ry

Vict im s R es ti tu ti on Act, the di st ric t co urt i s re qu ire d to ord er re st itut io n “ to each vi ct im inth e fu ll am ou ntof e ach vi ct im ’s lo ss es .” 18 U.S.C. § 3 66 4( f)(1 )(A). Thi s s ta tu to ry m an da te requi res th ata “ res ti tu ti on award ‘m us t b e b as edon th e am ou ntof l os s ac tu al ly cau se d b y th e d efen da nt ’s 3 Case: 12-10715 Date Filed: 11/09/2012 Page: 3 of 5co nduc t.’” Uni te d Sta tes v. Hu ff , 60 9 F .3d12 40 , 12 47 (11 th Cir . 20 10 ) (em ph as is in ori gi na l). Ho wev er, wh ere d iff ic ul ti es ari se inest ab li sh in g t he ex actam ou ntof res ti tu ti on , a di st ric t co urt m ay acce pta reas on ab le est im at e o f th e lo ss ba se d o n th e ev id en ce p res en te d. Futre ll , 20 9 F .3dat 1 29 2. Here, the di st ric t co urt h adad equa te ev id en ce upo n wh ic h t o b as e it s res ti tu ti on de te rm in at io ns . The Go ve rn m en t s ub m it te d d oc um en tary an d te st im on ia l ev id en ce t o e st ab li sh lo ss am ou nt s fo r th e v al ue of t he pro pe rti es fo ll owi ng for ecl os ur e. The d is tri ctco urt m ad e a s pe ci fic fin di ng th atth e actua l lo ss to th e v ic ti m

ba nk s fo r res ti tu ti on pu rp os es was t he di ffer en ce b etweenth e am ou ntPo ol bo rro wedan d the am ou ntth e b an ks were ab le to ob ta inup on res el li ng th e p ro pe rti es . The d is tri ctco urt d idno t err in rel y in g o n t he res al e pr ic es . Se e Huf

f , 60 9 F .3dat 1 24 8 (h ol di ng th atdi st ric t co urts , when m ak in g a reas on ab le de te rm in at io n o f th e res ti tu ti on am ou nt , sh ou ld“ res ol v[ e] un cert ai nt ie s with avi ew to wardach ie vi ng fai rn es s t o t he vi ct im ”) (quo ta ti onom it te d) . Mo reo ve r, ab se ntan y

ev id en ce re la ti ng to th e ti m e fra m e o f a h ou si ng m ark et

“ cras h” in San taRo saBeac h a ndSara so ta—m uc h l es s h ow s uc h acras h a ffec te d th e v al ue s o f th e p ro pe rti es in qu es ti on—the co urt wo ul d h av e b een requi redto en ga ge in im

pe rm is si bl e sp ecu la ti on to cred itPo ol ’s res ti tu ti on li ab il it y be lo w th e am ou ntest ab li sh edby the Gov ern m en t. 4

Case: 12-10715 Date Filed: 11/09/2012 Page: 4 of 5AFFIRMED.

5 Case: 12-10715 Date Filed: 11/09/2012 Page: 5 of 5