The owner of the Airport Mobil station is facing eviction by the end of the month following another legal setback in court this week.

The commercial eviction judgment against Airport Fuel Services Inc. takes effect July 31, just as the Island experiences its seasonal surge of motorists.

AFS, which runs Airport Mobil, had leased the property on lot 33 at the airport business park for 20 years, but lost out to another Island gas station operator in the bidding process for a new long-term lease this spring.

AFS owner Michael Rotondo sought to block the new lease and force another bidding process in Dukes County superior court, but those challenges were rejected. The Martha’s Vineyard Airport Commission, responsible for awarding the lease, won a judgment to take “possession of the premises,” handed down Monday by Edgartown district court Judge J. Thomas Kirkman.

After a one-day trial last week, the judge found that AFS’s lease had expired in March and that it “has wrongfully held over beyond the extension to the lease granted” by the commission.

“The airport commission is grateful for the judge’s ruling and now looks forward to a prompt transition of the premises to the successful bidder for the gas station lease,” said David Mackey, the airport commission’s lawyer.

The critical question now is whether Mr. Rotondo will be able to remove all the improvements — the gas station, pumps, underground fuel tanks, convenience store and car wash — by the end of the month, or instead be able to come to an agreement to sell them to the new tenant, Louis Paciello of Depot Corner Inc., which runs two Edgartown gas stations.

Part of the judge’s ruling focused on a key provision of the expired lease — that all of Mr. Rotondo’s improvements be removed from the property by the end of the lease.

AFS, Mr. Rotondo’s company, “knew for twenty years that it was required to remove the leasehold improvements upon the end of the lease,” the judge wrote. “It was reminded of the fact repeatedly and was provided time to remove the property. But its failure to remove those improvements is not excused indefinitely. Rather the failure breaches the lease agreement and creates a right of re-entry by the commission to remove the property at the expense of AFS.”

Mr. Rotondo has provided to the court estimates he had received to do the removal work, and it totaled about $184,000, the most expensive item being the cleaning, removal and disposal of the three underground fuel tanks, gas dispensing equipment and platform for the gas pumps.

Construction of a new gas station by Mr. Paciello, if necessary, is expected to take months and cost hundreds of thousands of dollars.

“It’s unfortunate that it’s come to this, but the courts have spoken and we need to comply with the order [to remove the improvements], unless we can resolve it otherwise” to sell the improvements, said Michael L. Mahoney, Mr. Rotondo’s attorney. “I think it would be in everybody’s interest for it to be resolved, especially for the tourists” who stream onto the Island in July, August and early September.

According to court documents, Mr. Paciello has previously offered $250,000 for the improvements, but the offer was rejected by Mr. Rotondo, who said it vastly undervalued them.

If no purchase price is reached, Mr. Mahoney was asked if work to remove the improvements would be completed by the end of the month.

“Yeah, if not sooner,” he said in a phone interview.

Mr. Paciello declined comment except to say he is ready for the transition. “I’m ready to go, whichever way it goes,” he said.

According to court records, Airport Fuel Services dispenses more than 1.2 million gallons of gas each year. Mr. Paciello’s two operations in Edgartown total more than 1.5 million gallons.

Last March, Mr. Paciello’s bid for the new 20-year lease was evaluated as the clear winner by the airport commissioners. Mr. Rotondo alleged that, among other things, he had been treated unfairly and that the process was flawed.

He sought an injunction that would invalidate the results, and also sought a new request-for-proposal process with a requirement that he be compensated for improvements if he did not gain a new lease under a rebidding process. Superior court Judge Mitchell H. Kaplan rejected the request. When a motion to reconsider that decision was filed, the judge rejected that as well. A single justice of the state Appeals Court also declined to side with Mr. Rotondo.

In this week’s district court judgment, Judge Kirkman acknowledged that the commission’s method of extending the lease and collecting rent “was strange and seemingly contradictory,” but it was clear to all that AFS’s “tenancy had ended and no new tenancy had been created.”

The judge declined to award damages to the airport commission if it is forced to pay for removal of the improvements on the parcel, saying that was premature and could be taken up at a later date.