Texas rural homestead can be in one or more parcels of land

Posted on Jun 03, 2014

Texas has some of the most liberal exemption laws of any state. For example, if you live in a rural area, you can claim as exempt up to 100 acres of land, plus all improvements (buildings, etc.). For a family, Texas law lets you exempt up to 200 acres with all improvements. And in both cases, the land can be in one or more different parcels.

That was the issue in a recent chapter 7 bankruptcy court case in Houston. The Lings sued their neighbors the McLaughlins but lost, and the McLaughlins obtain a $45,000 judgment against the Lings for their attorney fees. The Lings then filed chapter 7 bankruptcy, and claimed their entire 37 acre rural property as exempt, even though it was in three different parcels. The McLaughlins objected to the exemption of the parcels that did not include the debtor's actual home.

The court ruled for the debtors. First it was found that all the tracts were contiguous. That is important because if all the parcels are contiguous to the actual home, there is a presumption that it is used for purposes of a home. For non-contiguous tracts, someone claiming homestead must prove that the tract provides some kind of support for the home, like a garden, hunting, fishing, etc.

The court went on to hold that even if the different tracts were not considered contiguous (there was a county road bisecting two of them), there was enough acts of homestead usage that meet the standard of "comfort, convenience, or support of the family" that each of the parcels qualified, even without the presumption that was extended to contiguous parcels.

If you have a rural homestead in Texas that is in more than one parcel and you are considering filing bankruptcy, hire a very experienced bankruptcy lawyer to help you file. This can be a very fact-intensive area of the law.

 

 

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