Exhibit 21.0

TRANSCONTINENTAL REALTY INVESTORS, INC.

SUBSIDIARIES OF THE REGISTRANT

The following is a list of all subsidiaries of and partnership interests of Transcontinental Realty Investors, Inc. and the state or other jurisdiction
of organization or incorporation (indention indicates immediate parent entity):



|                                                   |  |                                              
|-------------------------------------------------- |  | ---------------------------------------------
|Name of Entity                                     |  | Jurisdiction of Organization or Incorporation
|Corporations                                       |  |                                              
|ART One Hickory Corporation                        |  | Nevada                                       
|ART Two Hickory Corporation                        |  | Nevada                                       
|BridgeKnight Holdings B.V.                         |  | Netherlands                                  
|Centura-Ewing, Inc.                                |  | Nevada                                       
|Century Realty, Inc.                               |  | Texas                                        
|Continental Mortgage and Equity Investors, Inc.    |  | Nevada                                       
|ITS SUBSIDIARIES                                   |  |                                              
|Continental Baronne, Inc.                          |  | Nevada                                       
|Continental Common, Inc.                           |  | Nevada                                       
|Continental Common Lease, Inc.                     |  | Louisiana                                    
|Continental Durham Centre, Inc.                    |  | Nevada                                       
|Continental Indcon Corporation                     |  | Nevada                                       
|Continental Pines Corporation                      |  | Nevada                                       
|Continental Poydras Corporation                    |  | Nevada                                       
|Continental Promenade Corporation                  |  | Nevada                                       
|Continental Signature, Inc.                        |  | Nevada                                       
|GP of Signature Athletic Limited Partnership       |  | Texas                                        
|Continental Somerset Corporation                   |  | Nevada                                       
|Continental TS Tower Corporation                   |  | Nevada                                       
|Continental WOW, Inc.                              |  | Nevada                                       
|North Houston Green, Inc.                          |  | Nevada                                       
|EQK Bridgeview Plaza, Inc.                         |  | Nevada                                       
|EQK Cullman, Inc.                                  |  | Nevada                                       
|Garden Centura, Inc.                               |  | Nevada                                       
|Hartford Building Corporation                      |  | Texas                                        
|Mandahl Bay Holdings, Inc., US Virgin Island Corp. |  | U.S. Virgin Islands                          
|Mandahl Bay Home Owners Association, USVI Corp.    |  | U.S. Virgin Islands                          
|Midland Odessa Properties, Inc.*                   |  | California                                   
|South Cochran Corporation                          |  | Nevada                                       
|South Toler, Inc.                                  |  | Nevada                                       
|T Addison Park Retail, Inc.                        |  | Nevada                                       
|T Addison Park Townhomes, Inc.                     |  | Nevada                                       
|T Belmont, Inc.                                    |  | Nevada                                       
|T Blue Lake II, Inc.                               |  | Nevada                                       
|T Blue Lakes, Inc.                                 |  | Nevada                                       
|T Breakwater, Inc.                                 |  | Nevada                                       
|T Brompton, Inc.                                   |  | Nevada                                       
|T Capitol Hill, Inc.                               |  | Nevada                                       
|T Cascades, Inc.                                   |  | Nevada                                       
|T City Park, Inc.                                  |  | Nevada                                       
|T Clarksville, Inc.                                |  | Nevada                                       
|T Dakota Arms, Inc.                                |  | Nevada                                       

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|* |  | Transcontinental Realty Investors, Inc. owns 48.8%, American Realty Investors, Inc. owns 31.3% and Income Opportunity Realty Investors, Inc. owns 19.9%
|- |  | -------------------------------------------------------------------------------------------------------------------------------------------------------



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|                                                 |  |                                              
|------------------------------------------------ |  | ---------------------------------------------
|Name of Entity                                   |  | Jurisdiction of Organization or Incorporation
|T Desoto, Inc.                                   |  | Nevada                                       
|T Echo Valley, Inc.                              |  | Nevada                                       
|T Falcon, Inc .                                  |  | Nevada                                       
|T Heather Creek, Inc. (f/k/a T Rasor Glen, Inc.) |  | Nevada                                       
|T Kingsland Ranch, Inc.                          |  | Nevada                                       
|T Kinsey Bridges, Inc.                           |  | Nevada                                       
|T Laguna, Inc.                                   |  | Nevada                                       
|T Lakeforest, Inc.                               |  | Nevada                                       
|T Legend, Inc.                                   |  | Nevada                                       
|T Majestic, Inc.                                 |  | Nevada                                       
|T Maumelle, Inc.                                 |  | Nevada                                       
|T Mira, Inc.                                     |  | Nevada                                       
|T Nashville, Inc.                                |  | Nevada                                       
|T. One City Centre, Inc.                         |  | Nevada                                       
|T Pinnacle, Inc.                                 |  | Nevada                                       
|T Plumb Creek, Inc.                              |  | Nevada                                       
|T Polo Estates, Inc.                             |  | Nevada                                       
|T Rogers, Inc.                                   |  | Nevada                                       
|T Sendero Ridge, Inc.                            |  | Nevada                                       
|T Sorrento, Inc.                                 |  | Nevada                                       
|T Southwood 1295, Inc.                           |  | Nevada                                       
|T Southwood 1394, Inc.                           |  | Nevada                                       
|T Spanish Trail, Inc.                            |  | Nevada                                       
|T Springs, Inc.                                  |  | Nevada                                       
|T Spyglass, Inc.                                 |  | Nevada                                       
|T Surf, Inc.                                     |  | Nevada                                       
|T Temple Villas, Inc.                            |  | Nevada                                       
|T United, Inc.                                   |  | Nevada                                       
|T Vance Jackson, Inc.                            |  | Nevada                                       
|T Windsong, Inc.                                 |  | Nevada                                       
|TacCo Universal Corporation                      |  | Nevada                                       
|TCI 109 Beltline, Inc.                           |  | Nevada                                       
|TCI 989 Market Street, Inc.                      |  | Nevada                                       
|TCI 1013 Common, Inc.                            |  | Nevada                                       
|TCI 600 Las Colinas, Inc.                        |  | Nevada                                       
|TCI 9033 Wilshire Boulevard                      |  | Nevada                                       
|TCI Anderson Estate, Inc.                        |  | Nevada                                       
|TCI Autumn Chase, Inc.                           |  | Nevada                                       
|TCI Bay Plaza II, Inc.                           |  | Nevada                                       
|TCI Baywalk Corp.                                |  | Nevada                                       
|TCI Beltline, Inc.                               |  | Nevada                                       
|TCI Bentonville, Inc.                            |  | Nevada                                       
|TCI Bluffs at Vista Ridge, Inc.                  |  | Nevada                                       
|TCI Brandeis, Inc.                               |  | Nevada                                       
|TCI BTS Corp.                                    |  | Nevada                                       
|TCI Carpenter Estates, Inc.                      |  | Nevada                                       
|TCI Centura, Inc.                                |  | Nevada                                       
|TCI Cocke Estates, Inc.                          |  | Nevada                                       
|TCI Countryside, Inc.                            |  | Nevada                                       
|TCI Courtyard, Inc.                              |  | Nevada                                       
|TCI DLJ I, Inc.                                  |  | Nevada                                       
|TCI DLJ II, Inc.                                 |  | Nevada                                       



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|                                            |  |                                              
|------------------------------------------- |  | ---------------------------------------------
|Name of Entity                              |  | Jurisdiction of Organization or Incorporation
|TCI DLJ III, Inc.                           |  | Nevada                                       
|TCI Dunes Plaza, Inc.                       |  | Nevada                                       
|TCI European Investment, Inc.               |  | Nevada                                       
|TCI Handsboro Square, Inc.                  |  | Nevada                                       
|TCI Harmon, Inc.                            |  | Nevada                                       
|TCI Hunters Glen, Inc.                      |  | Nevada                                       
|TCI Island Bay Corp.                        |  | Nevada                                       
|TCI LaFollette Estates, Inc.                |  | Nevada                                       
|TCI Leflore Estates, Inc.                   |  | Nevada                                       
|TCI Lexington Corporation                   |  | Nevada                                       
|TCI Limestone Vista Ridge, Inc.             |  | Nevada                                       
|TCI Marina Landing Corp.                    |  | Nevada                                       
|TCI McKinney 34, Inc.                       |  | Nevada                                       
|TCI McKinney Ranch, Inc.                    |  | Nevada                                       
|TCI Monticello Estates, Inc.                |  | Nevada                                       
|TCI Mountain Plaza, Inc.                    |  | Nevada                                       
|TCI Paramount Terrace, Inc.                 |  | Nevada                                       
|TCI Park West I, Inc.                       |  | Nevada                                       
|TCI Plantation, Inc.                        |  | Nevada                                       
|TCI Providence Crossings, Inc.              |  | Nevada                                       
|TCI Riverwalk I, Inc.                       |  | Nevada                                       
|TCI Riverwalk II, Inc.                      |  | Nevada                                       
|TCI Rogers Commons, Inc.                    |  | Nevada                                       
|TCI Surgery Center, Inc.                    |  | Nevada                                       
|TCI Tivoli, Inc.                            |  | Nevada                                       
|TCI Warren Manor, Inc.                      |  | Nevada                                       
|TCI Westwood Square, Inc.                   |  | Nevada                                       
|TCI Willowbrook Village, Inc.               |  | Nevada                                       
|TCI Woodsong, Inc.                          |  | Nevada                                       
|Top Capital Partners, Inc.                  |  | Nevada                                       
|Transcontinental 4400, Inc.                 |  | Nevada                                       
|Transcontinental Atrium, Inc.               |  | Nevada                                       
|Transcontinental Cary, Inc.                 |  | Nevada                                       
|Transcontinental Corporate Pointe, Inc.     |  | Nevada                                       
|Transcontinental Coventry Pointe, Inc.      |  | Nevada                                       
|Transcontinental Eldorado, Inc.             |  | Nevada                                       
|Transcontinental Lamar, Inc.                |  | Nevada                                       
|Transcontinental Limestone Canyon, Inc.     |  | Nevada                                       
|Transcontinental Majestic Corporation       |  | Nevada                                       
|Transcontinental Remington, Inc.            |  | Nevada                                       
|Transcontinental Sadler Square, Inc.        |  | Nevada                                       
|Transcontinental Southgate, Inc.            |  | Nevada                                       
|Transcontinental Terrace Hill Corporation   |  | Nevada                                       
|Transcontinental TexStar, Inc.              |  | Nevada                                       
|Transcontinental Treehouse Corporation      |  | Nevada                                       
|Transcontinental Venture Centre Corporation |  | Nevada                                       
|Transcontinental Westgrove, Inc.            |  | Nevada                                       
|TRI Restaurant Corp.                        |  | Nevada                                       
|Verandas at Cityview Corp.                  |  | Nevada                                       
|                                            | 
|Partnerships                                |  |                                              
|4242 National Associates, L.P.              |  | Texas                                        
|Cedar Creek Partnership                     |  | Texas                                        



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|                                          |  |                                              
|----------------------------------------- |  | ---------------------------------------------
|Name of Entity                            |  | Jurisdiction of Organization or Incorporation
|Centura Tower, Ltd.                       |  | Texas                                        
|Chesapeake Spa Creek Limited Partnership  |  | Maryland                                     
|El Chaparral National Associates, L.P.    |  | Texas                                        
|F.W. Verandas at City View, Ltd.          |  | Texas                                        
|Garden Foxwood, L.P.                      |  | Delaware                                     
|Gate Laurel Associates                    |  | California                                   
|Harpers Ferry Partnership                |  | Texas                                        
|Income Special Associates, L.P.           |  | California                                   
|Indcon, L.P.                              |  | Georgia                                      
|Institute Place Associates                |  | California                                   
|Kelly Holdings Associates, L.P.           |  | Texas                                        
|Limestone Vista Ridge Apartments, Ltd.    |  | Texas                                        
|Montgomery Terminal Ltd.                  |  | Texas                                        
|Nakash Income Associates                  |  | Georgia                                      
|NCPO Texas Ltd.                           |  | Texas                                        
|NLP/CH, Ltd.                              |  | Texas                                        
|Plum Creek Apartments, Ltd.               |  | Texas                                        
|RT Realty, L.P.                           |  | Texas                                        
|Sacramento Nine J.V.                      |  | California                                   
|Sendera Ranch, Ltd.                       |  | Texas                                        
|Sendero Ridge, Ltd.                       |  | Texas                                        
|Shadow Run Associates                     |  | California                                   
|Shaw Plaza Partnership                    |  | Texas                                        
|Stone Oak Place National Associates, Ltd. |  | Texas                                        
|Summerfield National Associates, L.P.     |  | Florida                                      
|TCI Brandeis, L.P.                        |  | Texas                                        
|TCI Eton Square, L.P.                     |  | Texas                                        
|TCI Countryside, L.P.                     |  | Texas                                        
|TCI Woodmont Group I, L.P.                |  | Texas                                        
|TCI Woodmont Group II, L.P.               |  | Texas                                        
|TCI Woodmont Group III, L.P.              |  | Texas                                        
|Twinbrook Village Associates              |  | California                                   
|University Town Centre Apartments LTD.    |  | Ohio                                         
|Westgrove Air Plaza, Ltd.                 |  | Texas                                        
|Willow Creek National Associates, L.P.    |  | Texas