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                                  |  | Ownership % |   |  | Jurisdiction of Organization or Incorporation
|Corporations                                    |  |             |   |  |                                              
|Continental Baronne, Inc.                       |  | 100         | % |  | Nevada                                       
|Continental Carrier, Inc.                       |  | 100         | % |  | Nevada                                       
|Continental Willow, Inc.                        |  | 100         | % |  | Nevada                                       
|Continental Common, Inc.                        |  | 100         | % |  | Nevada                                       
|Continental Durham Centre, Inc.                 |  | 100         | % |  | Nevada                                       
|Continental Indcon Corporation                  |  | 100         | % |  | Nevada                                       
|Continental Pines Corporation                   |  | 100         | % |  | Nevada                                       
|Continental Poydras Corporation                 |  | 100         | % |  | Nevada                                       
|Continental Promenade Corporation               |  | 100         | % |  | Nevada                                       
|Continental Signature, Inc.                     |  | 100         | % |  | Nevada                                       
|Continental Somerset Corporation                |  | 100         | % |  | Nevada                                       
|Continental TS Tower Corporation                |  | 100         | % |  | Nevada                                       
|Continental Woodbridge Corporation              |  | 100         | % |  | Nevada                                       
|Continental Wow, Inc.                           |  | 100         | % |  | Nevada                                       
|North Houston Green, Inc.                       |  | 100         | % |  | Nevada                                       
|ART One Hickory Corporation                     |  | 100         | % |  | Nevada                                       
|ART Two Hickory Corporation                     |  | 100         | % |  | Nevada                                       
|BridgeKnight Holdings BV                        |  | 100         | % |  | Netherlands                                  
|Century Realty, Inc.                            |  | 100         | % |  | Texas                                        
|Continental Mortgage and Equity Investors, Inc. |  | 100         | % |  | Nevada                                       
|EQK Bridgeview Plaza, Inc.                      |  | 100         | % |  | Nevada                                       
|EQK Cullman, Inc.                               |  | 100         | % |  | Nevada                                       
|Hartford Building Corporation                   |  | 100         | % |  | Texas                                        
|Mandahl Bay Holdings, Inc.                      |  | 100         | % |  | U.S. Virgin Islands                          
|Smithhammer Holdings BV                         |  | 100         | % |  | Netherlands                                  
|South Cochran Corporation                       |  | 100         | % |  | Nevada                                       
|South Toler, Inc.                               |  | 100         | % |  | Nevada                                       
|T. Belmont, Inc.                                |  | 100         | % |  | Nevada                                       
|T. Blue Lakes, Inc.                             |  | 100         | % |  | Nevada                                       
|T. Blue Lake II, Inc.                           |  | 100         | % |  | Nevada                                       
|T. Breakwater, Inc.                             |  | 100         | % |  | Nevada                                       
|T. Brompton, Inc.                               |  | 100         | % |  | Nevada                                       
|T. Capitol Hill, Inc. f/k/a T. Windsong, Inc.   |  | 100         | % |  | Nevada                                       
|T. Cascades, Inc.                               |  | 100         | % |  | Nevada                                       
|TCI 9033 Wilshire Boulevard                     |  | 100         | % |  | Nevada                                       
|TCI Autumnchase, Inc.                           |  | 100         | % |  | Nevada                                       
|TCI Bay Plaza II, Inc.                          |  | 100         | % |  | Nevada                                       
|TCI Baywalk Corp.                               |  | 100         | % |  | Nevada                                       
|TCI Bluffs at Vista Ridge, Inc.                 |  | 100         | % |  | Nevada                                       
|TCI Brandeis, Inc.                              |  | 100         | % |  | Nevada                                       
|TCI BTS Corp.                                   |  | 100         | % |  | Nevada                                       
|TCI Centura, Inc.                               |  | 100         | % |  | Nevada                                       
|TCI Country Club Villas, Inc.                   |  | 100         | % |  | Nevada                                       
|TCI Countryside, Inc.                           |  | 100         | % |  | Nevada                                       
|TCI Courtyard, Inc.                             |  | 100         | % |  | Nevada                                       



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|                                                                   |  |             |   |  |                                              
|------------------------------------------------------------------ |  | ----------- | - |  | ---------------------------------------------
|Name of Entity                                                     |  | Ownership % |   |  | Jurisdiction of Organization or Incorporation
|TCI Dunes Plaza, Inc.                                              |  | 100         | % |  | Nevada                                       
|TCI European Investment, Inc.                                      |  | 100         | % |  | Nevada                                       
|TCI Harmon, Inc.                                                   |  | 100         | % |  | Nevada                                       
|TCI Island Bay Corp.                                               |  | 100         | % |  | Nevada                                       
|TCI K-Retail Plaza, Inc.                                           |  | 100         | % |  | Nevada                                       
|TCI Lexington, Inc.                                                |  | 100         | % |  | Nevada                                       
|TCI Limestone Vista Ridge, Inc.                                    |  | 100         | % |  | Nevada                                       
|TCI Marina Landing Corp.                                           |  | 100         | % |  | Nevada                                       
|TCI Mountain Plaza, Inc.                                           |  | 100         | % |  | Nevada                                       
|TCI Ogden Industrial, Inc.                                         |  | 100         | % |  | Nevada                                       
|TCI Paramount Terrace, Inc.                                        |  | 100         | % |  | Nevada                                       
|TCI Plantation, Inc. f/k/a Transcontinental Carseka Corporation    |  | 100         | % |  | Nevada                                       
|TCI Quail Creek, Inc.                                              |  | 100         | % |  | Nevada                                       
|TCI Surgery Center, Inc.                                           |  | 100         | % |  | Nevada                                       
|TCI Tivoli, Inc.                                                   |  | 100         | % |  | Nevada                                       
|TCI Woodsong, Inc.                                                 |  | 100         | % |  | Nevada                                       
|T. City Park, Inc.                                                 |  | 100         | % |  | Nevada                                       
|T. Dakota Arms, Inc.                                               |  | 100         | % |  | Nevada                                       
|T. Desoto, Inc.                                                    |  | 100         | % |  | Nevada                                       
|T. Echo Valley, Inc.                                               |  | 100         | % |  | Nevada                                       
|Tfalcon, Inc.                                                      |  | 100         | % |  | Nevada                                       
|T Heather Creek, Inc. f/k/a T. Rasor Glenn, Inc.                   |  | 100         | % |  | Nevada                                       
|T. Kingsland Ranch, Inc.                                           |  | 100         | % |  | Nevada                                       
|T. Kinsey Bridges, Inc.                                            |  | 100         | % |  | Nevada                                       
|T. Laguna, Inc.                                                    |  | 100         | % |  | Nevada                                       
|T. Lake Forest, Inc.                                               |  | 100         | % |  | Nevada                                       
|T. Majestic, Inc.                                                  |  | 100         | % |  | Nevada                                       
|T. Maumelle, Inc.                                                  |  | 100         | % |  | Nevada                                       
|TMira, Inc.                                                        |  | 100         | % |  | Nevada                                       
|T. Nashville, Inc.                                                 |  | 100         | % |  | Nevada                                       
|Top Capital Partners, Inc.                                         |  | 100         | % |  | Nevada                                       
|T. One City Center, Inc.                                           |  | 100         | % |  | Nevada                                       
|T. Pinnacle, Inc.                                                  |  | 100         | % |  | Nevada                                       
|Transcontinental 4400, Inc.                                        |  | 100         | % |  | Nevada                                       
|Transcontinental Atrium, Inc.                                      |  | 100         | % |  | Nevada                                       
|Transcontinental Bonita, Inc.                                      |  | 100         | % |  | Nevada                                       
|Transcontinental Cary, Inc.                                        |  | 100         | % |  | Nevada                                       
|Transcontinental Corporate Pointe, Inc.                            |  | 100         | % |  | Nevada                                       
|Transcontinental Coventry Pointe, Inc.                             |  | 100         | % |  | Nevada                                       
|Transcontinental El Dorado, Inc.                                   |  | 100         | % |  | Nevada                                       
|Transcontinental Lamar, Inc. f/k/a Transcontinental Woodview, Inc. |  | 100         | % |  | Nevada                                       
|Transcontinental Limestone Canyon, Inc.                            |  | 100         | % |  | Nevada                                       
|Transcontinental Majestic Corporation                              |  | 100         | % |  | Nevada                                       
|Transcontinental Remington, Inc.                                   |  | 100         | % |  | Nevada                                       
|Transcontinental Sadler Square, Inc.                               |  | 100         | % |  | Nevada                                       
|Transcontinental Sandstone Corporation                             |  | 100%        |   |  | Nevada                                       
|Transcontinental Southgate, Inc.                                   |  | 100%        |   |  | Nevada                                       
|Transcontinental Terrace Hill Corporation                          |  | 100%        |   |  | Nevada                                       
|Transcontinental TexStar, Inc.                                     |  | 100%        |   |  | Nevada                                       
|Transcontinental Treehouse Corporation                             |  | 100%        |   |  | Nevada                                       
|Transcontinental Venture Centre                                    |  | 100%        |   |  | Nevada                                       
|Transcontinental Westgrove, Inc.                                   |  | 100%        |   |  | Nevada                                       
|TRI Restaurant Corp.                                               |  | 100%        |   |  | Nevada                                       



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|                                          |  |             |  |                                              
|----------------------------------------- |  | ----------- |  | ---------------------------------------------
|Name of Entity                            |  | Ownership % |  | Jurisdiction of Organization or Incorporation
|T. Sendero Ridge, Inc.                    |  | 100%        |  | Nevada                                       
|T. Shadow Lakes, Inc.                     |  | 100%        |  | Nevada                                       
|T. Sorrento, Inc.                         |  | 100%        |  | Nevada                                       
|T. Springs, Inc.                          |  | 100%        |  | Nevada                                       
|T. Spyglass, Inc.                         |  | 100%        |  | Nevada                                       
|T. Surf, Inc.                             |  | 100%        |  | Nevada                                       
|T. Temple Villas, Inc.                    |  | 100%        |  | Nevada                                       
|T. Town Center, Inc.                      |  | 100%        |  | Nevada                                       
|T. Vance Jackson, Inc.                    |  | 100%        |  | Nevada                                       
|T. Windsong, Inc.                         |  | 100%        |  | Nevada                                       
|Verandas at City View Corp.               |  | 100%        |  | Nevada                                       
|                                          |  |            
|Partnerships                              |  |             |  |                                              
|El Chaparral National Associates, L.P.    |  | 100%        |  | Texas                                        
|4242 National Associates, L.P.            |  | 100%        |  | Texas                                        
|Income Special Associates, L.P.           |  | 100%        |  | California                                   
|Indcon, L.P.                              |  | 100%        |  | Georgia                                      
|Kelly Holdings Associates, L.P.           |  | 100%        |  | Texas                                        
|Signature Athletic Limited Partnership    |  | 99%         |  | Texas                                        
|Stone Oak Place National Associates, Ltd. |  | 100%        |  | Texas                                        
|Sunset Lake Associates, L.P.              |  | 100%        |  | Illinois                                     
|Willow Creek National Associates, L.P.    |  | 100%        |  | Texas                                        
|Willow National Associates, L.P.          |  | 100%        |  | Texas                                        
|Wow National Associates, Ltd.             |  | 100%        |  | Florida                                      
|Adams Properties Associates               |  | 100%        |  | Georgia                                      
|Bluffs at Vista Ridge, Ltd.               |  | 24%         |  | Texas                                        
|Cedar Creek Partnership                   |  | 100%        |  | Texas                                        
|Centura Tower, Ltd.                       |  | 100%        |  | Texas                                        
|Chesapeake Spa Creek Limited Partnership  |  | 100%        |  | Maryland                                     
|F.W. Verandas at City View, Ltd.          |  | 100%        |  | Texas                                        
|Garden Foxwood, L.P.                      |  | 100%        |  | Delaware                                     
|Garden Confederate Point, L.P.            |  | 100%        |  | Delaware                                     
|Gate Laurel Associates                    |  | 100%        |  | California                                   
|Harpers Ferry Partnership                 |  | 100%        |  | Texas                                        
|Institute Place Associates                |  | 100%        |  | California                                   
|Limestone Vista Ridge Apartments, Ltd.    |  | 100%        |  | Texas                                        
|Nakash Income Associates                  |  | 60%         |  | Georgia                                      
|NCPO Texas Ltd.                           |  | 98%         |  | Texas                                        
|NLP/CH, Ltd.                              |  | 100%        |  | Texas                                        
|RT Realty, L.P.                           |  | 100%        |  | Texas                                        
|Sacramento Nine J.V.                      |  | 30%         |  | California                                   
|Sendera Ranch, Ltd.                       |  | 24%         |  | Texas                                        
|Sendero Ridge, Ltd.                       |  | 24%         |  | Texas                                        
|Shadow Run Associates                     |  | 100%        |  | California                                   
|Shaw Plaza Partnership                    |  | 100%        |  | Texas                                        
|Summerfield National Associates, L.P.     |  | 100%        |  | Florida                                      
|TCI Eton Square, L.P.                     |  | 90%         |  | Texas                                        
|TCI Countryside, L.P.                     |  | 100%        |  | Texas                                        
|Twinbrook Villas Associates               |  | 100%        |  | California                                   
|Westgrove Air Plaza, Ltd.                 |  | 90%         |  | Texas