Supreme Court of Texas

══════════

No. 21-0205

══════════

Michelle Elise Parker Jordan,

Petitioner,

v.

Ola Kathleen Parker, Independent Executor of the Estate of 

J. Loyd Parker, III, Deceased, and Allison Renee Parker, 

Respondents

═══════════════════════════════════════

On Petition for Review from the

Court of Appeals for the Eighth District of Texas

═══════════════════════════════════════

Argued September 22, 2022

JUSTICE BLAND delivered the opinion of the Court.

We examine three generations of property transfers to resolve 

this dispute over ownership of some ranchland. 

The facts read like a law school exam question. A father devised 

his estate to his widow for life, with the remainder upon her death to his 

children, including his son. The father granted his widow complete 

control over the estate’s assets during her lifetime, including the power 

to sell estate property and to redirect a child’s remainder interest to 

others. Among the estate’s assets was a partial interest in land known 
2

as the Cottonwood Ranch. Other owners of the ranch included the 

father’s widow. The widow eventually conveyed her separate interest in 

the ranch to their son and daughter.

A few years later, while his mother was still living, the son 

conveyed to his daughters “all of my right, title and interest in and to” 

the ranch. The question presented in this case is whether the son gifted 

a remainder interest in his father’s estate property when he conveyed 

his present interest in the same property without expressly reserving 

any remainder interest.

Applying the rule in Clark v. Gauntt,1 we conclude that the son 

did not convey his remainder interest in the estate property. The son’s 

remainder interest was in his father’s estate overall, not a particular 

piece of property, and any property interest from the estate that the son 

might eventually inherit was subject to complete divestment during his 

mother’s lifetime. At the time the son conveyed his present interest to 

his daughters, his mother was living, and she had complete control over 

the estate’s assets. In such circumstances, the property interest in the 

ranch that the son would eventually inherit through his father’s will 

amounted to no more than an expectancy. As the court of appeals 

correctly held, a grantor conveys an expectancy interest only through a 

clear manifestation of the grantor’s intent to do so. We therefore affirm 

its judgment.

1 161 S.W.2d 270, 273 (Tex. [Comm’n Op.] 1942).
3

I

Ola Kathleen Parker (Kathy) brings this trespass-to-try-title and 

deed-reformation action against her daughters, Michelle Elise Parker 

Jordan (Elise) and Allison Renee Parker. The parties seek to determine 

whether J. Loyd Parker III (Loyd III)—Kathy’s husband and Elise and 

Allison’s father—conveyed a remainder interest in his father’s estate’s 

ownership of the Cottonwood Ranch when he gifted “all of my right, title 

and interest in and to” the ranch to his daughters.

The parties do not dispute the facts. They disagree, however, 

about the nature of the interest Loyd III obtained through his father’s 

will before his mother died and whether Loyd III conveyed this interest 

to his daughters when he conveyed the present interest he owned at the 

time he made the gift.

A

A bit of history explains the ranch’s ownership as it existed when 

Loyd III gifted his interest to his daughters. During the mid-1950s, J.B. 

Young and Loyd Jinkens owned the ranch in equal, undivided one-half

interests.2 Young died in 1956, leaving his daughter, Ruthie Young 

Parker, an undivided one-sixth interest. 

A year later, Ruthie and her husband, J. Loyd Parker Jr. 

(Loyd Jr.), together purchased the undivided Jinkens interest. As a 

result, Ruthie and Loyd Jr. owned an undivided one-half of the 

Cottonwood Ranch as community property. Ruthie owned an additional 

one-sixth of the ranch as her inherited separate property.

2 The ranch is located in Reeves and Culberson Counties.
4

Loyd Jr. died in 1985, leaving Ruthie as his widow. Loyd Jr.’s will 

conveyed his entire estate to Ruthie as a life estate, with a remainder in 

equal shares to their two children, Loyd III and Pamela Parker Clifton. 

Loyd Jr.’s will gave Ruthie extensive powers, including the right to “buy, 

sell, mortgage, lease . . . [or] exchange” any property in the estate and 

“deal with, manage, and control the assets as if she owned them in fee 

simple,” without consultation with any remainder beneficiary. In 

addition, the will gave Ruthie “a special power to alter the equal 

devolution through this will to [Loyd Jr.’s] children or their issue.” That

special power “to alter the devolution of the remainder interest shall 

prevail over any disposition a child of [Loyd Jr.] makes in his remainder 

interest.” 

After Loyd Jr.’s death, Ruthie owned the following shares in the 

Cottonwood Ranch:

• a one-sixth interest acquired from her father in 1956;

• a one-fourth interest from the former community estate 

acquired upon Loyd Jr.’s death; and

• a one-fourth life estate interest under Loyd Jr.’s will.

In 1990, Ruthie conveyed her former community interest in the

Cottonwood Ranch to Loyd III and Pamela in equal shares. In 1993, 

Ruthie signed a correction deed to clarify that the 1990 deed conveyed 

her one-fourth former community property interest only, not the life 

estate created by Loyd Jr.’s will. 

After Ruthie’s 1990 conveyance, Loyd III held two discrete 

interests: 

• a one-eighth fee simple interest in the ranch, and
5

• a one-eighth remainder in Loyd Jr.’s entire estate, subject to 

Ruthie’s life estate and powers of divestment.

In 1998, Loyd III conveyed “all of my right, title and interest in 

and to”3 the Cottonwood Ranch to his daughters, Elise and Allison, in 

equal shares. The 1998 deed is the focus of the parties’ dispute.

After Loyd III executed the 1998 deed, the family behaved as if 

Elise and Allison each owned a one-sixteenth interest in the Cottonwood 

Ranch and Loyd III continued to hold a remainder interest in the oneeighth that was part of Ruthie’s life estate and under her control. 

Ruthie died in 2006. She never exercised her power to sell the 

estate’s interest in the ranch, nor did she divest Loyd III of any of his 

remainder interest in the estate. 

Loyd III died in 2014 and left his estate to his wife, Kathy. 

B

Almost two years after Loyd III’s death, Elise claimed a oneeighth interest in the Cottonwood Ranch instead of one-sixteenth. Elise 

asserted that, in addition to his present interest in the ranch, her 

father’s 1998 deed gifted to her and her sister his eventual remainder 

interest following Ruthie’s life estate. 

To resolve this claim, Kathy sued Elise and Allison for trespass to

try title, deed reformation, and adverse possession. Allison agrees with 

Kathy that the 1998 deed did not convey her father’s remainder interest 

in the ranch, and thus she does not oppose Kathy’s suit.

3 Quotations have been altered from the original text of the deed, in 

which the quoted language appears in capital letters.
6 

The trial court denied summary judgment to Kathy and granted 

partial summary judgment to Elise on Kathy’s trespass-to-try-title and 

deed-reformation claims. The parties agreed to sever and abate the 

adverse possession claim pending this appeal, and the judgment recites 

that it is a final and appealable judgment. 

The court of appeals reversed, applying the rule of Clark v. Gauntt 

that a grantor does not convey an expectancy or future interest unless 

the instrument “clearly manifests the intention of the prospective heir 

to sell, assign or convey his expectancy or future interest.”4 The court of 

appeals acknowledged that a remainder interest is a future interest 

capable of being conveyed; however, it observed, the law requires “clear 

and express language demonstrating the grantor’s intent to do so.”5

Because the 1998 deed does not refer to any future interest, the court of 

appeals concluded that Loyd III did not convey one. 6 We granted Elise’s 

petition for review.

II

To construe a will, we ascertain the testator’s intent from the 

language found within the four corners of the document.7 Similarly, in 

construing an unambiguous deed, we ascertain the intent of the parties 

from the language of the deed.8 In either case, we “construe language 

4 632 S.W.3d 108, 116 (Tex. App.—El Paso 2021) (quoting Clark, 161

S.W.2d at 273).

5 Id. at 120.

6 Id.

7 ConocoPhillips Co. v. Ramirez, 599 S.W.3d 296, 301 (Tex. 2020).

8 Wenske v. Ealy, 521 S.W.3d 791, 792 (Tex. 2017). 
7

according to its ‘plain, ordinary, and generally accepted meaning’ unless 

the instrument directs otherwise.”9 The construction of an unambiguous 

deed or will presents a question of law that we review de novo.10

On cross motions for summary judgment, each party must 

establish that it is entitled to judgment as a matter of law.11 When the 

trial court grants one motion and denies the other, the reviewing court 

determines all questions presented and renders the judgment that the 

trial court should have rendered.12

A

A remainder is a “future interest arising in a third person . . . who 

is intended to take after the natural termination of the preceding 

estate.”13 A remainder interest is either vested or contingent.14 “A 

remainder is vested where there is a person in being who would have an 

immediate right to the possession upon the termination of the 

intermediate estate.”15 A remainder interest is contingent when there is 

“uncertainty as to the persons who are to take.”16 A remainder is 

9 Piranha Partners v. Neuhoff, 596 S.W.3d 740, 747 (Tex. 2020) (quoting 

URI, Inc. v. Kleberg County, 543 S.W.3d 755, 764 (Tex. 2018)); see also Knopf 

v. Gray, 545 S.W.3d 542, 545 (Tex. 2018).

10 Wenske, 521 S.W.3d at 794 (citing Luckel v. White, 819 S.W.2d 459, 

461 (Tex. 1991)); Knopf, 545 S.W.3d at 545.

11 ConocoPhillips Co. v. Koopmann, 547 S.W.3d 858, 865 (Tex. 2018).

12 Id.

13 Remainder, Black’s Law Dictionary (11th ed. 2019).

14 See Caples v. Ward, 179 S.W. 856, 857–58 (Tex. 1915).

15 Id.

16 Id. at 858.
8

defeasible, or subject to divestment, if an event subsequent to the 

conveyance might terminate the interest.17 A vested remainder is 

indefeasible if “the remainderman is certain to acquire a present 

interest sometime in the future and will be entitled to retain the interest 

permanently.”18 An expectancy, which is not a future interest at all, is 

merely “a hope or a possibility of title” that one “expects to inherit.”19

The parties differ in their understanding of Loyd III’s interest in 

Loyd Jr.’s estate. Elise describes the interest as a vested remainder, but 

she concedes that Ruthie’s powers made it defeasible. Kathy argues that 

Loyd III’s interest is better understood as a contingent remainder, given 

Ruthie’s control over the estate. Kathy further points out that Loyd III’s 

interest in Loyd Jr.’s entire estate is different in nature from a specific 

interest in certain estate property. 

We agree that Ruthie’s powers under Loyd Jr.’s will foreclose the 

possibility that Loyd III held a vested remainder in the Cottonwood 

Ranch at the time he conveyed his present interest in it. At that time, 

Ruthie not only possessed a life estate in the entire estate, she also had 

the power to “buy, sell, mortgage, lease . . . [or] exchange” any property 

in the estate and “deal with, manage, and control the assets as if she 

owned them in fee simple” without consultation with any remainder 

beneficiary. And, if Ruthie “substantially deplet[ed] her fee simple 

17 Remainder, Black’s Law Dictionary (11th ed. 2019); see also Edds v. 

Mitchell, 184 S.W.2d 823, 830 (Tex. [Comm’n Op.] 1945) (describing the 

interest of a beneficiary to a life insurance policy as vested but defeasible 

because the insured could change the beneficiary designation).

18 Remainder, Black’s Law Dictionary (11th ed. 2019).

19 Clark v. Gauntt, 161 S.W.2d 270, 272 (Tex. [Comm’n Op.] 1942).
9

estate,” she could invade the corpus “to support her in her customary 

manner of living.”

Finally, the will gave Ruthie the power to alter Loyd III’s 

remainder share in the estate:

My spouse shall have a special power to alter the equal 

devolution through this will to my children or their issue 

by diverting part of a child’s share to other children or a 

child’s issue or spouse. . . . [That power] shall prevail over 

any disposition a child of mine makes in his remainder 

interest.

In light of these powers, Loyd III’s remainder interest in the 

estate in general created no certainty at the time of the gift to his 

daughters that any particular piece of estate property would ever belong 

to him. Ruthie could sell, gift, or mortgage any piece of the estate—

including the Cottonwood Ranch. Ruthie also could devolve Loyd III’s 

share of the estate on another family member or even spend down the 

entirety of the corpus as future circumstances unfolded. 

In sum, Ruthie had complete power to decide which estate 

property, if any, Loyd III might one day own. We need not decide 

whether Loyd III’s interest in the entire estate is better characterized 

as vested subject to divestment or contingent, because the will grants 

Loyd III no more than an expectancy in the Cottonwood Ranch or any 

other particular asset. 

B

In Clark v. Gauntt, the Commission of Appeals addressed 

whether a grantor could convey an expectancy interest through general 

language granting “[a]ll my right, title and interest in” a piece of real 
10

property.20 In that case, the property had been the community property 

of the grantor’s parents. When her mother died, the grantor, the couple’s 

only child, inherited an undivided one-half interest in the property. She 

then mortgaged the property, securing it with a deed that included the 

above language. While a foreclosure suit was pending, the grantor’s 

father died intestate, and she inherited the remaining one-half interest 

in the property. The mortgagee then asserted a claim to the entire 

property, arguing that the deed had conveyed “all” the grantor’s interest 

in the property, including her expected inheritance.

The Court rejected that claim, holding that the grantor had not 

conveyed her expectancy through the broad language of the deed. An 

expectancy of inheritance is “nothing more than a hope or a possibility 

of title” and includes “no present right or interest in the property.”21

Thus, the Court concluded, a deed or contract cannot convey “an 

expectancy or future interest unless it clearly manifests the intention of 

the prospective heir to sell, assign or convey his expectancy or future 

interest.”22 Because the law historically disfavored such conveyances,

the grantor’s intent to convey an expectancy or future interest must be 

manifest.23 The rule persists because it protects grantors from 

20 161 S.W.2d at 272–73. Adopted opinions of the Commission of 

Appeals are “given the same force, weight, and effect as the opinions written 

by the members of the Supreme Court itself.” Nat’l Bank of Com. v. Williams, 

84 S.W.2d 691, 692 (Tex. 1935).

21 Clark, 161 S.W.2d at 272.

22 Id. at 273.

23 Id. at 272–73.
11

inadvertently conveying expectancies or future interests they may not 

know they hold and never intended to convey.

Our holding in Terrell v. Graham, almost forty years after Clark, 

reflects Clark’s continued vitality.24 In that case, two brothers each 

owned an undivided one-half interest in a tract of land.25 The brothers

executed reciprocal deeds, each conveying to the other “all” the disputed 

property to “take effect and become absolute on my death.”26 We read 

the reciprocal deeds to retain a life estate in the grantor and convey an 

“estate in expectancy” to the other brother.27 Upon the first brother’s 

death, the surviving brother’s estate became possessory; he also 

regained the estate following his own life estate by operation of the deed, 

and the two estates merged into a single fee simple interest. 

In Terrell, we acknowledged Clark and concluded that its 

application did not defeat the brothers’ reciprocal deeds.28 The deeds in 

question expressly incorporated Article 1296 of the Revised Civil 

Statutes, which at the time read: “An estate or freehold or inheritance 

may be made to commence in futuro, by deed or conveyance, in like 

manner as by will.”29 This direct reference in the deeds to the statute 

24 576 S.W.2d 610, 611 (Tex. 1979).

25 Id.

26 Id.

27 Id. at 612.

28 Id.

29 Id. at 611 & n.1 (quoting Act of 1925, 39th Leg., R.S., S.B. 84 (repealed 

1984)) (“This deed is written under Article 1296 R.C.S. of Texas, and shall take 

effect and become absolute on my death.”).
12

permitting creation and conveyance of a future estate “clearly 

manifest[ed] the intention” to convey it, thus satisfying the Clark rule.

Elise argues for the inverse of the Clark rule: a grantor must 

expressly reserve a future interest to avoid conveying it. She relies on 

Piranha Partners v. Neuhoff 30 and Cockrell v. Texas Gulf Sulphur Co.31

for the uncontroversial principle that general language conveying “all” 

of an interest conveys all of the interest. An important distinction, 

however, is that both Piranha Partners and Cockrell involved presently 

owned interests that were apparent from the chain of title at the time of 

the conveyance.32 We agree with Elise that “[a]ll means all.”33 But as we 

said in Cockrell, “it is fundamental that a warranty deed will pass all of 

the estate owned by the grantor at the time of the conveyance unless there 

are reservations or exceptions which reduce the estate conveyed.”34 In 

this case, in contrast, Loyd III did not presently own the disputed 

interest.

Elise further argues that the Clark rule should not apply to vested 

future interests, despite the opinion’s broad language including those 

interests. Because Loyd III’s interest in the property gained through his 

father’s will was no more than an expectancy, however, we need not 

30 596 S.W.3d 740 (Tex. 2020).

31 299 S.W.2d 672 (Tex. 1956).

32 Piranha Partners, 596 S.W.3d at 745–46 (analyzing the scope of an 

assignment of presently owned overriding mineral interest); Cockrell, 299 

S.W.2d at 673–74 (determining the effect of a subsequent conveyance on 

previously executed mineral leases).

33 Davis v. Mueller, 528 S.W.3d 97, 102 (Tex. 2017).

34 Cockrell, 299 S.W.2d at 675 (emphasis added).
13

decide whether Clark applies to a fully vested, indefeasible future 

interest in a particular piece of property. We note, however, that each of

Elise’s cited cases involves a conveyance that expressly referred to the 

instrument creating the future interest and therefore satisfied Clark.35

Finally, Elise argues that the phrase “all of my right, title and 

interest” in the Cottonwood Ranch manifested Loyd III’s intent to 

include the disputed future interest. This argument ignores the facts of 

Clark, in which “[a]ll my right, title and interest in and to” the described 

property conveyed the grantor’s present interest only. It did not convey 

the expectancy interest the grantor later inherited.36 Loyd III used 

nearly identical language. “All” means all that the grantor owns in the 

property at the time of the conveyance.37 In 1998, Loyd III did not “own” 

any interest in the Cottonwood Ranch through Loyd Jr.’s will. Rather, 

35 See Parker v. Blackmon, 553 S.W.2d 623, 623–24 (Tex. 1977) (sons’ 

conveyance of “[a]ll of our right, title and interest in the estate of [mother], of 

any property of whatsoever kind or wheresoever situate that would be 

bequeathed or devised to us by her will as a result of her death” included a 

right to proceeds from the future sale of mother’s home when that right had 

been specifically bequeathed to them in her will); Jinkins v. Jinkins, 522 

S.W.3d 771, 776 (Tex. App.—Houston [1st Dist.] 2017, no pet.) (father’s 

conveyance of “all property subject to disposition by [father] under the joint 

will of [grandfather] and [grandmother]” included father’s remainder created 

by grandparents’ joint will); Hamilton v. Keller, 148 S.W.2d 1011, 1013 (Tex. 

App.—Eastland 1941, no writ) (grandsons’ conveyance of “all their right, title, 

interest, claim and demand of every kind and character whatsoever in and to 

all the property of [grandmother] in which we had interest under the provisions 

of said will” included remainder created by grandmother’s will).

36 Clark, 161 S.W.2d at 272–73.

37 Cockrell, 299 S.W.2d at 675. We decline to comment on the effect of 

such language in the distinguishable situation where the grantor holds only an 

expectancy and no other interest in the property.
14

he had an expectancy interest only, which is no ownership interest at 

all.

The deed gifting Loyd III’s interest to his daughters does not refer 

to Loyd Jr.’s estate or to any expectancy Loyd III had from that estate 

in the Cottonwood Ranch. Because nothing in the 1998 deed manifests 

Loyd III’s intent to convey his future inheritance, we hold that it did not 

pass through the 1998 deed. 

* * * 

When he gifted his present interest to his daughters, Loyd III had 

no more than an expectancy interest that he might inherit another part

of the Cottonwood Ranch from his father’s estate. A grantor may convey 

such an interest only through a clearly manifested intent to do so. 

Because the 1998 deed does not refer to Loyd III’s remainder in his 

father’s estate, nor to any expectancy interest in the Cottonwood Ranch

from that estate, Loyd III did not convey the disputed interest to his 

daughters. Accordingly, we affirm the judgment of the court of appeals.

 

 Jane N. Bland

 Justice

OPINION DELIVERED: December 30, 2022