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| Article 1      INCORPORATION OF RECITALS AND EXHIBITS                                                                                                                    | 2      |
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------|
| 1.1           Incorporation      of Recitals                                                                      | 2      |
| 1.2           Incorporation      of Exhibits                                                                      | 2      |
| Article 2      DEFINITIONS                                                                                                                                               | 2      |
| 2.1           Defined      Terms                                                                                  | 2      |
| 2.2           Other      Definitional Provisions                                                                  | 14     |
| Article 3      BORROWER’S REPRESENTATIONS AND WARRANTIES                                                                                                           | 14     |
| 3.1           Representations      and Warranties                                                                 | 14     |
| 3.2           Survival      of Representations and Warranties                                                     | 19     |
| Article 4      LOAN AND LOAN DOCUMENTS                                                                                                                                   | 19     |
| 4.1           Agreement      to Borrow and Lend; Lender’s Obligation to Disburse; Excess      Disbursements | 19     |
| 4.2           Loan      Documents                                                                                 | 21     |
| 4.3           Term      of the Loan                                                                               | 21     |
| 4.4           Prepayments                                                                                         | 23     |
| 4.5           Required      Principal Payments                                                                    | 23     |
| 4.6           Receipt      of Payments                                                                            | 23     |
| 4.7           Termination      of Lender’s Unfunded Commitment                                              | 23     |
| 4.8           Lender      Default                                                                                 | 24     |
| Article      5      INTEREST                                                                                                                                             | 24     |
| 5.1           Interest      Rate                                                                                  | 24     |
| Article 6      COSTS OF MAINTAINING LOAN                                                                                                                                 | 24     |
| 6.1           Increased      Costs and Capital Adequacy                                                           | 24     |
| 6.2           Borrower      Withholding                                                                           | 25     |
| Article 7      LOAN EXPENSE AND ADVANCES                                                                                                                                 | 25     |
| 7.1           Loan      and Administration Expenses                                                               | 25     |
| 7.2           Loan      Fee                                                                                       | 26     |
| 7.3           Draw      Fees                                                                                      | 26     |
| 7.4           Exit      Fee                                                                                       | 26     |
| 7.5           Lender’s      Attorneys’ Fees and Disbursements                                         | 27     |
| 7.6           Time      of Payment of Fees and Expenses                                                           | 27     |
| 7.7           Expenses      and Advances Secured by Loan Documents                                                | 27     |
| 7.8           Right      of Lender to Make Advances to Cure Borrower’s Defaults                             | 28     |
| Article 8      NON-CONSTRUCTION REQUIREMENTS PRECEDENT                                                                                                                   | 28     |
| 8.1           Non-Construction      Conditions Precedent                                                          | 28     |
| Article 9      CONSTRUCTION REQUIREMENTS PRECEDENT                                                                                                                       | 33     |
| 9.1           Construction      Documents Required as of Closing                                                  | 33     |
| 9.2           Construction      Deliveries Required as of Full Loan Opening.                                      | 35     |
| Article 10      BUDGET, CONTINGENCY FUND AND CHANGE ORDERS                                                                                                               | 37     |
| 10.1           Budget                                                                                             | 37     |
| 10.2           Budget      Line Items                                                                             | 38     |
|                                                                                                                                                                     |   |

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| 10.3           Contingency      Fund                                                    | 39 |
|------------------------------------------------------------------------------------------------------------------------------------------------|----|
| 10.4           Optional      Method for Payment of Interest                             | 40 |
| 10.5           Change      Orders                                                       | 40 |
| Article 11      SUFFICIENCY OF LOAN                                                                                                            | 41 |
| 11.1           Loan      In Balance                                                     | 41 |
| 11.2           Additional      Equity Investment                                        | 43 |
| Article 12      CONSTRUCTION PAYOUT REQUIREMENTS                                                                                               | 43 |
| 12.1           Applicability      of Sections                                           | 43 |
| 12.2           Monthly      Payouts                                                     | 43 |
| 12.3           Documents      to be Furnished for Each Disbursement                     | 44 |
| 12.4           Retainages                                                               | 45 |
| 12.5           Disbursements      for Materials Stored On-Site                          | 46 |
| 12.6           Disbursements      for Off-site Materials                                | 46 |
| 12.7           Specific      Limitation on Disbursements                                | 46 |
| 12.8           Disbursements      Related to Commercial Space Leases                    | 47 |
| 12.9           Delivery      of Subcontracts                                            | 47 |
| Article 13      FINAL DISBURSEMENT FOR CONSTRUCTION                                                                                            | 48 |
| 13.1           Final      Disbursement for Construction                                 | 48 |
| Article 14      SALE OF RESIDENTIAL UNITS OR OTHER PORTIONS OF THE PROJECT                                                                     | 49 |
| 14.1           Price      List Schedule                                                 | 49 |
| 14.2           Sales      Agreements                                                    | 49 |
| 14.3           Purchaser      Deposits                                                  | 50 |
| 14.4           Residential      Unit Sales                                              | 51 |
| 14.5           Sales      Operations and Seller’s Obligations                     | 53 |
| 14.6           Delivery      of Sales Information and Documents                         | 53 |
| 14.7           Borrower’s      Acknowledgment Regarding Buyer Financing           | 54 |
| 14.8           Condominium      Regime                                                  | 54 |
| 14.9           Release      of Residential Units                                        | 55 |
| 14.10         Application      of Sales Proceeds                                                  | 57 |
| Article 15      OTHER COVENANTS                                                                                                                | 58 |
| 15.1           Borrower      further covenants and agrees as follows:                   | 58 |
| 15.2           Single      Purpose Entity Covenants                                     | 68 |
| 15.3           Authorized      Representative                                           | 70 |
| Article 16      CASUALTIES AND CONDEMNATION                                                                                                    | 70 |
| 16.1           Lender’s      Election to Apply Proceeds on Indebtedness           | 70 |
| 16.2           Borrower’s      Obligation to Rebuild and Use of Proceeds Therefor | 71 |
| Article 17      ASSIGNMENTS BY LENDER AND BORROWER                                                                                             | 72 |
| 17.1           Assignments      and Participations                                      | 72 |
| 17.2           Prohibition      of Assignments and Transfers by Borrower                | 72 |
| 17.3           Prohibition      of Transfers in Violation of ERISA                      | 72 |
| 17.4           Successors      and Assigns                                              | 73 |

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| Article 18      TIME OF THE ESSENCE                                                                                                             | 73     |
|-------------------------------------------------------------------------------------------------------------------------------------------------|--------|
| 18.1           Time      is of the Essence                                               | 73     |
| Article 19      EVENTS OF DEFAULT                                                                                                               | 73     |
| 19.1           Events      of Default                                                    | 73     |
| Article 20      LENDER’S REMEDIES IN EVENT OF DEFAULT                                                                                     | 76     |
| 20.1           Remedies      Conferred Upon Lender                                       | 76     |
| Article 21      GENERAL PROVISIONS                                                                                                              | 77     |
| 21.1           Captions                                                                  | 77     |
| 21.2           Modification;      Waiver                                                 | 77     |
| 21.3           Governing      Law                                                        | 78     |
| 21.4           Acquiescence      Not to Constitute Waiver of Lender’s Requirements | 78     |
| 21.5           Disclaimer      by Lender                                                 | 78     |
| 21.6           Partial      Invalidity; Severability                                     | 79     |
| 21.7           Definitions      Include Amendments                                       | 79     |
| 21.8           Execution      in Counterparts                                            | 79     |
| 21.9           Entire      Agreement                                                     | 79     |
| 21.10         Waiver      of Damages                                                               | 79     |
| 21.11         Claims      Against Lender                                                           | 79     |
| 21.12          Jurisdiction                                                                   | 80     |
| 21.13          Set-Offs                                                                       | 80     |
| 21.14          Binding      Effect                                                            | 81     |
| 21.15          Waiver      of Accord and Satisfaction                                         | 81     |
| Article      22      NOTICES                                                                                                                    | 81     |
| Article 23      WAIVER OF JURY TRIAL                                                                                                            | 83     |
| Illinois Collateral      Protection Act Notice                                                                                                  | viii   |
|                                                                                                                                            |   |

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|   | For      payments made by Regular Mail: |
|--------|-----------------------------------------|

|   | Corus      Bank N.A. |
|--------|----------------------|

|   | P.O.      Box 102865 |
|--------|----------------------|

|   | Atlanta,      Georgia 30368-2865 |
|--------|----------------------------------|

|   | For      payments made by Federal Express: |
|--------|--------------------------------------------|

|   | Corus      Bank N.A. – #102865 |
|--------|-------------------------------------------|

|   | Lockbox      Mail Department |
|--------|------------------------------|

|   | Georgia      Operations Center |
|--------|--------------------------------|

|   | 100      South Crest Drive |
|--------|----------------------------|

|   | Stockbridge,      Georgia 30281 |
|--------|---------------------------------|

|   | For      payments made by Wire Transfer andACH: |
|--------|-------------------------------------------------|

|   | SUNTRUST      BANK, ATLANTA |
|--------|-----------------------------|

|   | ABA      061000104 |
|--------|--------------------|

|   | TO      CREDIT ACCOUNT 1000008140328 |
|--------|--------------------------------------|

|   | ACCOUNT      NAME:  CORUS BANK NA |
|--------|---------------------------------------------|

|   | FOR      FURTHER CREDIT TO: Corus Bank Loan |
|--------|---------------------------------------------|

|   |    No.      67920-11152 |
|--------|----------------------------------------|

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|   | If to      Borrower: |
|--------|----------------------|

|   | c/o      Stratus Properties |
|--------|-----------------------------|

|   | 98      San Jacinto, Suite 220 |
|--------|--------------------------------|

|   | Austin,      Texas 78701 |
|--------|--------------------------|

| Attention: | W.H.      Armstrong III |
|------------|-------------------------|

| Telephone: | (512)      478-6396 |
|------------|---------------------|

| Facsimile: | (512)      478-5788 |
|------------|---------------------|

|   | And      to: |
|--------|--------------|

|   | Armbrust      & Brown, L.L.P. |
|--------|-----------------------------------|

|   | 100      Congress Avenue, Suite 1300 |
|--------|--------------------------------------|

|   | Austin,      TX  78701 |
|--------|----------------------------------|

| Attention: | Kenneth      N. Jones, Esq. |
|------------|-----------------------------|

| Telephone: | (512)      435-2312 |
|------------|---------------------|

| Facsimile: | (512)      435-2360 |
|------------|---------------------|

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|   | And      to: |
|--------|--------------|

|   | Canyon-Johnson      Urban Fund II, L.P. |
|--------|-----------------------------------------|

|   | 9665      Wilshire Boulevard, Suite 200 |
|--------|-----------------------------------------|

|   | Beverly      Hills, California  90212 |
|--------|-------------------------------------------------|

| Attention: | K.      Robert Turner |
|------------|-----------------------|

| Telephone: | (310)      247-2700 |
|------------|---------------------|

| Facsimile: | (310)      247-8067 |
|------------|---------------------|

|   | And      to: |
|--------|--------------|

|   | Sidley      Austin LLP |
|--------|------------------------|

|   | 555      West Fifth Street, 40th      Floor |
|--------|---------------------------------------------|

|   | Los      Angeles,California  90013 |
|--------|----------------------------------------------|

| Attention: | Brian      C. Flavell, Esq. |
|------------|-----------------------------|

| Telephone: | (213)      896-6603 |
|------------|---------------------|

| Facsimile: | (213)      896-6600 |
|------------|---------------------|

|   | If to      Lender: |
|--------|--------------------|

|   | CORUS Bank,      N.A. |
|--------|-----------------------|

|   | 3959      North Lincoln Avenue |
|--------|--------------------------------|

|   | Chicago,      Illinois 60613 |
|--------|------------------------------|

| Attention: | Brian      Brodeur |
|------------|--------------------|

| Telephone: | (773)      832-3452 |
|------------|---------------------|

| Facsimile: | (773)      832-3540 |
|------------|---------------------|

|   | With a copy      to: |
|--------|----------------------|

|   | CORUS Bank,      N.A. |
|--------|-----------------------|

|   | 3959      North Lincoln Avenue |
|--------|--------------------------------|

|   | Chicago,      Illinois 60613 |
|--------|------------------------------|

| Attention: | Joel      Solomon, General Counsel |
|------------|------------------------------------|

| Telephone: | (773)      832-3526 |
|------------|---------------------|

| Facsimile: | (773)      832-3626 |
|------------|---------------------|

|   | And      to: |
|--------|--------------|

|   | Katten      Muchin Rosenman LLP |
|--------|---------------------------------|

|   | 525      West Monroe Street |
|--------|-----------------------------|

|   | Chicago,      Illinois 60661 |
|--------|------------------------------|

| Attention: | Mark      C. Simon, Esq. |
|------------|--------------------------|

| Telephone: | (312)      902-5301 |
|------------|---------------------|

| Facsimile: | (312)      577-4517 |
|------------|---------------------|

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|   | BORROWER: |
|--------|-----------|

|   | By: | Stratus      Block 21 Investments, L.P., a Texas |
|--------|-----|--------------------------------------------------|

|   | limited      partnership, Manager |
|--------|-----------------------------------|

|   | By: | Stratus      Block 21 Investments GP, |
|--------|-----|---------------------------------------|

|   | L.L.C.,      a Texas limited liability |
|--------|----------------------------------------|

|   | company,      General Partner |
|--------|-------------------------------|

|   | By:/s/ John E.      Baker |
|--------|---------------------------|

|   |                          Name: | John      E. Baker |
|--------|-------------------------------------------------------------------------------------------------------------------------------|--------------------|

|   | By:      /s/ K. Robert      Turner |
|--------|------------------------------------|

|   |                          Name: | K.      Robert Turner |
|--------|-------------------------------------------------------------------------------------------------------------------------------|-----------------------|

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| LENDER: |                              |
|---------|-----------------------------------|
|    | CORUS BANK,      N.A.             |
|    |                              |
|    | By:      /s/ Brian      Brodeur   |
|    | Name:      Brian Brodeur          |
|    | Title:      Senior Vice President |

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| 1. | Title Insurance      Company Requirements.  The maximum single risk (i.e., the      amount insured under any one policy) by a title insurer may not exceed 25%      of that insurer’s surplus and statutory reserves.  Reinsurance      must be obtained by closing for any policy exceeding such      amount. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2. | Loan Policy      Forms.  Standard 2006 American Land Title Association      (“ALTA”)      form of loan title insurance policy, the 1970 (amended October 17, 1970)      ALTA loan, or an equivalent Texas form policies must be    used. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3. | Insurance      Amount.  The amount insured must equal at least the      original principal amount of theLoan. |
|----|-------------------------------------------------------------------------------------------------------------------------|

| 4. | Named      Insured.  The named insured under the Title Policy must      be substantially the same as the following:  “Corus Bank, N.A.      and its respective successors andassigns.” |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5. | Creditors’      Rights.  Any “creditors’ rights” exception or other      exclusion from coverage for voidable transactions under bankruptcy,      fraudulent conveyance, or other debtor protection laws or equitable      principles must be removed by either an endorsement or a written waiver or      issuance of a 1970 Form Policy with 1982  modifications. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6. | Arbitration.  In      the event that the form policy which is utilized includes a compulsory      arbitration provision, the insurer must agree, if permitted by law, that      such compulsory arbitration provisions do not apply to any claims by or on      behalf of the insured. Please note that the 1987 and 1992 ALTA form loan      policies include such provisions. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7. | Date of      Policy.  The effective date of the Title Policy must be      as of the date and time of theclosing. |
|----|----------------------------------------------------------------------------------------------------------------------------|

| 8. | Legal      Description.  The legal description of the property      contained in the Title Policy must conform to (a) the legal description      shown on the survey of the property, and (b) the legal description      contained in the Deed of Trust.  In any event, the Title Policy      must be endorsed to provide that the insured legal description is the same      as that shown on the survey. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9. | Easements.  Each      Title Policy shall insure, as separate parcels: (a) all appurtenant      easements and other estates benefiting the property, and (b) all other      rights, title, and interests of the borrower in real property under      reciprocal easement agreements, access agreements, operating agreements,      and agreements containing covenants, conditions, and restrictions relating      to the Project. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 10. | Exceptions to      Coverage.  With respect to the exceptions, the following      applies: |
|-----|-----------------------------------------------------------------------------------------------------|

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| 11. | Endorsements.  With      respect to endorsements, the followingapplies: |
|-----|-----------------------------------------------------------------------------------|

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| -access                              |                   | -due      execution     |   | -single      tax lot                      |
|--------------------------------------|------------------------|-------------------------|--------|-------------------------------------------|
| -address                             |                   | -first      loss        |   | -subdivision                              |
| -adjustable      rate                |                   | -last      dollar       |   | -tie      in                              |
| -assessments                         |                   | -leasehold              |   | -usury                                    |
| -assignment      of leases and rents |                   | -mineral      rights    |   | -zoning      (ALTA 3.1-with      parking) |
| -assignment      of loan documents   |                   | -Deed      of Trust tax |   |
| -condominium      endorsement        | -reverter              |
| -contiguity                          | -revolving      credit |
| -doing      business                 |                   |                    |   |                                      |
|                                 |                   |                    |   |                                      |
|                                 |                   |                    |   |                                      |

| 12. | Other      Coverages.  If permitted by applicable law, each Title      Policy shall insure the following by endorsement or affirmative insurance      to the extent such coverage is not afforded by the ALTA Form 9 or its      equivalent in a particularjurisdiction: |
|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 13. | Informational      Matters.  The Policy must include, as an informational      note, the following: |
|-----|---------------------------------------------------------------------------------------------------------------|

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| 14. | Delivery of      Copies.  Legible copies of all easements, encumbrances,      or other restrictions shown as exceptions on the Title Policy must be      delivered with the first draft of the title  commitment. |
|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (i) | Loss      suffered with respect to Borrower’s materials, equipment, machinery, and      supplies whether on-site, in transit, or stored off site, with a limit of      no less than 100% replacement cost   and subject to a      minimum limit of $250,000 for loans less than $25 Million, $500,000 for      loans $25 Million up to $50 Million, and $1,000,000 for loans $50 Million      or more for both transit and off site storage provided that Borrower shall      obtain or cause to be obtained additional insurance whenever the value of      materials in transit or storage exceed those  limits; |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (ii) | At      least 25% of the Soft Costs contained in the Approved Budget, and      including coverage for all types (including but not limited to interest      expense; fees; and plans, specifications, blueprints  and |
|--------|------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | models,      in connection with any restoration following an insured    loss); |
|--------|--------------------------------------------------------------------------------|

|   | (iii) | If      applicable, loss or delay of rental income for a period of at least 6      months on an actual loss sustained basis.  Lender reserves the      right to require an endorsement providing for an extended period of      indemnity for the rental incomeinsurance. |
|--------|-------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | preparation      of plans and specifications                 |
|--------|--------------------------------------------------------------|
|   | Pre-qualification      of contractors                        |
|   | Contract      administration and supervision of construction |
|   | Tenant      space design                                     |
|   |                                                         |
|   |                                                         |
|   |                                                         |

|                                   | Issuing Agency |   | Date Issued |
|----------------------------------------|----------------|--------|-------------|
|                                   |           |   |        |
| Excavation      Permit                 |           |   |        |
| Foundation      Permit                 |           |   |        |
| Building      Permit                   |           |   |        |
| EPA      – Water                 |           |   |        |
| EPA      – Sewer                 |           |   |        |
| EPA      – Air                   |           |   |        |
|                                   |           |   |        |
| Cert.      Of Occupancy Bldg.          |           |   |        |
| Cert.      Of Occupancy – Tenant |           |   |        |
| Other      (Specify)                   |           |   |        |
|                                   |           |   |        |

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| Type of Plans |   | Name of Preparing Firm |
|---------------|--------|------------------------|
|          |   |                   |
|          |   |                   |
|          |   |                   |
|          |   |                   |
|          |   |                   |

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| a.   | Standard units: Minimum      ceiling: 8' in enclosed toilet rooms only, typically 9'-4" minimum, 10-6"      max with curtain slots up to11'-1". |
|----------------|-------------------------------------------------------------------------------------------------------------------------------------------------|

| b.   | Subpenthouses: 9'-0"      minimum, 12'-6" max with curtain slots up to  15'-1". |
|----------------|---------------------------------------------------------------------------------|

| c.   | Penthouse levels 35 and      36: 10-0" minimum, 14'-0" max with curtain slots up to      15'-1". |
|----------------|--------------------------------------------------------------------------------------------------|

| d.   | Penthouse level 37:      10'-0" minimum, 20'-0" max. |
|----------------|------------------------------------------------------|

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| a.   | First Floor: 12’6” to      18’0”  (bathrooms and secret bar at 9’ –  12’) |
|----------------|-------------------------------------------------------------------------------------------------------------------------------|

| b.   | Second Floor: 12’ to      16’ |
|----------------|-------------------------------------------|

| c.   | Tower Floors: 8’ to      9’3” |
|----------------|-------------------------------------------------|

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|   | (i) | We      are holding and will hold the Stored Materials on bailment for processing      or warehousing; |
|--------|-----|--------------------------------------------------------------------------------------------------------|

|   | (ii) | The      Stored Materials are Owner’s property and are subject to Lender’s security      interest, and we are holding and will hold the Stored Materials for      Lender’s benefit; |
|--------|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (iii) | Lender’s      security interest in the Stored Materials shall be senior to all liens,      claims and interests, including any fees charged by us for the actual      processing or storage of the Stored Materials and we will notify all of      our successors and assigns of the existence of the agreements contained      herein; |
|--------|-------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (iv) | If,      at any time after the date of this letter, Lender shall notify us in      writing that Owner has defaulted on its obligations to Lender under the      Loan Agreement, we will comply with Lender’s written instructions as to      the disposition of the Stored Materials;and |
|--------|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (v) | Until      we are notified in writing by Lender that the financing arrangements under      the Loan Agreement have been terminated and Lender has been paid in full,      we shall not deduct from or offset against any amounts due and owing to us      by Owner, by applying any of the Stored Materials in payment for such      amounts. |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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