Choosing Between Split or Full Payment of Closing Costs San Antonio, TX

Choosing Between Split or Full Payment of Closing Costs San Antonio, TX

Investment

When navigating the complex process of purchasing a home in San Antonio, TX, one of the critical decisions you'll face is how to handle closing costs. Cash home buyers sometimes accept homes with structural issues cash house buyers Real estate. Closing costs are the fees and expenses incurred during the finalization of a real estate transaction. These can include lender fees, appraisal charges, title insurance, escrow services, and more. As a buyer or seller in San Antonio's vibrant real estate market, understanding whether to opt for split or full payment of these closing costs is crucial.

Choosing between split or full payment depends on various factors such as financial readiness, negotiation power, and long-term goals. Opting for full payment means that either party-typically the buyer-agrees to cover all associated closing costs upfront. This approach can be advantageous in several ways.

Choosing Between Split or Full Payment of Closing Costs San Antonio, TX - Real estate

    For buyers with sufficient funds available at closing, paying these costs outright may result in lower overall interest payments over the life of their mortgage because they might qualify for slightly better terms from lenders who appreciate an up-front commitment.

    On the other hand, sellers who agree to pay full closing costs might make their property more attractive to potential buyers who are short on cash but otherwise qualified for a mortgage. This tactic could expedite sales in competitive markets like San Antonio where every advantage counts.

    Conversely, splitting the closing costs involves both parties negotiating an arrangement where each shares part of these expenses. This is often seen as a fair compromise that eases financial burdens on both sides. Buyers may find this option appealing if they need to conserve cash for post-purchase renovations or furnishing their new home-a common consideration among first-time homeowners.


    Choosing Between Split or Full Payment of Closing Costs San Antonio, TX - Real estate

    1. Investment
    2. Real estate investing
    3. Real estate

    For sellers in San Antonio looking to retain more proceeds from their sale while still accommodating potential buyers' budgets, agreeing to split rather than fully absorb closing costs can strike an optimal balance between generosity and self-interest.

    In making this decision within San Antonio's diverse real estate landscape-ranging from urban condos downtown to sprawling suburban homes-it's essential to consider not only your immediate financial capacity but also your strategic objectives regarding property ownership or sale.

    Additionally, consulting with experienced local realtors and financial advisors offers invaluable insights into prevailing market conditions and customary practices specific to different neighborhoods across San Antonio-from Alamo Heights' upscale communities through emerging areas like Southtown known for its eclectic charm-to ensure informed decision-making tailored precisely towards individual circumstances.

    Ultimately whether choosing split versus full payment hinges upon personal priorities: maximizing liquidity post-transactional exchanges; minimizing long-term debt obligations; facilitating swift successful transactions without unnecessary stressors-all set against backdrop dynamic ever-evolving Texan housing milieu replete opportunity challenge alike!

    Choosing Between Split or Full Payment of Closing Costs San Antonio, TX - Real estate

    1. Real estate
    2. Real estate
    3. Real estate

     

    Texas
    State
    Flag of Texas
    Official seal of Texas
    Nickname: 
    The Lone Star State
    Motto: 
    Friendship
    Anthem: "Texas, Our Texas"
    Location of Texas within the United States
    Location of Texas within the United States
    Country United States
    Before statehood Republic of Texas
    Admitted to the Union December 29, 1845 (28th)
    Capital Austin
    Largest city Houston
    Largest county or equivalent Harris
    Largest metro and urban areas Dallas–Fort Worth
    Government
     
     • Governor Greg Abbott (R)
     • Lieutenant Governor Dan Patrick (R)
    Legislature Texas Legislature
     • Upper house Senate
     • Lower house House of Representatives
    Judiciary Supreme Court of Texas (Civil)
    Texas Court of Criminal Appeals (Criminal)
    U.S. senators John Cornyn (R)
    Ted Cruz (R)
    U.S. House delegation 25 Republicans
    13 Democrats (list)
    Area
     
     • Total
    268,596[1] sq mi (695,662 km2)
     • Land 261,232[1] sq mi (676,587 km2)
     • Water 7,365[1] sq mi (19,075 km2)  2.7%
     • Rank 2nd
    Dimensions
     
     • Length 801[2] mi (1,289 km)
     • Width 773[2] mi (1,244 km)
    Elevation
     
    1,700 ft (520 m)
    Highest elevation
    (Guadalupe Peak[3][4][a])
    8,751 ft (2,667.4 m)
    Lowest elevation
    (Gulf of Mexico[4])
    0 ft (0 m)
    Population
     (2024)
     • Total
    Neutral increase 31,290,831[5]
     • Rank 2nd
     • Density 114/sq mi (42.9/km2)
      • Rank 23rd
     • Median household income
     
    $75,800 (2023)[6]
     • Income rank
     
    23rd
    Demonym(s) Texan
    Texian (archaic)
    Tejano (usually only used for Hispanics)
    Language
     
     • Official language None
     • Spoken language
    • English only: 64.9%
    • Spanish: 28.8%[7]
    • Other: 6.3%
    Time zones
    Majority of state UTC−06:00 (Central)
     • Summer (DST) UTC−05:00 (CDT)
    El Paso, Hudspeth, and northwestern Culberson counties UTC−07:00 (Mountain)
     • Summer (DST) UTC−06:00 (MDT)
    USPS abbreviation
    TX
    ISO 3166 code US-TX
    Traditional abbreviation Tex.
    Latitude 25°50′ N to 36°30′ N
    Longitude 93°31′ W to 106°39′ W
    Website texas.gov
    State symbols of Texas
    List of state symbols
    Flag of Texas
    Seal of Texas
    Slogan The Friendly State
    Living insignia
    Bird Northern mockingbird (Mimus polyglottos)
    Fish Guadalupe bass (Micropterus treculii)
    Flower Bluebonnet (Lupinus spp., namely Texas bluebonnet, L. texensis)
    Insect Monarch butterfly (Danaus plexippus)
    Mammal Texas longhorn, nine-banded armadillo (Dasypus novemcinctus)
    Mushroom Texas star (Chorioactis geaster)
    Reptile Texas horned lizard (Phrynosoma cornutum)
    Tree Pecan (Carya illinoinensis)
    Inanimate insignia
    Food Chili
    Game Texas 42 dominoes
    Instrument Guitar
    Shell Lightning whelk (Busycon perversum pulleyi)
    Ship USS Texas
    Soil Houston Black
    Sport Rodeo
    Other Molecule: Buckyball (For more, see article)
    State route marker
    Route marker
    State quarter
    Texas quarter dollar coin
    Released in 2004
    Lists of United States state symbols

    Texas (/ˈtɛksəs/ ⓘ TEK-səss, locally also /ˈtɛksɪz/ TEK-siz;[8] Spanish: Texas or Tejas,[b]

    pronounced [ˈtexas]) is the most populous state in the South Central region of the United States. It borders Louisiana to the east, Arkansas to the northeast, Oklahoma to the north, New Mexico to the west, and an international border with the Mexican states of Chihuahua, Coahuila, Nuevo León, and Tamaulipas to the south and southwest. Texas has a coastline on the Gulf of Mexico to the southeast. Covering 268,596 square miles (695,660 km2), and with over 31 million residents as of 2024,[5] it is the second-largest state by both area and population. Texas is nicknamed the Lone Star State for its former status as an independent republic, the Republic of Texas.[10]

    Spain was the first European country to claim and control Texas. Following a short-lived colony controlled by France, Mexico controlled the land until 1836 when Texas won its independence, becoming the Republic of Texas. In 1845, Texas joined the United States of America as the 28th state.[11] The state's annexation set off a chain of events that led to the Mexican–American War in 1846. Following victory by the United States, Texas remained a slave state until the American Civil War, when it declared its secession from the Union in early 1861 before officially joining the Confederate States of America on March 2. After the Civil War and the restoration of its representation in the federal government, Texas entered a long period of economic stagnation.

    Historically, five major industries shaped the Texas economy prior to World War II: cattle, bison, cotton, timber, and oil.[12] Before and after the Civil War, the cattle industry—which Texas came to dominate—was a major economic driver and created the traditional image of the Texas cowboy. In the later 19th century, cotton and lumber grew to be major industries as the cattle industry became less lucrative. Ultimately, the discovery of major petroleum deposits (Spindletop in particular) initiated an economic boom that became the driving force behind the economy for much of the 20th century. Texas developed a diversified economy and high tech industry during the mid-20th century. As of 2024, it has the second-highest number (52) of Fortune 500 companies headquartered in the United States. With a growing base of industry, the state leads in many industries, including tourism, agriculture, petrochemicals, energy, computers and electronics, aerospace, and biomedical sciences. Texas has led the U.S. in state export revenue since 2002 and has the second-highest gross state product.

    The Dallas–Fort Worth metroplex and Greater Houston areas are the nation's fourth and fifth-most populous urban regions respectively. Its capital city is Austin. Due to its size and geologic features such as the Balcones Fault, Texas contains diverse landscapes common to both the U.S. Southern and the Southwestern regions.[13] Most population centers are in areas of former prairies, grasslands, forests, and the coastline. Traveling from east to west, terrain ranges from coastal swamps and piney woods, to rolling plains and rugged hills, to the desert and mountains of the Big Bend.

    Etymology

    [edit]

    The name Texas, based on the Caddo word táy:shaʼ (/tə́jːʃaÊ”/) 'friend', was applied, in the spelling Tejas or Texas,[14][15][16][1] by the Spanish to the Caddo themselves, specifically the Hasinai Confederacy.[17]

    During Spanish colonial rule, in the 18th century, the area was known as Nuevas Filipinas ('New Philippines') and Nuevo Reino de Filipinas ('New Kingdom of the Philippines'),[18] or as provincia de los Tejas ('province of the Tejas'),[19] later also provincia de Texas (or de Tejas), ('province of Texas').[20][18] It was incorporated as provincia de Texas into the Mexican Empire in 1821, and declared a republic in 1836. The Royal Spanish Academy recognizes both spellings, Tejas and Texas, as Spanish-language forms of the name.[21]

    The English pronunciation with /ks/ is unetymological, contrary to the historical value of the letter x (/ʃ/) in Spanish orthography. Alternative etymologies of the name advanced in the late 19th century connected the name Texas with the Spanish word teja, meaning 'roof tile', the plural tejas being used to designate Indigenous Pueblo settlements.[22] A 1760s map by Jacques-Nicolas Bellin shows a village named Teijas on the Trinity River, close to the site of modern Crockett.[22]

    History

    [edit]

    Precontact era

    [edit]
    Early Native American tribal territories

    Texas lies between two major cultural spheres of Pre-Columbian North America: the Southwestern and the Plains areas. Archaeologists have found that three major Indigenous cultures lived in this territory, and reached their developmental peak before the first European contact. These were:[23] the Ancestral Puebloans from the upper Rio Grande region, centered west of Texas; the Mississippian culture, also known as Mound Builders, which extended along the Mississippi River Valley east of Texas; and the civilizations of Mesoamerica, which were centered south of Texas. Influence of Teotihuacan in northern Mexico peaked around AD 500 and declined between the 8th and 10th centuries.

    When Europeans arrived in the Texas region, the language families present in the state were Caddoan, Atakapan, Athabaskan, Coahuiltecan, and Uto-Aztecan, in addition to several language isolates such as Tonkawa. Uto-Aztecan Puebloan and Jumano peoples lived neared the Rio Grande in the western portion of the state and the Athabaskan-speaking Apache tribes lived throughout the interior. The agricultural, mound-building Caddo controlled much of the northeastern part of the state, along the Red, Sabine, and Neches River basins.[24][25] Atakapan peoples such as the Akokisa and Bidai lived along the northeastern Gulf Coast; the Karankawa lived along the central coast.[26] At least one tribe of Coahuiltecans, the Aranama, lived in southern Texas. This entire culture group, primarily centered in northeastern Mexico, is now extinct.

    No culture was dominant across all of present-day Texas, and many peoples inhabited the area.[27] Native American tribes who have lived inside the boundaries of present-day Texas include the Alabama, Apache, Atakapan, Bidai, Caddo, Aranama, Comanche, Choctaw, Coushatta, Hasinai, Jumano, Karankawa, Kickapoo, Kiowa, Tonkawa, and Wichita.[28][29] Many of these peoples migrated from the north or east during the colonial period, such as the Choctaw, Alabama-Coushatta, and Delaware.[24]

    The region was primarily controlled by the Spanish until the Texas Revolution. They were most interested in relationships with the Caddo, who were—like the Spanish—a settled, agricultural people. Several Spanish missions were opened in Caddo territory, but a lack of interest in Christianity among the Caddo meant that few were converted. Positioned between French Louisiana and Spanish Texas, the Caddo maintained relations with both, but were closer with the French.[30] After Spain took control of Louisiana, most of the missions in eastern Texas were closed and abandoned.[31] The United States obtained Louisiana following the 1803 Louisiana Purchase and began convincing tribes to self-segregate from whites by moving west; facing an overflow of native peoples in Missouri and Arkansas, they were able to negotiate with the Caddo to allow several displaced peoples to settle on unused lands in eastern Texas. These included the Muscogee, Houma Choctaw, Lenape and Mingo Seneca, among others, who came to view the Caddoans as saviors.[32][33]

    The temperament of Native American tribes affected the fates of European explorers and settlers in that land.[34] Friendly tribes taught newcomers how to grow local crops, prepare foods, and hunt wild game. Warlike tribes resisted the settlers.[34] Prior treaties with the Spanish forbade either side from militarizing its native population in any potential conflict between the two nations. Several outbreaks of violence between Native Americans and Texans started to spread in the prelude to the Texas Revolution. Texans accused tribes of stealing livestock. While no proof was found,[24] those in charge of Texas at the time attempted to publicly blame and punish the Caddo, with the U.S. government trying to keep them in check. The Caddo never turned to violence because of the situation, except in cases of self-defense.[32]

    By the 1830s, the U.S. had drafted the Indian Removal Act, which was used to facilitate the Trail of Tears. Fearing retribution, Indian Agents all over the eastern U.S. tried to convince all Indigenous peoples to uproot and move west. This included the Caddo of Louisiana and Arkansas. Following the Texas Revolution, the Texans chose to make peace with the Indigenous people, but did not honor former land claims or agreements.[citation needed] The first president of Texas, Sam Houston, aimed to cooperate and make peace with Native tribes, but his successor, Mirabeau B. Lamar, took a much more hostile stance. Hostility towards Natives by white Texans prompted the movement of most Native populations north into what would become Indian Territory (modern Oklahoma).[24][32] Only the Alabama-Coushatta would remain in the parts of Texas subject to white settlement, though the Comanche would continue to control most of the western half of the state until their defeat in the 1870s and 1880s.[35]

    Colonization

    [edit]

    The first historical document related to Texas was a map of the Gulf Coast, created in 1519 by Spanish explorer Alonso Álvarez de Pineda.[36] Nine years later, shipwrecked Spanish explorer Álvar Núñez Cabeza de Vaca and his cohort became the first Europeans in what is now Texas.[37][38] Cabeza de Vaca reported that in 1528, when the Spanish landed in the area, "half the natives died from a disease of the bowels and blamed us."[39] Cabeza de Vaca also made observations about the way of life of the Ignaces Natives of Texas.[c][41] Francisco Vázquez de Coronado described another encounter with native people in 1541.[d][43]

    The expedition of Hernando de Soto entered into Texas from the east, seeking a route to Mexico. They passed through the Caddo lands but turned back after reaching the River of Daycao (possibly the Brazos or Colorado), beyond which point the Native peoples were nomadic and did not have the agricultural stores to feed the expedition.[44][45]

    European powers ignored the area until accidentally settling there in 1685. Miscalculations by René-Robert Cavelier de La Salle resulted in his establishing the colony of Fort Saint Louis at Matagorda Bay rather than along the Mississippi River.[46] The colony lasted only four years before succumbing to harsh conditions and hostile natives.[47] A small band of survivors traveled eastward into the lands of the Caddo, but La Salle was killed by disgruntled expedition members.[48]

    In 1690 Spanish authorities, concerned that France posed a competitive threat, constructed several missions in East Texas among the Caddo.[49] After Caddo resistance, the Spanish missionaries returned to Mexico.[50] When France began settling Louisiana, in 1716 Spanish authorities responded by founding a new series of missions in East Texas.[51] Two years later, they created San Antonio as the first Spanish civilian settlement in the area.[52]

    Nicolas de La Fora's 1771 map of the northern frontier of New Spain clearly shows the Provincia de los Tejas.[53]

    Hostile native tribes and distance from nearby Spanish colonies discouraged settlers from moving to the area. It was one of New Spain's least populated provinces.[54] In 1749, the Spanish peace treaty with the Lipan Apache angered many tribes,[55] including the Comanche, Tonkawa, and Hasinai.[56] The Comanche signed a treaty with Spain in 1785 and later helped to defeat the Lipan Apache and Karankawa tribes.[57][58] With numerous missions being established, priests led a peaceful conversion of most tribes. By the end of the 18th century only a few nomadic tribes had not converted.[59]

    Stephen F. Austin was the first American empresario given permission to operate a colony within Mexican Texas.
    Mexico in 1824. Coahuila y Tejas is the northeasternmost state.

    When the United States purchased Louisiana from France in 1803, American authorities insisted the agreement also included Texas. The boundary between New Spain and the United States was finally set in 1819 at the Sabine River, the modern border between Texas and Louisiana.[60] Eager for new land, many U.S. settlers refused to recognize the agreement. Several filibusters raised armies to invade the area west of the Sabine River.[61] Marked by the War of 1812, some men who had escaped from the Spanish, held (Old) Philippines had immigrated to and also passed through Texas (New Philippines)[62] and reached Louisiana where Philippine exiles aided the United States in the defense of New Orleans against a British invasion, with Filipinos in the Saint Malo settlement assisting Jean Lafitte in the Battle of New Orleans.[63]

    In 1821, the Mexican War of Independence included the Texas territory, which became part of Mexico.[64] Due to its low population, the territory was assigned to other states and territories of Mexico; the core territory was part of the state of Coahuila y Tejas, but other parts of today's Texas were part of Tamaulipas, Chihuahua, or the Mexican Territory of Santa Fe de Nuevo México.[65]

    Hoping more settlers would reduce the near-constant Comanche raids, Mexican Texas liberalized its immigration policies to permit immigrants from outside Mexico and Spain.[66] Large swathes of land were allotted to empresarios, who recruited settlers from the United States, Europe, and the Mexican interior, primarily the U.S. Austin's settlers, the Old Three Hundred, made places along the Brazos River in 1822.[67] The population of Texas grew rapidly. In 1825, Texas had about 3,500 people, with most of Mexican descent.[68] By 1834, the population had grown to about 37,800 people, with only 7,800 of Mexican descent.[69]

    Many immigrants openly flouted Mexican law, especially the prohibition against slavery. Combined with United States' attempts to purchase Texas, Mexican authorities decided in 1830 to prohibit continued immigration from the United States.[70] However, illegal immigration from the United States into Mexico continued to increase the population of Texas.[71] New laws also called for the enforcement of customs duties angering native Mexican citizens (Tejanos) and recent immigrants alike.[72] The Anahuac Disturbances in 1832 were the first open revolt against Mexican rule, coinciding with a revolt in Mexico against the nation's president.[73] Texians sided with the federalists against the government and drove all Mexican soldiers out of East Texas.[74] They took advantage of the lack of oversight to agitate for more political freedom. Texians met at the Convention of 1832 to discuss requesting independent statehood, among other issues.[75] The following year, Texians reiterated their demands at the Convention of 1833.[76]

    Republic

    [edit]

    Within Mexico, tensions continued between federalists and centralists. In early 1835, wary Texians formed Committees of Correspondence and Safety.[77] The unrest erupted into armed conflict in late 1835 at the Battle of Gonzales.[78] This launched the Texas Revolution. Texians elected delegates to the Consultation, which created a provisional government.[79] The provisional government soon collapsed from infighting, and Texas was without clear governance for the first two months of 1836.[80]

    Surrender of Santa Anna. Painting by William Henry Huddle, 1886.

    Mexican President Antonio López de Santa Anna personally led an army to end the revolt.[81] General José de Urrea defeated all the Texian resistance along the coast culminating in the Goliad massacre.[82] López de Santa Anna's forces, after a thirteen-day siege, overwhelmed Texian defenders at the Battle of the Alamo. News of the defeats sparked panic among Texas settlers.[83]

    The Republic of Texas with present-day borders superimposed

    The newly elected Texian delegates to the Convention of 1836 quickly signed a declaration of independence on March 2, forming the Republic of Texas. After electing interim officers, the Convention disbanded.[84] The new government joined the other settlers in Texas in the Runaway Scrape, fleeing from the approaching Mexican army.[83]

    After several weeks of retreat, the Texian Army commanded by Sam Houston attacked and defeated López de Santa Anna's forces at the Battle of San Jacinto.[85] López de Santa Anna was captured and forced to sign the Treaties of Velasco, ending the war.[86] The Constitution of the Republic of Texas prohibited the government from restricting slavery or freeing slaves, and required free people of African descent to leave the country.[87]

    Political battles raged between two factions of the new Republic. The nationalist faction, led by Mirabeau B. Lamar, advocated the continued independence of Texas, the expulsion of the Native Americans, and the expansion of the Republic to the Pacific Ocean. Their opponents, led by Sam Houston, advocated the annexation of Texas to the United States and peaceful co-existence with Native Americans. The conflict between the factions was typified by an incident known as the Texas Archive War.[88] With wide popular support, Texas first applied for annexation to the United States in 1836, but its status as a slaveholding country caused its admission to be controversial and it was initially rebuffed. This status, and Mexican diplomacy in support of its claims to the territory, also complicated Texas's ability to form foreign alliances and trade relationships.[89]

    The Comanche Indians furnished the main Native American opposition to the Texas Republic, manifested in multiple raids on settlements.[90] Mexico launched two small expeditions into Texas in 1842. The town of San Antonio was captured twice and Texans were defeated in battle in the Dawson massacre. Despite these successes, Mexico did not keep an occupying force in Texas, and the republic survived.[91] The cotton price crash of the 1840s depressed the country's economy.[89]

    Statehood

    [edit]
    On March 2, 1936, the U.S. Post Office issued a commemorative stamp commemorating the 100th anniversary of the Texas Declaration of Independence, featuring Sam Houston (left), Stephen Austin and the Alamo.

    Texas was finally annexed when the expansionist James K. Polk won the election of 1844.[92] On December 29, 1845, the U.S. Congress admitted Texas to the U.S.[93] After Texas's annexation, Mexico broke diplomatic relations with the United States. While the United States claimed Texas's border stretched to the Rio Grande, Mexico claimed it was the Nueces River leaving the Rio Grande Valley under contested Texan sovereignty.[93] While the former Republic of Texas could not enforce its border claims, the United States had the military strength and the political will to do so. President Polk ordered General Zachary Taylor south to the Rio Grande on January 13, 1846. A few months later Mexican troops routed an American cavalry patrol in the disputed area in the Thornton Affair starting the Mexican–American War. The first battles of the war were fought in Texas: the Siege of Fort Texas, Battle of Palo Alto and Battle of Resaca de la Palma. After these decisive victories, the United States invaded Mexican territory, ending the fighting in Texas.[94]

    Captain Charles A. May's squadron of the 2nd Dragoons slashes through the Mexican Army lines. Resaca de la Palma, Texas, May 1846.

    The Treaty of Guadalupe Hidalgo ended the two-year war. In return for US$18,250,000, Mexico gave the U.S. undisputed control of Texas, ceded the Mexican Cession in 1848, most of which today is called the American Southwest, and Texas's borders were established at the Rio Grande.[94]

    The Compromise of 1850 set Texas's boundaries at their present position: Texas ceded its claims to land which later became half of present-day New Mexico,[95] a third of Colorado, and small portions of Kansas, Oklahoma, and Wyoming to the federal government, in return for the assumption of $10 million of the old republic's debt.[95] Post-war Texas grew rapidly as migrants poured into the cotton lands of the state.[96] They also brought or purchased enslaved African Americans, whose numbers tripled in the state from 1850 to 1860, from 58,000 to 182,566.[97]

    Civil War to late 19th century

    [edit]

    Texas re-entered war following the election of 1860. During this time, Black people comprised 30 percent of the state's population, and they were overwhelmingly enslaved.[98] When Abraham Lincoln was elected, South Carolina seceded from the Union; five other Deep South states quickly followed. A state convention considering secession opened in Austin on January 28, 1861. On February 1, by a vote of 166–8, the convention adopted an Ordinance of Secession. Texas voters approved this Ordinance on February 23, 1861. Texas joined the newly created Confederate States of America on March 4, 1861, ratifying the permanent C.S. Constitution on March 23.[1][99]

    Not all Texans favored secession initially, although many of the same would later support the Southern cause. Texas's most notable Unionist was the state governor, Sam Houston. Not wanting to aggravate the situation, Houston refused two offers from President Lincoln for Union troops to keep him in office. After refusing to swear an oath of allegiance to the Confederacy, Houston was deposed.[100]

    While far from the major battlefields of the American Civil War, Texas contributed large numbers of soldiers and equipment.[101] Union troops briefly occupied the state's primary port, Galveston. Texas's border with Mexico was known as the "backdoor of the Confederacy" because trade occurred at the border, bypassing the Union blockade.[102] The Confederacy repulsed all Union attempts to shut down this route,[101] but Texas's role as a supply state was marginalized in mid-1863 after the Union capture of the Mississippi River. The final battle of the Civil War was fought at Palmito Ranch, near Brownsville, Texas, and saw a Confederate victory.[103][104]

    Texas descended into anarchy for two months between the surrender of the Army of Northern Virginia and the assumption of authority by Union General Gordon Granger. Violence marked the early months of Reconstruction.[101] Juneteenth commemorates the announcement of the Emancipation Proclamation in Galveston by General Gordon Granger, almost two and a half years after the original announcement.[105][106] President Johnson, in 1866, declared the civilian government restored in Texas.[107] Despite not meeting Reconstruction requirements, Congress resumed allowing elected Texas representatives into the federal government in 1870. Social volatility continued as the state struggled with agricultural depression and labor issues.[108]

    Like most of the South, the Texas economy was devastated by the War. However, since the state had not been as dependent on slaves as other parts of the South, it was able to recover more quickly. The culture in Texas during the later 19th century exhibited many facets of a frontier territory. The state became notorious as a haven for people from other parts of the country who wanted to escape debt, war tensions, or other problems. "Gone to Texas" was a common expression for those fleeing the law in other states. Nevertheless, the state also attracted many businessmen and other settlers with more legitimate interests.[109]

    The cattle industry continued to thrive, though it gradually became less profitable. Cotton and lumber became major industries creating new economic booms in various regions. Railroad networks grew rapidly as did the port at Galveston as commerce expanded. The lumber industry quickly expanded and was Texas' largest industry prior to the 20th century.[110]

    Early to mid-20th century

    [edit]
    Spindletop, the first major oil gusher

    In 1900, Texas suffered the deadliest natural disaster in U.S. history during the Galveston hurricane.[111] On January 10, 1901, the first major oil well in Texas, Spindletop, was found south of Beaumont. Other fields were later discovered nearby in East Texas, West Texas, and under the Gulf of Mexico. The resulting "oil boom" transformed Texas.[112] Oil production averaged three million barrels per day at its peak in 1972.[113]

    In 1901, the Democratic-dominated state legislature passed a bill requiring payment of a poll tax for voting, which effectively disenfranchised most Black and many poor White and Latino people. In addition, the legislature established white primaries, ensuring minorities were excluded from the formal political process. The number of voters dropped dramatically, and the Democrats crushed competition from the Republican and Populist parties.[114][115] The Socialist Party became the second-largest party in Texas after 1912,[116] coinciding with a large socialist upsurge in the United States during fierce battles in the labor movement and the popularity of national heroes like Eugene V. Debs. The socialists' popularity soon waned after their vilification by the federal government for their opposition to U.S. involvement in World War I.[117][118]

    The Great Depression and the Dust Bowl dealt a double blow to the state's economy, which had significantly improved since the Civil War. Migrants abandoned the worst-hit sections of Texas during the Dust Bowl years. Especially from this period on, Black people left Texas in the Great Migration to get work in the Northern United States or California and to escape segregation.[98] In 1940, Texas was 74% White, 14.4% Black, and 11.5% Hispanic.[119]

    World War II had a dramatic impact on Texas, as federal money poured in to build military bases, munitions factories, detention camps and Army hospitals; 750,000 Texans left for service; the cities exploded with new industry; and hundreds of thousands of poor farmers left the fields for much better-paying war jobs, never to return to agriculture.[120][121] Texas manufactured 3.1 percent of total United States military armaments produced during World War II, ranking eleventh among the 48 states.[122]

    Texas modernized and expanded its system of higher education through the 1960s. The state created a comprehensive plan for higher education, funded in large part by oil revenues, and a central state apparatus designed to manage state institutions more efficiently. These changes helped Texas universities receive federal research funds.[123]

    Mid-20th to early 21st century

    [edit]

    Beginning around the mid-20th century, Texas began to transform from a rural and agricultural state to one urban and industrialized.[124] The state's population grew quickly during this period, with large levels of migration from outside the state.[124] As a part of the Sun Belt, Texas experienced strong economic growth, particularly during the 1970s and early 1980s.[124] Texas's economy diversified, lessening its reliance on the petroleum industry.[124] By 1990, Hispanics and Latino Americans overtook Blacks to become the largest minority group.[124] Texas has the largest Black population with over 3.9 million.[125]

    During the late 20th century, the Republican Party replaced the Democratic Party as the dominant party in the state.[124] Beginning in the early 21st century, metropolitan areas including Dallas–Fort Worth and Greater Austin became centers for the Texas Democratic Party in statewide and national elections as liberal policies became more accepted in urban areas.[126][127][128][129]

    From the mid-2000s to 2019, Texas gained an influx of business relocations and regional headquarters from companies in California.[130][131][132][133] Texas became a major destination for migration during the early 21st century and was named the most popular state to move for three consecutive years.[134] Another study in 2019 determined Texas's growth rate at 1,000 people per day.[135]

    During the COVID-19 pandemic in Texas, the first confirmed case of the virus in Texas was announced on March 4, 2020.[136] On April 27, 2020, Governor Greg Abbott announced phase one of re-opening the economy.[137] Amid a rise in COVID-19 cases in autumn 2020, Abbott refused to enact further lockdowns.[138][139] In November 2020, Texas was selected as one of four states to test Pfizer's COVID-19 vaccine distribution.[140] As of February 2, 2021, there had been over 2.4 million confirmed cases in Texas, with at least 37,417 deaths.[141]

    During February 13–17, 2021, the state faced a major weather emergency as Winter Storm Uri hit the state, as well as most of the Southeastern and Midwestern United States.[142][143] Historically high power usage across the state caused the state's power grid to become overworked and ERCOT (the main operator of the Texas Interconnection grid) declared an emergency and began to implement rolling blackouts across Texas, causing a power crisis.[144][145][146] Over 3 million Texans were without power and over 4 million were under boil-water notices.[147]

    Geography

    [edit]
    Sam Rayburn Reservoir
    Texas Hill Country

    Texas is the second-largest U.S. state by area, after Alaska, and the largest state within the contiguous United States, at 268,820 square miles (696,200 km2). If it were an independent country, Texas would be the 39th-largest.[148] It ranks 26th worldwide amongst country subdivisions by size.

    Texas is in the south central part of the United States. The Rio Grande forms a natural border with the Mexican states of Chihuahua, Coahuila, Nuevo León, and Tamaulipas to the south. The Red River forms a natural border with Oklahoma and Arkansas to the north. The Sabine River forms a natural border with Louisiana to the east. The Texas Panhandle has an eastern border with Oklahoma at 100° W, a northern border with Oklahoma at 36°30' N and a western border with New Mexico at 103° W. El Paso lies on the state's western tip at 32° N and the Rio Grande.[95]

    With 10 climatic regions, 14 soil regions and 11 distinct ecological regions, regional classification becomes complicated with differences in soils, topography, geology, rainfall, and plant and animal communities.[149] One classification system divides Texas, in order from southeast to west, into the following: Gulf Coastal Plains, Interior Lowlands, Great Plains, and Basin and Range Province.[150]

    The Gulf Coastal Plains region wraps around the Gulf of Mexico on the southeast section of the state. Vegetation in this region consists of thick piney woods. The Interior Lowlands region consists of gently rolling to hilly forested land and is part of a larger pine-hardwood forest. The Cross Timbers region and Caprock Escarpment are part of the Interior Lowlands.[150]

    Steinhagen Reservoir

    The Great Plains region in Central Texas spans through the state's panhandle and Llano Estacado to the state's hill country near Lago Vista and Austin. This region is dominated by prairie and steppe. "Far West Texas" or the "Trans-Pecos" region is the state's Basin and Range Province. The most varied of the regions, this area includes Sand Hills, the Stockton Plateau, desert valleys, wooded mountain slopes and desert grasslands.[151]

    Texas has 3,700 named streams and 15 major rivers,[152][153] with the Rio Grande as the largest. Other major rivers include the Pecos, the Brazos, Colorado, and Red River. While Texas has few natural lakes, Texans have built more than a hundred artificial reservoirs.[154]

    The size and unique history of Texas make its regional affiliation debatable; it can be considered a Southern or a Southwestern state, or both. The vast geographic, economic, and cultural diversity within the state itself prohibits easy categorization of the whole state into a recognized region of the United States. Notable extremes range from East Texas which is often considered an extension of the Deep South, to Far West Texas which is generally acknowledged to be part of the interior Southwest.[155]

    Geology

    [edit]
    Palo Duro Canyon
    Franklin Mountains State Park
    Big Bend National Park

    Texas is the southernmost part of the Great Plains, which ends in the south against the folded Sierra Madre Occidental of Mexico. The continental crust forms a stable Mesoproterozoic craton which changes across a broad continental margin and transitional crust into true oceanic crust of the Gulf of Mexico. The oldest rocks in Texas date from the Mesoproterozoic and are about 1,600 million years old.[156]

    This margin existed until Laurasia and Gondwana collided in the Pennsylvanian subperiod to form Pangea.[157] Pangea began to break up in the Triassic, but seafloor spreading to form the Gulf of Mexico occurred only in the mid- and late Jurassic. The shoreline shifted again to the eastern margin of the state and the Gulf of Mexico's passive margin began to form. Today 9 to 12 miles (14 to 19 km) of sediments are buried beneath the Texas continental shelf and a large proportion of remaining US oil reserves are here. The incipient Gulf of Mexico basin was restricted and seawater often evaporated completely to form thick evaporite deposits of Jurassic age. These salt deposits formed salt dome diapirs, and are found in East Texas along the Gulf coast.[158]

    East Texas outcrops consist of Cretaceous and Paleogene sediments which contain important deposits of Eocene lignite. The Mississippian and Pennsylvanian sediments in the north; Permian sediments in the west; and Cretaceous sediments in the east, along the Gulf coast and out on the Texas continental shelf contain oil. Oligocene volcanic rocks are found in far west Texas in the Big Bend area. A blanket of Miocene sediments known as the Ogallala formation in the western high plains region is an important aquifer.[159] Located far from an active plate tectonic boundary, Texas has no volcanoes and few earthquakes.[160]

    Wildlife

    [edit]

    Texas is the home to 65 species of mammals, 213 species of reptiles and amphibians, including the American green tree frog, and the greatest diversity of bird life in the United States—590 native species in all.[161] At least 12 species have been introduced and now reproduce freely in Texas.[162]

    Texas plays host to several species of wasps, including an abundance of Polistes exclamans,[163] and is an important ground for the study of Polistes annularis.[164]

    During the spring Texas wildflowers such as the state flower, the bluebonnet, line highways throughout Texas. During the Johnson Administration the first lady, Lady Bird Johnson, worked to draw attention to Texas wildflowers.[165]

    Climate

    [edit]
    Köppen climate types in Texas

    The large size of Texas and its location at the intersection of multiple climate zones gives the state highly variable weather. The Panhandle of the state has colder winters than North Texas, while the Gulf Coast has mild winters. Texas has wide variations in precipitation patterns. El Paso, on the western end of the state, averages 8.7 inches (220 mm) of annual rainfall,[166] while parts of southeast Texas average as much as 64 inches (1,600 mm) per year.[167] Dallas in the North Central region averages a more moderate 37 inches (940 mm) per year.[168]

    Snow falls multiple times each winter in the Panhandle and mountainous areas of West Texas, once or twice a year in North Texas, and once every few years in Central and East Texas. Snow falls south of San Antonio or on the coast only in rare circumstances. Of note is the 2004 Christmas Eve snowstorm, when 6 inches (150 mm) of snow fell as far south as Kingsville, where the average high temperature in December is 65 °F.[169]

    Night-time summer temperatures range from the upper 50s °F (14 °C) in the West Texas mountains to 80 °F (27 °C) in Galveston.[170][171]

    The table below consists of averages for August (generally the warmest month) and January (generally the coldest) in selected cities in various regions of the state.

    Average daily maximum and minimum temperatures for selected cities in Texas[172]
    Location August (°F) August (°C) January (°F) January (°C)
    Houston 94/75 34/24 63/54 17/12
    San Antonio 96/74 35/23 63/40 17/5
    Dallas 96/77 36/25 57/37 16/3
    Austin 97/74 36/23 61/45 16/5
    El Paso 92/67 33/21 57/32 14/0
    Laredo 100/77 37/25 67/46 19/7
    Amarillo 89/64 32/18 50/23 10/−4
    Brownsville 94/76 34/24 70/51 21/11

    Storms

    [edit]

    Thunderstorms strike Texas often, especially the eastern and northern portions of the state. Tornado Alley covers the northern section of Texas. The state experiences the most tornadoes in the United States, an average of 139 a year. These strike most frequently in North Texas and the Panhandle.[173] Tornadoes in Texas generally occur in April, May, and June.[174]

    Some of the most destructive hurricanes in U.S. history have impacted Texas. A hurricane in 1875 killed about 400 people in Indianola, followed by another hurricane in 1886 that destroyed the town. These events allowed Galveston to take over as the chief port city. The 1900 Galveston hurricane subsequently devastated that city, killing about 8,000 people or possibly as many as 12,000 in the deadliest natural disaster in U.S. history.[111] In 2017, Hurricane Harvey made landfall in Rockport as a Category 4 Hurricane, causing significant damage there. Its unprecedented amounts of rain over the Greater Houston area resulted in widespread and catastrophic flooding that inundated hundreds of thousands of homes. Harvey ultimately became the costliest hurricane worldwide, causing an estimated $198.6 billion in damage, surpassing the cost of Hurricane Katrina.[175]

    Other devastating Texas hurricanes include the 1915 Galveston hurricane, Hurricane Audrey in 1957, Hurricane Carla in 1961, Hurricane Beulah in 1967, Hurricane Alicia in 1983, Hurricane Rita in 2005, and Hurricane Ike in 2008. Tropical storms have also caused their share of damage: Allison in 1989 and again during 2001, Claudette in 1979, and Tropical Storm Imelda in 2019.[176][177][178]

    There is no substantial physical barrier between Texas and the polar region. Although it is unusual, it is possible for arctic or polar air masses to penetrate Texas,[179][180] as occurred during the February 13–17, 2021 North American winter storm.[181][182] Usually, prevailing winds in North America will push polar air masses to the southeast before they reach Texas. Because such intrusions are rare, and, perhaps, unexpected, they may result in crises such as the 2021 Texas power crisis.

    Greenhouse gases

    [edit]

    As of 2017, Texas emitted the most greenhouse gases in the U.S.[183] As of 2017 the state emits about 1,600 billion pounds (707 million metric tons) of carbon dioxide annually.[183] As an independent state, Texas would rank as the world's seventh-largest producer of greenhouse gases.[184] Causes of the state's vast greenhouse gas emissions include the state's large number of coal power plants and the state's refining and manufacturing industries.[184] In 2010, there were 2,553 "emission events" which poured 44.6 million pounds (20,200 metric tons) of contaminants into the Texas sky.[185]

    Administrative divisions

    [edit]
    Largest city in Texas by year[186]
    Year(s) City
    1850–1870 San Antonio[187]
    1870–1890 Galveston[188]
    1890–1900 Dallas[186]
    1900–1930 San Antonio[187]
    1930–present Houston[189]
    Colonia in the Rio Grande Valley near the Mexico–United States border

    The state has three cities with populations exceeding one million: Houston, San Antonio, and Dallas.[190] These three rank among the 10 most populous cities of the United States. As of 2020, six Texas cities had populations greater than 600,000. Austin, Fort Worth, and El Paso are among the 20 largest U.S. cities. Texas has four metropolitan areas with populations greater than a million: Dallas–Fort Worth–Arlington, Houston–Sugar Land–The Woodlands, San Antonio–New Braunfels, and Austin–Round Rock–San Marcos. The Dallas–Fort Worth and Houston metropolitan areas number about 7.5 million and 7 million residents as of 2019, respectively.[191]

    Three interstate highways—I-35 to the west (Dallas–Fort Worth to San Antonio, with Austin in between), I-45 to the east (Dallas to Houston), and I-10 to the south (San Antonio to Houston) define the Texas Urban Triangle region. The region of 60,000 square miles (160,000 km2) contains most of the state's largest cities and metropolitan areas as well as 17 million people, nearly 75 percent of Texas's total population.[192] Houston and Dallas have been recognized as world cities.[193] These cities are spread out amongst the state.[194]

    In contrast to the cities, unincorporated rural settlements known as colonias often lack basic infrastructure and are marked by poverty.[195] The office of the Texas Attorney General stated, in 2011, that Texas had about 2,294 colonias, and estimates about 500,000 lived in the colonias. Hidalgo County, as of 2011, has the largest number of colonias.[196] Texas has the largest number of people living in colonias of all states.[195]

    Texas has 254 counties, more than any other state.[197] Each county runs on Commissioners' Court system consisting of four elected commissioners (one from each of four precincts in the county, roughly divided according to population) and a county judge elected at large from the entire county. County government runs similar to a "weak" mayor-council system; the county judge has no veto authority, but votes along with the other commissioners.[198][199]

    Although Texas permits cities and counties to enter "interlocal agreements" to share services, the state does not allow consolidated city-county governments, nor does it have metropolitan governments. Counties are not granted home rule status; their powers are strictly defined by state law. The state does not have townships—areas within a county are either incorporated or unincorporated. Incorporated areas are part of a municipality. The county provides limited services to unincorporated areas and to some smaller incorporated areas. Municipalities are classified either "general law" cities or "home rule".[200] A municipality may elect home rule status once it exceeds 5,000 population with voter approval.[201]

    Texas also permits the creation of "special districts", which provide limited services. The most common is the school district, but can also include hospital districts, community college districts, and utility districts. Municipal, school district, and special district elections are nonpartisan,[202] though the party affiliation of a candidate may be well-known. County and state elections are partisan.[203]

     
     
    Largest cities or towns in Texas
    2022 U.S. Census Bureau Estimate[204]
      Rank Name County Pop. Rank Name County Pop.  
    Houston
    Houston
    San Antonio
    San Antonio
    1 Houston Harris 2,302,878 11 Laredo Webb 256,187 Dallas
    Dallas
    Austin
    Austin
    2 San Antonio Bexar 1,472,909 12 Irving Dallas 254,715
    3 Dallas Dallas 1,299,544 13 Garland Dallas 240,854
    4 Austin Travis 974,447 14 Frisco Collin 219,587
    5 Fort Worth Tarrant 956,709 15 McKinney Collin 207,507
    6 El Paso El Paso 677,456 16 Grand Prairie Dallas 201,843
    7 Arlington Tarrant 394,602 17 Amarillo Potter 201,291
    8 Corpus Christi Nueces 316,239 18 Brownsville Cameron 189,382
    9 Plano Collin 289,547 19 Killeen Bell 159,172
    10 Lubbock Lubbock 263,930 20 Denton Denton 150,353

    Demographics

    [edit]
    Historical population
    Census Pop. Note
    1850 212,592  
    1860 604,215   184.2%
    1870 818,579   35.5%
    1880 1,591,749   94.5%
    1890 2,235,527   40.4%
    1900 3,048,710   36.4%
    1910 3,896,542   27.8%
    1920 4,663,228   19.7%
    1930 5,824,715   24.9%
    1940 6,414,824   10.1%
    1950 7,711,194   20.2%
    1960 9,579,677   24.2%
    1970 11,196,730   16.9%
    1980 14,229,191   27.1%
    1990 16,986,510   19.4%
    2000 20,851,820   22.8%
    2010 25,145,561   20.6%
    2020 29,145,505   15.9%
    2024 (est.) 31,290,831 [5] 7.4%
    1910–2020[205]
    Texas population density map

    The resident population of Texas was 29,145,505 in the 2020 census, a 15.9% increase since the 2010 census.[205] At the 2020 census, the apportioned population of Texas stood at 29,183,290.[206] The U.S. Census Bureau estimated the population was 31,290,831 as of July 1, 2024, an increase of 7.4% since the 2020 census.[5] Texas is the second-most populous state in the United States after California and the only other U.S. state to surpass a total estimated population of 30 million people as of July 2, 2022.[207][208]

    In 2015, Texas had 4.7 million foreign-born residents, about 17% of the population and 21.6% of the state workforce.[209] The major countries of origin for Texan immigrants were Mexico (55.1% of immigrants), India (5%), El Salvador (4.3%), Vietnam (3.7%), and China (2.3%).[209] Of immigrant residents, 35.8 percent were naturalized U.S. citizens.[209] As of 2018, the population increased to 4.9 million foreign-born residents or 17.2% of the state population, up from 2,899,642 in 2000.[210]

    In 2014, there were an estimated 1.7 million undocumented immigrants in Texas, making up 35% of the total Texas immigrant population and 6.1% of the total state population.[209] In addition to the state's foreign-born population, an additional 4.1 million Texans (15% of the state's population) were born in the United States and had at least one immigrant parent.[209]

    According to the American Community Survey's 2019 estimates, 1,739,000 residents were undocumented immigrants, a decrease of 103,000 since 2014 and increase of 142,000 since 2016. Of the undocumented immigrant population, 951,000 have resided in Texas from less than 5 up to 14 years. An estimated 788,000 lived in Texas from 15 to 19 and 20 years or more.[211]

    Texas's Rio Grande Valley has seen significant migration from across the U.S.–Mexico border. During the 2014 crisis, many Central Americans, including unaccompanied minors traveling alone from Guatemala, Honduras, and El Salvador, reached the state, overwhelming Border Patrol resources for a time. Many sought asylum in the United States.[212][213]

    Texas's population density as of 2010 is 96.3 people per square mile (37.2 people/km2) which is slightly higher than the average population density of the U.S. as a whole, at 87.4 people per square mile (33.7 people/km2). In contrast, while Texas and France are similarly sized geographically, the European country has a population density of 301.8 people per square mile (116.5 people/km2). Two-thirds of all Texans live in major metropolitan areas such as Houston.

    According to HUD's 2022 Annual Homeless Assessment Report, there were an estimated 24,432 homeless people in Texas.[214][215]

    Race and ethnicity

    [edit]
    Map of counties in Texas by racial and ethnic plurality, per the 2020 U.S. census
      30–40%
      40–50%
      50–60%
      60–70%
      70–80%
      80–90%
      40–50%
      50–60%
      60–70%
      70–80%
      80–90%
      90%+
    Ethnic composition as of the 2020 census
    Race and ethnicity[216] Alone Total
    Hispanic or Latino[e]   40.2% 40.2
     
    Non-Hispanic White 39.7% 39.7
     
    39.8% 39.8
     
    African American 11.8% 11.8
     
    12.8% 12.8
     
    Asian 5.4% 5.4
     
    6.1% 6.1
     
    Native American 0.3% 0.3
     
    1.4% 1.4
     
    Pacific Islander 0.1% 0.1
     
    0.2% 0.2
     
    Other 0.4% 0.4
     
    1.0% 1
     

    In 2019, non-Hispanic Whites represented 41.2% of Texas's population, reflecting a national demographic shift.[217][218][219] Black people made up 12.9%, American Indians and Alaska Natives 1.0%, Asian Americans 5.2%, Native Hawaiians and other Pacific Islanders 0.1%, some other race 0.2%, and two or more races 1.8%. Hispanics or Latino Americans of any race made up 39.7% of the estimated population.[220]

    At the 2020 census, the racial and ethnic composition of the state was 42.5% White (39.8% non-Hispanic White), 11.8% Black, 5.4% Asian, 0.3% American Indian and Alaska Native, 0.1% Native Hawaiian and other Pacific Islander, 13.6% some other race, 17.6% two or more races, and 40.2% Hispanic and Latino American of any race.[221][222]

    In 2010, 49% of all births were Hispanics; 35% were non-Hispanic White; 11.5% were non-Hispanic Black, and 4.3% were Asians/Pacific Islanders.[223] Based on U.S. Census Bureau data released in February 2011, for the first time in recent history, Texas's White population is below 50% (45%) and Hispanics grew to 38%. Between 2000 and 2010, the total population grew by 20.6%, but Hispanics and Latino Americans grew by 65%, whereas non-Hispanic Whites grew by only 4.2%.[224] Texas has the fifth highest rate of teenage births in the nation and a plurality of these are to Hispanics or Latinos.[225][226] As of 2022, Hispanics and Latinos of any race replaced the non-Hispanic White population as the largest share of the state's population.[227]

    Texas has the second-largest share of Mexican Americans in the US, making up 32.2% of the total population and 80% of the state's Hispanic population.[228] Other than Mexican, the largest self-reported ancestries in the state as of 2022 were German (8.1%), English (7.9%), Irish (5.8%), those identifying as American (4.6%), Italian (1.9%), Indian (1.9%), Salvadoran (1.4%), Scottish (1.3%), Vietnamese (1.1%), Chinese (1%), Puerto Rican (0.9%), Polish (0.9%), Honduran (0.8%), Filipino (0.8%), and Scotch-Irish (0.7%).[229][230][228]

    Languages

    [edit]
    Most common non-English languages
    Language Population
    (as of 2010)[231]
    Spanish 29.2%
    Vietnamese 0.8%
    Chinese 0.6%
    German 0.3%
    Tagalog 0.3%
    French 0.3%
    Korean and Urdu (tied) 0.2%
    Hindi 0.2%
    Arabic 0.2%
    Niger-Congo languages 0.2%

    The most common accent or dialect spoken by natives throughout Texas is sometimes referred to as Texan English, itself a sub-variety of a broader category of American English known as Southern American English.[232][233] Creole language is spoken in some parts of East Texas.[234] In some areas of the state—particularly in the large cities—Western American English and General American English, is increasingly common. Chicano English—due to a growing Hispanic population—is widespread in South Texas, while African-American English is especially notable in historically minority areas of urban Texas.

    At the 2020 American Community Survey's estimates, 64.9% of the population spoke only English, while 35.1% spoke a language other than English.[235] Roughly 30% of the total population spoke Spanish. By 2021, approximately 50,546 Texans spoke French or a French-based creole language. German and other West Germanic languages were spoken by 49,565 residents; Russian, Polish, and other Slavic languages by 37,444; Korean by 31,673; Chinese 86,370; Vietnamese 92,410; Tagalog 40,124; and Arabic by 47,170 Texans.[236]

    At the census of 2010, 65.8% (14,740,304) of Texas residents age 5 and older spoke only English at home, while 29.2% (6,543,702) spoke Spanish, 0.8 percent (168,886) Vietnamese, and Chinese (which includes Cantonese and Mandarin) was spoken by 0.6% (122,921) of the population over five.[231] Other languages spoken include German (including Texas German) by 0.3% (73,137), Tagalog with 0.3% (64,272) speakers, and French (including Cajun French) was spoken by 0.3% (55,773) of Texans.[231] Reportedly, Cherokee is the most widely spoken Native American language in Texas.[237] In total, 34.2% (7,660,406) of Texas's population aged five and older spoke a language at home other than English as of 2006.[231]

    Religion

    [edit]
    Religious affiliation (2020)[238]
         
    Christian
    75.5%
    Catholic
    28%
    Protestant
    47%
    Other Christian
    0.5%
    Unaffiliated
    20%
    Jewish
    1%
    Muslim
    1%
    Buddhist
    1%
    Other faiths
    5%

    With the coming of Spanish Catholic and American Protestant missionary societies,[239] Indigenous American Indian religions and spiritual traditions dwindled. Since then, colonial and present-day Texas has become a predominantly Christian state, with 75.5% of the population identifying as such according to the Public Religion Research Institute in 2020.[240]

    St. Mary's Cathedral Basilica of the Archdiocese of Galveston-Houston

    Among its majority Christian populace, the largest Christian denomination as of 2014 has been the Catholic Church, per the Pew Research Center at 23% of the population, although Protestants collectively constituted 50% of the Christian population in 2014;[241] in the 2020 study by the Public Religion Research Institute, the Catholic Church's membership increased to encompassing 28% of the population identifying with a religious or spiritual belief.[240] At the 2020 Association of Religion Data Archives study, there were 5,905,142 Catholics in the state.[242] The largest Catholic jurisdictions in Texas are the Archdiocese of Galveston–Houston—the first and oldest Latin Church diocese in Texas[243]—the dioceses of Dallas and Fort Worth, and the Archdiocese of San Antonio.

    First Baptist Church of Dallas

    Being part of the strongly, socially conservative Bible Belt,[244] Protestants as a whole declined to 47% of the population in the 2020 study by the Public Religion Research Institute. Predominantly-white Evangelical Protestantism declined to 14% of the Protestant Christian population. Mainline Protestants in contrast made up 15% of Protestant Texas. Hispanic or Latino American-dominated Protestant churches and historically Black or African American Protestantism grew to a collective 13% of the Protestant population.

    Evangelical Protestants were 31% of the population in 2014, and Baptists were the largest Evangelical tradition (14%);[241] according to the 2014 study, they made up the second-largest Mainline Protestant group behind Methodists (4%). Nondenominational and interdenominational Protestant Christians were the second largest Evangelical group (7%) followed by Pentecostals (4%). The largest Evangelical Baptists in the state were the Southern Baptist Convention (9%) and independent Baptists (3%). The Assemblies of God USA was the largest Evangelical Pentecostal denomination in 2014. Among Mainline Protestants, the United Methodist Church was the largest denomination (4%) and the American Baptist Churches USA comprised the second-largest Mainline Protestant group (2%).

    According to the Pew Research Center in 2014, the state's largest historically African American Christian denominations were the National Baptist Convention (USA) and the Church of God in Christ. Black Methodists and other Christians made up less than 1 percent each of the Christian demographic. Other Christians made up 1 percent of the total Christian population, and the Eastern and Oriental Orthodox formed less than 1 percent of the statewide Christian populace. The Church of Jesus Christ of Latter-day Saints is the largest nontrinitarian Christian group in Texas alongside the Jehovah's Witnesses.[241]

    Among its Protestant population, the Association of Religion Data Archives in 2020 determined Southern Baptists numbered 3,319,962; non-denominational Protestants 2,405,786 (including Christian Churches and Churches of Christ, and the Churches of Christ altogether numbering 2,758,353); and United Methodists 938,399 as the most numerous Protestant groups in the state.[242] Baptists altogether (Southern Baptists, American Baptist Associates, American Baptists, Full Gospel Baptists, General Baptists, Free Will Baptists, National Baptists, National Baptists of America, National Missionary Baptists, National Primitive Baptists, and Progressive National Baptists) numbered 3,837,306; Methodists within United Methodism, the AME, AME Zion, CME, and the Free Methodist Church numbered 1,026,453 Texans.

    The same study tabulated 425,038 Pentecostals spread among the Assemblies of God, Church of God (Cleveland), and Church of God in Christ. Nontrinitarian or Oneness Pentecostals numbered 7,042 between Bible Way Church of Our Lord Jesus Christ, COOLJC, and the Pentecostal Assemblies of the World. Other Christians, including the Eastern and Oriental Orthodox, numbered 55,329 altogether, and Episcopalians numbered 134,318, although the Anglican Catholic Church, Anglican Church in America, Anglican Church in North America, Anglican Province of America, and Holy Catholic Church Anglican Rite had a collective presence in 114 churches.[245]

    Non-Christian faiths accounted for 4% of the religious population in 2014, and 5% in 2020 per the Pew Research Center and Public Religion Research Institute.[241][240] Adherents of many other religions reside predominantly in the urban centers of Texas. Judaism, Islam, and Buddhism were tied as the second largest religion as of 2014 and 2020. In 2014, 18% of the state's population were religiously unaffiliated. Of the unaffiliated in 2014, an estimated 2% were atheists and 3% agnostic; in 2020, the Public Religion Research Institute noted the largest non-Christian groups were the irreligious (20%), Judaism (1%), Islam (1%), Buddhism (1%) and Hinduism, and other religions at less than 1 percent each.

    In 1990, the Islamic population was about 140,000 with more recent figures putting the current number of Muslims between 350,000 and 400,000 as of 2012.[246] The Association of Religion Data Archives estimated there were 313,209 Muslims as of 2020.[242] Texas is the fifth-largest Muslim-populated state as of 2014.[247] The Jewish population was around 128,000 in 2008.[248] In 2020, the Jewish population grew to over 176,000.[249] According to ARDA's 2020 study, there were 43 Chabad synagogues; 17,513 Conservative Jews; 8,110 Orthodox Jews; and 31,378 Reform Jews. Around 146,000 adherents of religions such as Hinduism and Sikhism lived in Texas as of 2004.[250] By 2020, there were 112,153 Hindus and 20 Sikh gurdwaras; 60,882 Texans adhered to Buddhism.

    Economy

    [edit]
    A geomap depicting income by county as of 2014
    Texas counties by GDP (2021)

    As of 2024, Texas had a gross state product (GSP) of $2.664 trillion, the second highest of any U.S. state.[251] Its GSP is greater than the GDP of Brazil, the world's 8th-largest economy.[252] The state ranks 22nd among U.S. states with a median household income of $64,034, while the poverty rate is 14.2%, making Texas the state with 14th highest poverty rate (compared to 13.15% nationally). Texas's economy is the second-largest of any country subdivision globally, behind California.

    Texas's large population, an abundance of natural resources, thriving cities and leading centers of higher education have contributed to a large and diverse economy. Since oil was discovered, the state's economy has reflected the state of the petroleum industry. In recent times, urban centers of the state have increased in size, containing two-thirds of the population in 2005. The state's economic growth has led to urban sprawl and its associated symptoms.[253]

    In May 2020, during the COVID-19 pandemic, the state's unemployment rate was 13 percent.[254]

    In 2010, Site Selection Magazine ranked Texas as the most business-friendly state, in part because of the state's three-billion-dollar Texas Enterprise Fund.[255] As of 2024, it has the second-highest number (52) of Fortune 500 companies headquartered in the United States.[256] In 2010, there were 346,000 millionaires in Texas, the second-largest population of millionaires in the nation.[f][257] In 2018, the number of millionaire households increased to 566,578.[258]

    Taxation

    [edit]

    Texas has a reputation for a low tax.[259] According to the Tax Foundation, Texans' state and local tax burdens are seventh-lowest nationally; state and local taxes cost $3,580 per capita, or 8.4 percent of resident incomes.[260] Texas is one of seven states that lack a state income tax.[260][261]

    Instead, the state collects revenue from property taxes (though these are collected at the county, city, and school district level; Texas has a state constitutional prohibition against a state property tax) and sales taxes. The state sales tax rate is 6.25 percent,[260][262] but local taxing jurisdictions (cities, counties, special purpose districts, and transit authorities) may also impose sales and use tax up to 2 percent for a total maximum combined rate of 8.25 percent.[263]

    Texas is a "tax donor state"; in 2005, for every dollar Texans paid to the federal government in federal income taxes, the state got back about $0.94 in benefits.[260] To attract business, Texas has incentive programs worth $19 billion per year (2012); more than any other U.S. state.[264][265]

    Agriculture and mining

    [edit]
    Cotton modules after harvest in West Texas
    Texas longhorn cattle in Boerne, Texas

    Texas has the most farms and the highest acreage in the United States. The state is ranked No. 1 for revenue generated from total livestock and livestock products. It is ranked No. 2 for total agricultural revenue, behind California.[266] At $7.4 billion or 56.7 percent of Texas's annual agricultural cash receipts, beef cattle production represents the largest single segment of Texas agriculture. This is followed by cotton at $1.9 billion (14.6 percent), greenhouse/nursery at $1.5 billion (11.4 percent), broiler chickens at $1.3 billion (10 percent), and dairy products at $947 million (7.3 percent).[267]

    Texas leads the nation in the production of cattle, horses, sheep, goats, wool, mohair and hay.[267] The state also leads the nation in production of cotton which is the number one crop grown in the state in terms of value.[266][268][269] The state grows significant amounts of cereal crops and produce.[266] Texas has a large commercial fishing industry. With mineral resources, Texas leads in creating cement, crushed stone, lime, salt, sand and gravel.[266] Texas throughout the 21st century has been hammered by drought, costing the state billions of dollars in livestock and crops.[270]

    Energy

    [edit]
    An oil well
    Brazos Wind Farm

    Ever since the discovery of oil at Spindletop, energy has been a dominant force politically and economically within the state.[271] If Texas were its own country it would be the sixth-largest oil producer in the world according to a 2014 study.[272]

    The Railroad Commission of Texas regulates the state's oil and gas industry, gas utilities, pipeline safety, safety in the liquefied petroleum gas industry, and surface coal and uranium mining. Until the 1970s, the commission controlled the price of petroleum because of its ability to regulate Texas's oil reserves. The founders of the Organization of Petroleum Exporting Countries (OPEC) used the Texas agency as one of their models for petroleum price control.[273]

    As of January 1, 2021, Texas has proved recoverable petroleum reserves of about 15.6 billion barrels (2.48×109 m3) of crude oil (44% of the known U.S. reserves) and 9.5 billion barrels (1.51×109 m3) of natural gas liquids.[274][275] The state's refineries can process 5.95 million barrels (946,000 m3) of oil a day.[274][275] The Port Arthur Refinery in Southeast Texas is the largest refinery in the U.S.[274] Texas is also a leader in natural gas production at 28.8 billion cubic feet (820,000,000 m3) per day, some 32% of the nation's production.[276] Texas has 102.4 trillion cubic feet (2.90×1012 m3) of gas reserves which is 23% of the nation's gas reserves.[274][275] Many petroleum companies are based in Texas such as: ConocoPhillips,[277] EOG Resources, ExxonMobil,[278] Halliburton,[279] Hilcorp, Marathon Oil,[280] Occidental Petroleum,[281] Valero Energy,[282] and Western Refining.[283]

    According to the Energy Information Administration, Texans consume, on average, the fifth most energy (of all types) in the nation per capita and as a whole, following behind Wyoming, Alaska, Louisiana, North Dakota, and Iowa.[274]

    Unlike the rest of the nation, most of Texas is on its own alternating current power grid, the Texas Interconnection. Texas has a deregulated electric service. Texas leads the nation in total net electricity production, generating 437,236 MWh in 2014, 89% more MWh than Florida, which ranked second.[284][285]

    The state is a leader in renewable energy commercialization; it produces the most wind power in the nation.[274][286] In 2014, 10.6% of the electricity consumed in Texas came from wind turbines.[287] The Roscoe Wind Farm in Roscoe, Texas, is one of the world's largest wind farms with a 781.5 megawatt (MW) capacity.[288] The Energy Information Administration states the state's large agriculture and forestry industries could give Texas an enormous amount of biomass for use in biofuels. The state also has the highest solar power potential for development in the U.S.[274]

    Technology

    [edit]
    Astronaut training at the Johnson Space Center in Houston

    With large universities systems coupled with initiatives like the Texas Enterprise Fund and the Texas Emerging Technology Fund, a wide array of different high tech industries have developed in Texas. The Austin area is nicknamed the "Silicon Hills" and the north Dallas area the "Silicon Prairie". Many high-tech companies are located in or have their headquarters in Texas (and Austin in particular), including Dell, Inc.,[289] Borland,[290] Forcepoint,[291] Indeed.com,[292] Texas Instruments,[293] Perot Systems,[294] Rackspace and AT&T.[295][296][297]

    The National Aeronautics and Space Administration's Lyndon B. Johnson Space Center (NASA JSC) is located in Southeast Houston. Both SpaceX and Blue Origin have their test facilities in Texas.[298][299] Fort Worth hosts both Lockheed Martin's Aeronautics division and Bell Helicopter Textron.[300][301] Lockheed builds the F-16 Fighting Falcon, the largest Western fighter program, and its successor, the F-35 Lightning II in Fort Worth.[302]

    Commerce

    [edit]

    Texas's affluence stimulates a strong commercial sector consisting of retail, wholesale, banking and insurance, and construction industries. Examples of Fortune 500 companies not based on Texas traditional industries are AT&T, Kimberly-Clark, Blockbuster, J. C. Penney, Whole Foods Market, and Tenet Healthcare.[303]

    Nationally, the Dallas–Fort Worth area, home to the second shopping mall in the United States, has the most shopping malls per capita of any American metropolitan statistical area.[304]

    Mexico, the state's largest trading partner, imports a third of the state's exports because of the North American Free Trade Agreement (NAFTA). NAFTA has encouraged the formation of maquiladoras on the Texas–Mexico border.[305]

    Transportation

    [edit]
    The High Five Interchange in Dallas

    The state's large size and rough terrain have historically complicated transportation. Texas has compensated by building the nation's largest highway and railway systems. The regulatory authority, the Texas Department of Transportation (TxDOT), maintains the state's highway system, regulates aviation,[306] and public transportation systems.[307]

    The state is an important transportation hub. From the Dallas/Fort Worth area, trucks can reach 93 percent of the nation's population within 48 hours, and 37 percent within 24 hours.[308] Texas has 33 foreign trade zones (FTZ), the most in the nation.[309] In 2004, a combined total of $298 billion of goods passed through Texas FTZs.[309]

    Highways

    [edit]
    "Welcome to Texas" sign, entering the state from Arkansas on Interstate 30

    The first Texas freeway was the Gulf Freeway opened in 1948 in Houston.[310] As of 2005, 79,535 miles (127,999 km) of public highway crisscrossed Texas (up from 71,000 miles or 114,000 km in 1984).[citation needed] To fund recent growth in the state highways, Texas has 17 toll roads with several additional tollways proposed.[311] In Central Texas, the southern section of the State Highway 130 toll road has a speed limit of 85 miles per hour (137 km/h), the highest in the nation.[312] All federal and state highways in Texas are paved.

    Airports

    [edit]
    Terminal D at Dallas/Fort Worth International Airport
    Terminal E at George Bush Intercontinental Airport in Houston

    Texas has 730 airports, second-most of any state in the nation. Largest in Texas by size and passengers served, Dallas/Fort Worth International Airport (DFW) is the second-largest by area in the United States, and fourth in the world with 18,076 acres (73.15 km2).[313] In traffic, DFW airport is the busiest in the state, the fourth busiest in the United States,[314] and sixth worldwide.[315] Southwest Airlines, headquartered in Dallas, has its operations at Dallas Love Field.[316] American Airlines Group's American / American Eagle, the world's largest airline in total passengers-miles transported and passenger fleet size,[317] uses DFW as its largest and main hub.

    Texas's second-largest air facility is Houston's George Bush Intercontinental Airport (IAH). It serves as the largest hub for United Airlines, the world's third-largest airline, by passenger-miles flown.[318][g] IAH offers service to the most Mexican destinations of any U.S. airport.[319][320] The next five largest airports in the state all serve more than three million passengers annually; they include Austin-Bergstrom International Airport, William P. Hobby Airport, San Antonio International Airport, Dallas Love Field and El Paso International Airport. The smallest airport in the state to be designated an international airport is Del Rio International Airport.

    Ports

    [edit]
    Port of Houston along the Houston Ship Channel

    Around 1,150 seaports dot Texas's coast with over 1,000 miles (1,600 km) of channels.[321] Ports employ nearly one-million people and handle an average of 317 million metric tons.[322] Texas ports connect with the rest of the U.S. Atlantic seaboard with the Gulf section of the Intracoastal Waterway.[321] The Port of Houston today is the busiest port in the United States in foreign tonnage, second in overall tonnage, and tenth worldwide in tonnage.[323] The Houston Ship Channel spans 530 feet (160 m) wide by 45 feet (14 m) deep by 50 miles (80 km) long.[324]

    Railroads

    [edit]
    DART light rail in Dallas
    METRORail in Houston

    Part of the state's tradition of cowboys is derived from the massive cattle drives which its ranchers organized in the nineteenth century to drive livestock to railroads and markets.

    The first railroad to operate in Texas was the Buffalo Bayou, Brazos and Colorado Railway, opening in August 1853.[325] The first railroad to enter Texas from the north, completed in 1872, was the Missouri–Kansas–Texas Railroad.[326] With increasing railroad access, the ranchers did not have to take their livestock up to the Midwest and shipped beef out from Texas. This caused a decline in the economies of the cow towns.[327]

    Since 1911, Texas has led the nation in length of railroad miles within the state. Texas railway length peaked in 1932 at 17,078 miles (27,484 km), but declined to 14,006 miles (22,540 km) by 2000. While the Railroad Commission of Texas originally regulated state railroads, in 2005 the state reassigned these duties to TxDOT.[328]

    In the Dallas–Fort Worth area, three public transit agencies provide rail service: Dallas Area Rapid Transit (DART), Denton County Transportation Authority (DCTA), and Trinity Metro. DART began operating the first light rail system in the Southwest United States in 1996.[329] The Trinity Railway Express (TRE) commuter rail service, which connects Fort Worth and Dallas, is provided by Trinity Metro and DART.[330] Trinity Metro also operates the TEXRail commuter rail line, connecting downtown Fort Worth and Northeast Tarrant County to DFW Airport.[331] The A-train commuter rail line, operated by DCTA, acts as an extension of the DART Green line into Denton County.[332] In the Austin area, Capital Metropolitan Transportation Authority operates a commuter rail service known as Capital MetroRail to the northwestern suburbs. The Metropolitan Transit Authority of Harris County, Texas (METRO) operates light rail lines called METRORail in the Houston area.[333]

    Amtrak provides Texas with limited intercity passenger rail service. Three scheduled routes serve the state: the daily Texas Eagle (Chicago–San Antonio); the tri-weekly Sunset Limited (New Orleans–Los Angeles), with stops in Texas; and the daily Heartland Flyer (Fort Worth–Oklahoma City). Texas may get one of the nation's first high-speed rail line. Plans for a privately funded high-speed rail line between Dallas and Houston have been planned by the Texas Central Railway company.[334]

    Culture

    [edit]
    The Alamo is one of the most recognized symbols of Texas.

    Historically, Texas culture comes from a blend of mostly Southern (Dixie), Western (frontier), and Southwestern (Mexican/Anglo fusion) influences, varying in degrees of such from one intrastate region to another. A popular food item, the breakfast burrito, draws from all three, having a soft flour tortilla wrapped around bacon and scrambled eggs or other hot, cooked fillings. Adding to Texas's traditional culture, established in the 18th and 19th centuries, immigration has made Texas a melting pot of cultures from around the world.[335][336]

    Texas has made a strong mark on national and international pop culture. The entire state is strongly associated with the image of the cowboy shown in westerns and in country western music. The state's numerous oil tycoons are also a popular pop culture topic as seen in the hit TV series Dallas.[337]

    The internationally known slogan "Don't Mess with Texas" began as an anti-littering advertisement. Since the campaign's inception in 1986, the phrase has become "an identity statement, a declaration of Texas swagger".[338]

    Texas self-perception

    [edit]
    Big Tex presided over every Texas State Fair since 1952 until it was destroyed by a fire in 2012. Since then a new Big Tex was created.

    "Texas-sized" describes something that is about the size of the U.S. state of Texas,[339][340] or something (usually but not always originating from Texas) that is large compared to other objects of its type.[341][342][343] Texas was the largest U.S. state until Alaska became a state in 1959. The phrase "everything is bigger in Texas" has been in regular use since at least 1950.[344]

    Arts

    [edit]
    ZZ Top performing in 2016. The power trio are considered cultural icons of Texas and blues-inspired rock music.

    Houston is one of only five American cities with permanent professional resident companies in all the major performing arts disciplines: the Houston Grand Opera, the Houston Symphony Orchestra, the Houston Ballet, and The Alley Theatre.[345] Known for the vibrancy of its visual and performing arts, the Houston Theater District ranks second in the country in the number of theater seats in a concentrated downtown area, with 12,948 seats for live performances and 1,480 movie seats.[345] Founded in 1892, Modern Art Museum of Fort Worth, also called "The Modern", is Texas's oldest art museum. Fort Worth also has the Kimbell Art Museum, the Amon Carter Museum, the National Cowgirl Museum and Hall of Fame, the Will Rogers Memorial Center, and the Bass Performance Hall downtown. The Arts District of Downtown Dallas has arts venues such as the Dallas Museum of Art, the Morton H. Meyerson Symphony Center, the Margot and Bill Winspear Opera House, the Trammell & Margaret Crow Collection of Asian Art, and the Nasher Sculpture Center.[346]

    Houston Symphony at the Jones Hall

    The Deep Ellum district within Dallas became popular during the 1920s and 1930s as the prime jazz and blues hotspot in the Southern United States. The name Deep Ellum comes from local people pronouncing "Deep Elm" as "Deep Ellum".[347] Artists such as Blind Lemon Jefferson, Robert Johnson, Huddie "Lead Belly" Ledbetter, and Bessie Smith played in early Deep Ellum clubs.[348]

    Austin, The Live Music Capital of the World, boasts "more live music venues per capita than such music hotbeds as Nashville, Memphis, Los Angeles, Las Vegas or New York City".[349] The city's music revolves around the nightclubs on 6th Street; events like the film, music, and multimedia festival South by Southwest; the longest-running concert music program on American television, Austin City Limits; and the Austin City Limits Music Festival held in Zilker Park.[350]

    Since 1980, San Antonio has evolved into "The Tejano Music Capital Of The World".[351] The Tejano Music Awards have provided a forum to create greater awareness and appreciation for Tejano music and culture.[352]

    Sports

    [edit]
    AT&T Stadium, home of the Dallas Cowboys, who are commonly known as America's Team
    Playoff game between the San Antonio Spurs (led by Tim Duncan, #21) and the Los Angeles Lakers in 2007; the Spurs won the NBA Finals that year.
    Texan baseball fans attending a game between the state's two MLB teams (Texas Rangers and Houston Astros) at Globe Life Field in Arlington

    Within the "Big Four" professional leagues, Texas has two NFL teams (the Dallas Cowboys and the Houston Texans), two MLB teams (the Houston Astros and the Texas Rangers),[353][354] three NBA teams (the San Antonio Spurs, the Houston Rockets, and the Dallas Mavericks), and one NHL team (the Dallas Stars). The Dallas–Fort Worth metroplex is one of only thirteen American metropolitan areas that host sports teams from all the "Big Four" professional leagues. Outside of the "Big Four", Texas also has a WNBA team (the Dallas Wings), three Major League Soccer teams (Austin FC, Houston Dynamo FC and FC Dallas), and one NWSL team (the Houston Dash).[citation needed]

    Collegiate athletics have deep significance in Texas culture, especially football. The state has twelve Division I-FBS schools, the most in the nation. Four of the state's schools claim at least one national championship in football: the Texas Longhorns, the Texas A&M Aggies, the TCU Horned Frogs, and the SMU Mustangs.[355][356][357][358] According to a survey of Division I-A coaches, the rivalry between the University of Oklahoma and the University of Texas at Austin, the Red River Shootout, ranks the third-best in the nation.[359] The TCU Horned Frogs and SMU Mustangs also share a rivalry and compete annually in the Battle for the Iron Skillet. A fierce rivalry, the Lone Star Showdown, also exists between the state's two largest universities, Texas A&M University and the University of Texas at Austin. The athletics portion of the Lone Star Showdown rivalry was paused between 2012, when Texas A&M left the Big 12 and joined the SEC, and 2024, when Texas joined them.[360]

    The University Interscholastic League (UIL) organizes most primary and secondary school competitions. Events organized by UIL include contests in athletics (the most popular being high school football) as well as artistic and academic subjects.[361]

    Rodeo (the state sport) in Austin

    Texans also enjoy rodeo. The world's first rodeo was hosted in Pecos, Texas.[362] The annual Houston Livestock Show and Rodeo is the largest rodeo in the world. The Southwestern Exposition and Livestock Show in Fort Worth is the oldest continuously running rodeo incorporating many of the state's most historic traditions into its annual events. Dallas hosts the State Fair of Texas each year at Fair Park.[363]

    Texas Motor Speedway hosts annual NASCAR Cup Series and IndyCar Series auto races since 1997. Since 2012, Austin's Circuit of the Americas plays host to a round of the Formula 1 World Championship.[364]

    The Panther City Lacrosse Club is a professional lacrosse team in the National Lacrosse League. They have played local matches at Dickies Arena in Fort Worth, Texas since their inaugural 2021–2022 season.[365]

    Education

    [edit]

    The second president of the Republic of Texas, Mirabeau B. Lamar, is the Father of Texas Education. During his term, the state set aside three leagues in each county for public schools. An additional 50 leagues of land set aside for the support of two universities would later become the basis of the state's Permanent University Fund.[366] Lamar's actions set the foundation for a Texas-wide public school system.[367]

    Between 2006 and 2007, Texas spent $7,275 per pupil, ranking it below the national average of $9,389. The pupil/teacher ratio was 14.9, below the national average of 15.3. Texas paid instructors $41,744, below the national average of $46,593. The Texas Education Agency (TEA) administers the state's public school systems. Texas has over 1,000 school districts; all districts except the Stafford Municipal School District are independent from municipal government and many cross city boundaries.[368] School districts have the power to tax their residents and to assert eminent domain over privately owned property. Due to court-mandated equitable school financing, the state has a tax redistribution system called the "Robin Hood plan" which transfers property tax revenue from wealthy school districts to poor ones.[369] The TEA has no authority over private or homeschooling activities.[370]

    Students in Texas take the State of Texas Assessments of Academic Readiness (STAAR) in primary and secondary school. STAAR assess students' attainment of reading, writing, mathematics, science, and social studies skills required under Texas education standards and the No Child Left Behind Act. The test replaced the Texas Assessment of Knowledge and Skills (TAKS) test in the 2011–2012 school year.[371]

    Generally prohibited in the Western world, school corporal punishment is not unusual in the more conservative, rural areas of the state,[372][373][374] with 28,569 public school students paddled at least one time,[h] according to government data for the 2011–2012 school year.[375] The rate of school corporal punishment in Texas is surpassed only by Mississippi, Alabama, and Arkansas.[375]

    Higher education

    [edit]
    The University of Texas at Austin
    University of Houston
    Texas A&M University
    Rice University

    The state's two most widely recognized flagship universities are The University of Texas at Austin and Texas A&M University, ranked as the 21st[376] and 41st[377] best universities in the nation according to 2020's latest Center for World University Rankings report, respectively. Some observers[378] also include the University of Houston and Texas Tech University as tier one flagships alongside UT Austin and A&M.[379][380] The Texas Higher Education Coordinating Board ranks the state's public universities into three distinct tiers:[381]

    • National Research Universities (Tier 1)[382][383]
      • The University of Texas at Austin
      • Texas A&M University
      • Texas Tech University
      • University of Houston
      • Rice University
      • The University of Texas at Arlington
      • The University of Texas at Dallas
      • The University of North Texas
      • The University of Texas at El Paso
    • Emerging Research Universities (Tier 2)[381]
      • The University of Texas at San Antonio
      • Texas State University
    • Comprehensive Universities (Tier 3)[381]
      • All other public universities (25 in total)

    Texas's alternative affirmative action plan, Texas House Bill 588, guarantees Texas students who graduated in the top 10 percent of their high school class automatic admission to state-funded universities. This does not apply to The University of Texas at Austin, which automatically admits Texas students who graduated in the top 6 percent of their high school class.[384] The bill encourages demographic diversity while attempting to avoid problems stemming from the Hopwood v. Texas (1996) case.[385]

    Thirty-six public universities exist in Texas, of which 32 belong to one of the six state university systems.[386][387] Discovery of minerals on Permanent University Fund land, particularly oil, has helped fund the rapid growth of the state's two largest university systems: the University of Texas System and the Texas A&M System. The four other university systems: the University of Houston System, the University of North Texas System, the Texas State System, and the Texas Tech System are not funded by the Permanent University Fund.[388]

    The Carnegie Foundation classifies five of Texas's universities as Tier One research institutions: Rice University, The University of Texas at Austin, the Texas A&M University, the University of Houston and Texas Tech University. The University of Texas at Austin and Texas A&M University are the flagship universities of the University of Texas System and Texas A&M University System, respectively. Both were established by the Texas Constitution and hold stakes in the Permanent University Fund.[388]

    The state has sought to expand the number of flagship universities by elevating some of its seven institutions designated as "emerging research universities". The two expected to emerge first are the University of Houston and Texas Tech University, likely in that order according to discussions on the House floor of the 82nd Texas Legislature.[389]

    The state is home to various private institutions of higher learning—ranging from liberal arts colleges to a nationally recognized top-tier research university. Rice University in Houston is one of the leading teaching and research universities of the United States and is ranked the nation's 17th-best overall university by U.S. News & World Report.[390]

    Trinity University, a private, primarily undergraduate liberal arts university in San Antonio, has ranked first among universities granting primarily bachelor's and select master's degrees in the Western United States for 20 consecutive years by U.S. News.[391] Private universities include Abilene Christian University, Austin College, Baylor University, University of Mary Hardin–Baylor, and Southwestern University.[392][393][394]

    Universities in Texas host three presidential libraries: George Bush Presidential Library at Texas A&M University,[395] the Lyndon Baines Johnson Library and Museum at The University of Texas at Austin,[396][397] and the George W. Bush Presidential Library at Southern Methodist University.[398]

    Healthcare

    [edit]

    Notwithstanding the concentration of elite medical centers in the state, The Commonwealth Fund ranks the Texas healthcare system the third worst in the nation.[399] Texas ranks close to last in access to healthcare, quality of care, avoidable hospital spending, and equity.[399] In May 2006, Texas initiated the program "code red" in response to the report the state had 25.1 percent of the population without health insurance, the largest proportion in the nation.[400]

    The Trust for America's Health ranked Texas 15th highest in adult obesity: 27.2 percent of the state's population is obese.[401] The 2008 Men's Health obesity survey ranked four Texas cities among the top 25 fattest cities in America: Houston ranked 6th, Dallas 7th, El Paso 8th, and Arlington 14th.[402] Texas had only one city (Austin, ranked 21st) in the top 25 "fittest cities" in America.[402] The state is ranked forty-second in the percentage of residents who engage in regular exercise according to a 2007 study.[403]

    Texas has the highest maternal mortality rate in the developed world, and the rate by which Texas women died from pregnancy-related complications doubled from 2010 to 2014, to 23.8 per 100,000—a rate unmatched in any other U.S. state or economically developed country.[404] In May 2021, the state legislature passed the Texas Heartbeat Act, which banned abortion from as early as six weeks of pregnancy, except to save the life of the mother. The Act allows private citizens to sue abortion providers and anyone else who assists in an abortion, except for the woman on whom the abortion is performed.[405][406] On August 25, 2022, another law took effect that made committing abortion at any stage of pregnancy a felony punishable by life in prison.[407]

    Medical research

    [edit]
    The Texas Medical Center in Houston

    Texas has many elite research medical centers. The state has 15 medical schools,[408] four dental schools,[409] and two optometry schools.[410] Texas has two Biosafety Level 4 (BSL-4) laboratories: one at The University of Texas Medical Branch (UTMB) in Galveston,[411] and the other at the Southwest Foundation for Biomedical Research in San Antonio—the first privately owned BSL-4 lab in the United States.[412]

    The Texas Medical Center in Houston holds the world's largest concentration of research and healthcare institutions, with over 50 member institutions.[413] Texas Medical Center performs the most heart transplants in the world.[414] The University of Texas M. D. Anderson Cancer Center in Houston is a highly regarded academic institution that centers around cancer patient care, research, education and prevention.[415]

    San Antonio's South Texas Medical Center facilities rank sixth in clinical medicine research impact in the United States.[416] The University of Texas Health Science Center is another highly ranked research and educational institution in San Antonio.[417][418]

    Both the American Heart Association and the University of Texas Southwestern Medical Center call Dallas home.[419] The institution's medical school employs the most medical school Nobel laureates in the world.[419][420]

     

    Government and politics

    [edit]

    The current Texas Constitution was adopted in 1876. Like many states, it explicitly provides for a separation of powers. The state's Bill of Rights is much larger than its federal counterpart, and has provisions unique to Texas.[421]

    State government

    [edit]
    The Texas State Capitol at night

    Texas has a plural executive branch system limiting the power of the governor, which is a weak executive compared to some other states. Except for the secretary of state, voters elect executive officers independently; candidates are directly answerable to the public, not the governor.[422] This election system has led to some executive branches split between parties and reduced the ability of the governor to carry out a program. When Republican president George W. Bush served as Texas's governor, the state had a Democratic lieutenant governor, Bob Bullock. The executive branch positions consist of the governor, lieutenant governor, comptroller of public accounts, land commissioner, attorney general, agriculture commissioner, the three-member Texas Railroad Commission, the State Board of Education, and the secretary of state.[422]

    The bicameral Texas Legislature consists of the House of Representatives, with 150 members, and a Senate, with 31 members. The Speaker of the House leads the House, and the lieutenant governor, the Senate.[423] The Legislature meets in regular session biennially for just over a hundred days, but the governor can call for special sessions as often as desired (notably, the Legislature cannot call itself into session).[424] The state's fiscal year begins September 1.[425]

    The judiciary of Texas is among the most complex in the United States, with many layers and overlapping jurisdictions. Texas has two courts of last resort: the Texas Supreme Court, for civil cases, and the Texas Court of Criminal Appeals. Except for some municipal benches, partisan elections select judges at all levels of the judiciary; the governor fills vacancies by appointment.[426] Texas is notable for its use of capital punishment, having led the country in executions since capital punishment was reinstated in the Gregg v. Georgia case.[427]

    The Texas Ranger Division of the Texas Department of Public Safety is a law enforcement agency with statewide jurisdiction. Over the years, the Texas Rangers have investigated crimes ranging from murder to political corruption. They have acted as riot police and as detectives, protected the Texas governor, tracked down fugitives, and functioned as a paramilitary force. The Texas Rangers were unofficially created by Stephen F. Austin in 1823 and formally constituted in 1835. The Rangers were integral to several important events of Texas history and some of the best-known criminal cases in the history of the Old West.[428]

    The Texas constitution defines the responsibilities of county governments, which serve as agents of the state. Commissioners court and court judges are elected to serve as the administrative arm. Most cities in the state, those over 5,000 in population, have home-rule governments. The vast majority of these have charters for council-manager forms of government, by which voters elect council members, who hire a professional city manager as an operating officer.[429]

    Politics

    [edit]
    Lyndon B. Johnson of Texas, 36th president of the United States
    George W. Bush of Texas, 43rd president of the United States

    The Democratic Party dominated Texas politics from the turn of the 20th century, imposing racial segregation and white supremacy. It held power until after passage in the mid-1960s of national civil rights legislation enforcing constitutional rights of all citizens.[430][431]

    The state's conservative White voters began to support Republican presidential candidates by the mid-20th century. After this period, they supported Republicans for local and state offices as well, and most Whites became Republican Party members.[432] The party also attracted some minorities, but many have continued to vote for Democratic candidates. The shift to the Republican Party is much-attributed to the fact the Democratic Party became increasingly liberal during the 20th century, and thus increasingly out-of-touch with the average Texas voter.[433] As Texas was always a conservative state, voters switched to the Republicans, which now more closely reflected their beliefs.[433][434] Commentators have also attributed the shift to Republican political consultant Karl Rove, who managed numerous political campaigns in Texas in the 1980s and 1990s.[434] Other stated reasons included court-ordered redistricting and the demographic shift in relation to the Sun Belt that favored the Republican Party and conservatism.[124]

    The 2003 Texas redistricting of Congressional districts led by Republican Tom DeLay, was called by The New York Times "an extreme case of partisan gerrymandering".[435] A group of Democratic legislators, the "Texas Eleven", fled the state in a quorum-busting effort to prevent the legislature from acting, but was unsuccessful.[436] The state had already redistricted following the 2000 census. Despite these efforts, the legislature passed a map heavily in favor of Republicans, based on 2000 data and ignoring the estimated nearly one million new residents in the state since then. Career attorneys and analysts at the Department of Justice objected to the plan as diluting the votes of African American and Hispanic voters, but political appointees overrode them and approved it.[435] Legal challenges to the redistricting reached the national Supreme Court in the case League of United Latin American Citizens v. Perry (2006), but the court ruled in favor of the state (and Republicans).[437]

    In the 2014 Texas elections, the Tea Party movement made large gains, with numerous Tea Party favorites being elected into office, including Dan Patrick as lieutenant governor,[438][439] Ken Paxton as attorney general,[438][440] in addition to numerous other candidates[440] including conservative Republican Greg Abbott as governor.[441]

    Texas voters lean toward fiscal conservatism, while enjoying the benefits of significant federal investment in the state in military and other facilities achieved by the power of the Solid South in the 20th century. They also tend to have socially conservative values.[259][442]

    Since 1980, most Texas voters have supported Republican presidential candidates. Austin, Dallas, Houston, San Antonio, and El Paso consistently lean Democratic in both local and statewide elections.[126] Residents of counties along the Rio Grande closer to the Mexico–United States border, where there are many Latino residents, generally vote for Democratic Party candidates, while most other rural and suburban areas of Texas have shifted to voting for Republican Party candidates.[443][444]

    As of the midterm elections of 2022, a large majority of the members of Texas's U.S. House delegation are Republican, along with both U.S. Senators. In the 119th United States Congress, of the 38 Congressional districts in Texas, 25 are held by Republicans and 13 by Democrats. Texas's Senators are John Cornyn and Ted Cruz. Since 1994, Texans have not elected a Democrat to a statewide office. The state's Democratic voters are made up primarily by liberal and minority groups in Austin, Beaumont, Dallas, El Paso, Houston, and San Antonio as well as minority voters in East and South Texas.[445][446][447] According to a study by the Cato Institute, Texas ranks last in personal freedom among the states, by factors including incarceration rates, cannabis laws, civil asset forfeiture policies, educational freedom, gambling laws, marriage freedom, and travel freedom.[448][449]

    Lesser parties that have ballot access are the Green Party and the Libertarian Party.[450]

    Criminal law

    [edit]

    Texas has a reputation of very harsh criminal punishment for criminal offenses. It is one of the 32 states that practice capital punishment, and since the US Supreme Court allowed capital punishment to resume in 1976, 40% of all U.S. executions have taken place in Texas.[451] As of 2018, Texas had the 8th highest incarceration rate in the U.S.[452] Texas also has strong right of self-defense and self defense laws, allowing citizens to use lethal force to defend themselves, their families, or their property.[453] Texas has one of the strictest abortion bans in the country.[454]

    See also

    [edit]
    • Outline of Texas
    • Index of Texas-related articles
    • List of people from Texas
    • USS Texas, 4 ships

    Notes

    [edit]
     
    1. ^ Elevation adjusted to North American Vertical Datum of 1988
    2. ^ In Peninsular Spanish, the spelling variant Tejas is also used alongside Texas. According to the Diccionario panhispánico de dudas by the Royal Spanish Academy and the Association of Academies of the Spanish Language, the spelling version with ⟨j⟩ aligns with modern-day orthographic conventions and is correct; however, the spelling with ⟨x⟩ is recommended, as it is the one that is used in Mexican Spanish.[9] See Spanish orthography § History.
    3. ^ Cabeza de Vaca wrote, "They went about with a firebrand, setting fire to the plains and timber so as to drive off the mosquitos, and also to get lizards and similar things which they eat, to come out of the soil. In the same manner they kill deer, encircling them with fires, and they do it also to deprive the animals of pasture, compelling them to go for food where the Indians want."[40]
    4. ^ Vázquez de Coronado wrote, "Two kinds of people travel around these plains with the cows; one is called Querechos and the others Teyas; they are very well built, and painted, and are enemies of each other. They have no other settlement or location than comes from traveling around with the cows. They kill all of these they wish and tan the hides, with which they clothe themselves and make their tents, and they eat the flesh, sometimes even raw, and they also even drink the blood when thirsty. The tents they make are like field tents, and they set them up over poles they have made for this purpose, which come together and are tied at the top, and when they go from one place to another they carry them on some dogs they have, of which they have many, and they load them with the tents and poles and other things, for the country is so level, as I said, that they can make use of these, because they carry the poles dragging along on the ground. The sun is what they worship most."[42]
    5. ^ Persons of Hispanic or Latino origin are not distinguished between total and partial ancestry.
    6. ^ Second to California
    7. ^ Based on the industry-standard measure of revenue passenger-kilometers/miles flown
    8. ^ This figure refers to only the number of students paddled, regardless of whether a student was spanked multiple times in a year, and does not refer to the number of instances of corporal punishment, which would be substantially higher.

    References

    [edit]
    1. ^ a b c d e Plocheck, Robert (November 20, 2017). "Facts". Texas Almanac (2010–2011 ed.). Archived from the original on February 28, 2011.
    2. ^ a b "Environment". Texas Almanac. 2008. Retrieved June 28, 2020.
    3. ^ "El Capitan". NGS Data Sheet. National Geodetic Survey, National Oceanic and Atmospheric Administration, United States Department of Commerce. Retrieved October 20, 2011.
    4. ^ a b "Elevations and Distances in the United States". United States Geological Survey. 2001. Archived from the original on July 22, 2012. Retrieved October 24, 2011.
    5. ^ a b c d "QuickFacts: Texas". Census.gov. United States Census Bureau. Retrieved December 20, 2024.
    6. ^ "Household Income in States and Metropolitan Areas: 2023" (PDF). Retrieved January 12, 2025.
    7. ^ "Languages Spoken at Home". United States Census Bureau. Retrieved June 5, 2020.
    8. ^ Wells, John C. (1982). Accents of English. Vol. 3: Beyond the British Isles (pp. i–xx, 467–674). Cambridge University Press. p. 551. doi:10.1017/CBO9780511611766. ISBN 0-52128541-0 .
    9. ^ "Texas" in Diccionario panhispánico de dudas by Royal Spanish Academy and Association of Academies of the Spanish Language, Madrid: Santillana. 2005. ISBN 978-8-429-40623-8.
    10. ^ "The State of Texas". Netstate.com. Retrieved April 11, 2010.
    11. ^ "Twenty-ninth Congress: Resolutions" (PDF). legisworks.org. 1845. Archived from the original (PDF) on May 25, 2017. Retrieved May 16, 2017.
    12. ^ Ramos, Mary G.; Reavis, Dick J. (2004). Texas. Fodor's Travel Publications. p. 125. ISBN 978-0-676-90502-1.
    13. ^ Sansom, Andrew (2008). Water in Texas: An Introduction. University of Texas Press. p. 25. ISBN 978-0-292-71809-8.
    14. ^ José Arlegui, Chronica de la provincia de N.S.P.S. Francisco de Zacatecas Front Cover (1737), p. 53.
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    17. ^ Davis, Lucile (2003). The Caddo of Texas. Rosen Publishing. p. 5. ISBN 9780823964352.
    18. ^ a b Teja, Jesús de la (June 15, 2010). "New Philippines". Handbook of Texas (online ed.). Texas State Historical Association.
    19. ^ Oakah L. Jones, Los Paisanos: Spanish Settlers on the Northern Frontier of New Spain, University of Oklahoma Press (1996), p. 277, citing a document dated November 5, 1730.
    20. ^ Joseph de Laporte, El viagero universal: Ó, Noticia del mundo antiguo y nuevo vol. 27 (1799), p. 114.
    21. ^ "Texas. Grafía recomendada para el nombre de este estado norteamericano. Su pronunciación correcta es [téjas], no [téksas]. Se recomienda escribir asimismo con x el gentilicio correspondiente: texano. Son también válidas las grafías con j (Tejas, tejano), de uso mayoritario en España." Diccionario panhispánico de dudas, Real Academia Española (2005), s.v. Texas.
    22. ^ a b Charles Dimitry, "American Geographical Nomenclature", Appletons' Journal 15 (1876), 758f.
    23. ^ Richardson et al. 2021, p. 9.
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    28. ^ Richardson et al. 2021, p. 12.
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    33. ^ Swanton, John R. Indians of the Southeastern United States (Washington: United States Government Printing Office, 1946) p. 139
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    35. ^ Gwynne, S. C. (2011). Empire of the Summer Moon. Constable & Robinson. ISBN 978-1-84901-820-3. OCLC 968100096.
    36. ^ Chipman (1992), p. 243; Weber (1992), p. 34
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    47. ^ Chipman (1992), p. 83.
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    50. ^ Weber (1992), p. 155.
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    55. ^ Weber (1992), p. 193.
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    62. ^ "Most of the Filipinos in Texas are comparatively recent arrivals. Strong economic and political ties with the Spanish empire from the 16th to the 19th centuries brought few known individuals to the Americas, but United States control in the early 20th century was responsible for Filipino settlement in every metropolitan area in the state. Considering the Spanish trade with the Philippines—the Manila galleons operated between Acapulco and Manila from 1565 to 1815—travelers from the islands may have been in Mexico after the mid-16th century" (PDF). Texascultures.housing.utexas.edu. Archived from the original (PDF) on March 3, 2019. Retrieved April 17, 2021.
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    75. ^ Davis (2006), p. 92.
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    77. ^ Huson, Hobart (1974). Captain Phillip Dimmitt's Commandancy of Goliad, 1835–1836: An Episode of the Mexican Federalist War in Texas, Usually Referred to as the Texian Revolution. Von Boeckmann-Jones Co. p. 4.
    78. ^ Hardin (1994), p. 12.
    79. ^ Winders (2004), p. 72.
    80. ^ Winders (2004), pp. 90, 92Hardin (1994), p. 109
    81. ^ Hardin (1994), p. 102.
    82. ^ Roell, Craig H. (July 12, 2016) [June 12, 2010]. "Coleto, Battle of". Handbook of Texas (online ed.). Texas State Historical Association.
    83. ^ a b Todish, Todish & Spring (1998), p. 68.
    84. ^ Roberts and Olson (2001), p. 144.
    85. ^ Todish, Todish & Spring (1998), p. 69.
    86. ^ Todish, Todish & Spring (1998), p. 70.
    87. ^ "Tarlton Law Library: Constitution of the Republic of Texas (1836): General Provisions". tarlton.law.utexas.edu. Retrieved December 28, 2020. No free person of African descent, either in whole or in part, shall be permitted to reside permanently in the Republic, without the consent of Congress, and the importation or admission of Africans or negroes into this Republic, excepting from the United States of America, is forever prohibited, and declared to be piracy.
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    110. ^ Maxwell, Robert S. (February 15, 2012) [1976]. "Lumber Industry". Handbook of Texas. TSHA. Retrieved December 28, 2020. But relatively, the industry's status is far below its dominant position at the beginning of the twentieth century. Then it was the state's largest manufacturing enterprise, first among Texas industries in generating income, and the largest employer of labor in the Lone Star State.
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    Bibliography

    [edit]
    • Chipman, Donald E. (1992). Spanish Texas, 1519–1821. University of Texas Press. ISBN 978-0-292-77659-3.
    • Davis, William C. (2006). Lone Star Rising. Texas A&M University Press. ISBN 978-1-58544-532-5. originally published 2004 by New York: Free Press Lone Star Rising at Google Books
    • Edmondson, J.R. (2000). Alamo Story: From Early History to Current Conflicts. Republic of Texas Press. ISBN 978-1-55622-678-6.
    • Fehrenbach, T.R. (2000) [1968]. Lone Star: A History of Texas and the Texans. Open Road Media. ISBN 978-1-4976-0970-9.
    • Hardin, Stephen L. (1994). Texian Iliad: A Military History of the Texas Revolution, 1835-1836. University of Texas Press. ISBN 978-0-292-79252-4.
    • Lack, Paul D. (1992). The Texas Revolutionary Experience: A Political and Social History 1835–1836. Texas A&M University Press. ISBN 978-0-89096-497-2.
    • Manchaca, Martha (2001). Recovering History, Constructing Race: The Indian, Black, and White Roots of Mexican Americans. The Joe R. and Teresa Lozano Long Series in Latin American and Latino Art and Culture. University of Texas Press. ISBN 978-0-292-75253-5.
    • Richardson, Rupert N.; Wintz, Cary D.; Boswell, Angela; Anderson, Adrian; Wallace, Ernest (2021). Texas: The Lone Star State (Eleventh ed.). Taylor & Francis. ISBN 9781000403763.
    • Todish, Timothy J.; Todish, Terry; Spring, Ted (1998). Alamo Sourcebook, 1836: A Comprehensive Guide to the Battle of the Alamo and the Texas Revolution. Eakin Press. ISBN 978-1-57168-152-2.
    • Report of President's Commission on the assassination of President John F. Kennedy. (1992). The Warren Commission Report. Warren Commission Hearings. Vol. IV. National Archives. ISBN 978-0-312-08257-4.
    • Weber, David J. (1992). The Spanish Frontier in North America. Yale Western Americana Series. Yale University Press. ISBN 978-0-300-05198-8.
    • Weddle, Robert S. (1995). Changing Tides: Twilight and Dawn in the Spanish Sea, 1763–1803. Centennial Series of the Association of Former Students Number 58. Texas A&M University Press. ISBN 978-0-89096-661-7.
    • Winders, Richard Bruce (2004). Sacrificed at the Alamo: Tragedy and Triumph in the Texas Revolution. Military History of Texas Series: Number Three. State House Press. ISBN 978-1-880510-80-3.
    [edit]
    • The Texas State History Museum
    • The Handbook of Texas Online
    • Texas Register
    • South and West Texas: A National Register of Historic Places Travel Itinerary
    • Geographic data related to Texas at OpenStreetMap
    • View historical photographs from Texas at the University of Houston Digital Library.
    • Lawrence T. Jones III Texas Photographs, DeGolyer Library
    • Texas: Photographs, Manuscripts, and Imprints, DeGolyer Library
    • George W. Cook Dallas/Texas Image Collection, DeGolyer Library
    • John Miller Morris Real Photographic Postcards and Photographs of Texas, DeGolyer Library
    • Rowe-Barr Collection of Texas Currency, DeGolyer Library
    • Oklahoma Digital Maps: Digital Collections of Oklahoma and Indian Territory

    State government

    [edit]
    • The Official Website of the Government of Texas
    • The State of Texas
    • Texas State Databases
    • Texas Politics

    Federal government

    [edit]
    • Energy Profile for Texas—Economic, environmental, and energy data
    • USGS real-time, geographic, and other scientific resources of Texas Archived December 9, 2016, at the Wayback Machine
    • Texas State Facts from USDA
    • South and West Texas, a National Park Service Discover Our Shared Heritage Travel Itinerary

    31°N 99°W / 31°N 99°W / 31; -99 (State of Texas)

     

     

    Real estate is property consisting of land and the buildings on it, along with its natural resources such as growing crops (e.g. timber), minerals or water, and wild animals; immovable property of this nature; an interest vested in this (also) an item of real property, (more generally) buildings or housing in general.[1][2] In terms of law, real relates to land property and is different from personal property, while estate means the "interest" a person has in that land property.[3]

    Real estate is different from personal property, which is not permanently attached to the land (or comes with the land), such as vehicles, boats, jewelry, furniture, tools, and the rolling stock of a farm and farm animals.

    In the United States, the transfer, owning, or acquisition of real estate can be through business corporations, individuals, nonprofit corporations, fiduciaries, or any legal entity as seen within the law of each U.S. state.[3]

    History of real estate

    [edit]

    The natural right of a person to own property as a concept can be seen as having roots in Roman law as well as Greek philosophy.[4] The profession of appraisal can be seen as beginning in England during the 1500s, as agricultural needs required land clearing and land preparation. Textbooks on the subject of surveying began to be written and the term "surveying" was used in England, while the term "appraising" was more used in North America.[5] Natural law which can be seen as "universal law" was discussed among writers of the 15th and 16th century as it pertained to "property theory" and the inter-state relations dealing with foreign investments and the protection of citizens private property abroad. Natural law can be seen as having an influence in Emerich de Vattel's 1758 treatise The Law of Nations which conceptualized the idea of private property.[6]

    One of the largest initial real estate deals in history known as the "Louisiana Purchase" happened in 1803 when the Louisiana Purchase Treaty was signed. This treaty paved the way for western expansion and made the U.S. the owners of the "Louisiana Territory" as the land was bought from France for fifteen million dollars, making each acre roughly 4 cents.[7] The oldest real estate brokerage firm was established in 1855 in Chicago, Illinois, and was initially known as "L. D. Olmsted & Co." but is now known as "Baird & Warner".[8] In 1908, the National Association of Realtors was founded in Chicago and in 1916, the name was changed to the National Association of Real Estate Boards and this was also when the term "realtor" was coined to identify real estate professionals.[9]

    The stock market crash of 1929 and the Great Depression in the U.S. caused a major drop in real estate worth and prices and ultimately resulted in depreciation of 50% for the four years after 1929.[10] Housing financing in the U.S. was greatly affected by the Banking Act of 1933 and the National Housing Act in 1934 because it allowed for mortgage insurance for home buyers and this system was implemented by the Federal Deposit Insurance as well as the Federal Housing Administration.[11] In 1938, an amendment was made to the National Housing Act and Fannie Mae, a government agency, was established to serve as a secondary market for mortgages and to give lenders more money in order for new homes to be funded.[12]

    Title VIII of the Civil Rights Act in the U.S., which is also known as the Fair Housing Act, was put into place in 1968 and dealt with the incorporation of African Americans into neighborhoods as the issues of discrimination were analyzed with the renting, buying, and financing of homes.[13] Internet real estate as a concept began with the first appearance of real estate platforms on the World Wide Web (www) and occurred in 1999.

    Residential real estate

    [edit]

    Residential real estate may contain either a single family or multifamily structure that is available for occupation or for non-business purposes.[14]

    Residences can be classified by and how they are connected to neighbouring residences and land. Different types of housing tenure can be used for the same physical type. For example, connected residences might be owned by a single entity and leased out, or owned separately with an agreement covering the relationship between units and common areas and concerns.[15]

    According to the Congressional Research Service, in 2021, 65% of homes in the U.S. are owned by the occupier.[16]

    Single-family detached house in Essex, Connecticut, United States
    Townhouses in Victoria, Australia
    Major categories
    • Attached / multi-unit dwellings
      • Apartment (American English) or Flat (British English) – An individual unit in a multi-unit building. The boundaries of the apartment are generally defined by a perimeter of locked or lockable doors. Often seen in multi-story apartment buildings.
      • Multi-family house – Often seen in multi-story detached buildings, where each floor is a separate apartment or unit.
      • Terraced house (a.k.a. townhouse or rowhouse) – A number of single or multi-unit buildings in a continuous row with shared walls and no intervening space.
      • Condominium (American English) – A building or complex, similar to apartments, owned by individuals. Common grounds and common areas within the complex are owned and shared jointly. In North America, there are townhouse or rowhouse style condominiums as well. The British equivalent is a block of flats.
      • Housing cooperative (a.k.a. co-op) – A type of multiple ownership in which the residents of a multi-unit housing complex own shares in the cooperative corporation that owns the property, giving each resident the right to occupy a specific apartment or unit. Majority of housing in Indian metro cities are of these types.
      • Tenement – A type of building shared by multiple dwellings, typically with flats or apartments on each floor and with shared entrance stairway access found in Britain.
    • Semi-detached dwellings
      • Duplex – Two units with one shared wall.
    • Detached dwellings
      • Bungalows
      • Split-level home
      • Mansions
      • Villas
      • Detached house or single-family detached house
      • Cottages
    • Portable dwellings
      • Mobile homes, tiny homes, or residential caravans – A full-time residence that can be (although might not in practice be) movable on wheels.
      • Houseboats – A floating home
      • Tents – Usually temporary, with roof and walls consisting only of fabric-like material.

    Other categories

    • Chawls
    • Havelis
    • Igloos
    • Huts

    The size of havelis and chawls is measured in Gaz (square yards), Quila, Marla, Beegha, and acre.

    See List of house types for a complete listing of housing types and layouts, real estate trends for shifts in the market, and house or home for more general information.

    Real estate and the environment

    [edit]

    Real estate can be valued or devalued based on the amount of environmental degradation that has occurred. Environmental degradation can cause extreme health and safety risks. There is a growing demand for the use of site assessments (ESAs) when valuing a property for both private and commercial real estate.[17]

    Environmental surveying is made possible by environmental surveyors who examine the environmental factors present within the development of real estate as well as the impacts that development and real estate has on the environment.

    Green development is a concept that has grown since the 1970s with the environmental movement and the World Commission on Environment and Development. Green development examines social and environmental impacts with real estate and building. There are 3 areas of focus, being the environmental responsiveness, resource efficiency, and the sensitivity of cultural and societal aspects. Examples of Green development are green infrastructure, LEED, conservation development, and sustainability developments.

    Real estate in itself has been measured as a contributing factor to the rise in green house gases. According to the International Energy Agency, real estate in 2019 was responsible for 39 percent of total emissions worldwide and 11 percent of those emissions were due to the manufacturing of materials used in buildings.[18]

    Development

    [edit]

    Real estate development involves planning and coordinating of housebuilding, real estate construction or renovation projects.[19] Real estate development can be less cyclical than real estate investing.[20]

    Investment

    [edit]

    In markets where land and building prices are rising, real estate is often purchased as an investment, whether or not the owner intends to use the property. Often investment properties are rented out, but "flipping" involves quickly reselling a property, sometimes taking advantage of arbitrage or quickly rising value, and sometimes after repairs are made that substantially raise the value of the property. Luxury real estate is sometimes used as a way to store value, especially by wealthy foreigners, without any particular attempt to rent it out. Some luxury units in London and New York City have been used as a way for corrupt foreign government officials and business people from countries without strong rule of law to launder money or to protect it from seizure.[21] Investment in real estate can be categorized by financial risk into core, value-added, and opportunistic.[22]

    Professionals

    [edit]
    • Real estate agent – North America
    • Estate agent – United Kingdom

    See also

    [edit]
    • Environmental Surveying
    • Green Development
    • Phase I environmental site assessment
    • Commercial real estate
    • Estate (land)
    • Extraterrestrial real estate
    • Fractional financing
    • Land lot
    • Real estate business
    • Real estate economics
    • Right to property

    References

    [edit]
    1. ^ "Real estate": Oxford English Dictionary online: Retrieved September 18, 2011
    2. ^ James Chen (May 2, 2019). "What Is Real Estate?". investopedia.com. Archived from the original on August 18, 2000. Retrieved May 13, 2019.
    3. ^ a b Real Estate. Funk & Wagnalls New World Encyclopedia, 1. 2018.
    4. ^ Alvik, Ivar (2018). "Protection of Private Property in the Early Law of Nations". Journal of the History of International Law. 20 (2): 220. doi:10.1163/15718050-19041026. S2CID 158672172.
    5. ^ Klaasen, R. L. (1976). "Brief History of Real Estate Appraisal and Organizations". Appraisal Journal. 44 (3): 376–381.
    6. ^ Alvik, Ivar (2018). "Protection of Private Property in the Early Law of Nations". Journal of the History of International Law. 20 (2): 218–227. doi:10.1163/15718050-19041026. S2CID 158672172.
    7. ^ "Louisiana Purchase: Primary Documents in American History". Library of Congress Research Guides. Archived from the original on 2022-06-25. Retrieved 2022-05-18.
    8. ^ Richardson, Patricia (June 2, 2003). "Father-son team scores big at home; Nearly 150 years old, family-owned Baird & Warner Inc. is a dominant force in the area's residential real estate industry, and shows no signs of slowing down or selling out". Crain's Chicago Business.
    9. ^ "History of National Association of Realtors". National Association of Realtors. 13 January 2012. Archived from the original on 13 May 2022. Retrieved 18 May 2022.
    10. ^ Nicholas, T.; Scherbina, A. (2013). "Real Estate Prices During the Roaring Twenties and the Great Depression". Real Estate Economics, 41. 2: 280.
    11. ^ Greer, J. L. (2014). "Historic Home Mortgage Redlining in Chicago". Journal of the Illinois State Historical Society. 107 (2): 204–233. doi:10.5406/jillistathistsoc.107.2.0204.
    12. ^ "A Brief History of the Housing Government-Sponsored Enterprises" (PDF). Federal Housing Finance Agency – OIG. Archived (PDF) from the original on 2023-03-08. Retrieved 2022-05-18.
    13. ^ Taylor, K. Y. (2018). "How Real Estate Segregated America". Dissent. 65 (4): 23–24. doi:10.1353/dss.2018.0071. S2CID 149616841.
    14. ^ "Title 16. Conservation; Chapter 1. National Parks, Military Parks, Monuments, and Seashores; Minute Man National Historical Park". US Legal. Archived from the original on 2017-07-08. Retrieved 2015-10-04.
    15. ^ Kimberley Amadeo (March 28, 2019). "Real Estate, What It Is and How It Works". thebalance.com. Archived from the original on May 13, 2019. Retrieved May 13, 2019.
    16. ^ "Introduction to U.S. Economy: Housing Market" (PDF). Congressional Research Service. Archived from the original on 2022-07-29. Retrieved 2022-05-18.cite web: CS1 maint: bot: original URL status unknown (link)
    17. ^ Cutting, Robert H.; Calhoun, Lawrence B.; Hall, Jack C. (2012). "'Location, Location, Location' Should Be 'Environment, Environment, Environment': A Market-Based Tool to Simplify Environmental Considerations in Residential Real Estate". Golden Gate University Environmental Law Journal.
    18. ^ "Global status report for buildings and construction". International Energy Agency. 2019.
    19. ^ Frej, Anne B; Peiser, Richard B. (2003). Professional Real Estate Development: The ULI Guide to the Business (2 ed.). Urban Land Institute. p. 3. ISBN 0874208947. OCLC 778267123.
    20. ^ Geltner, David, Anil Kumar, and Alex M. Van de Minne. "Riskiness of real estate development: A perspective from urban economics and option value theory." Real Estate Economics 48.2 (2020): 406–445.
    21. ^ "Why Manhattan's Skyscrapers Are Empty". The Atlantic. 16 Jan 2020. Archived from the original on 13 April 2021. Retrieved 13 April 2021.
    22. ^ Garay, Urbi, Investment Styles, Portfolio Allocation, and Real Estate Derivatives (2016). Garay, U. “Investment Styles, Portfolio Allocation, and Real Estate Derivatives.” In Kazemi, H.; Black, K.; and D. Chambers (Editors), Alternative Investments: CAIA Level II, Chapter 16, Wiley Finance, 3rd Edition, 2016, pp. 401–421.
    [edit]
    • The dictionary definition of real estate at Wiktionary
    • Quotations related to Real estate at Wikiquote

     

    Buildings of shops, hotels, and residences are prevalent forms of property

    Property is a system of rights that gives people legal control of valuable things,[1] and also refers to the valuable things themselves. Depending on the nature of the property, an owner of property may have the right to consume, alter, share, rent, sell, exchange, transfer, give away, or destroy it, or to exclude others from doing these things,[2] as well as to perhaps abandon it; whereas regardless of the nature of the property, the owner thereof has the right to properly use it under the granted property rights.

    In economics and political economy, there are three broad forms of property: private property, public property, and collective property (or cooperative property).[3] Property may be jointly owned by more than one party equally or unequally, or according to simple or complex agreements; to distinguish ownership and easement from rent, there is an expectation that each party's will with regard to the property be clearly defined and unconditional.[citation needed]. The parties may expect their wills to be unanimous, or alternatively each may expect their own will to be sufficient when no opportunity for dispute exists. The first Restatement defines property as anything, tangible or intangible, whereby a legal relationship between persons and the State enforces a possessory interest or legal title in that thing. This mediating relationship between individual, property, and State is called a property regime.[4]

    In sociology and anthropology, property is often defined as a relationship between two or more individuals and an object, in which at least one of these individuals holds a bundle of rights over the object. The distinction between collective and private property is regarded as confusion, since different individuals often hold differing rights over a single object.[5][6]

    Types of property include real property (the combination of land and any improvements to or on the ground), personal property (physical possessions belonging to a person), private property (property owned by legal persons, business entities or individual natural persons), public property (State-owned or publicly owned and available possessions) and intellectual property—including exclusive rights over artistic creations and inventions. However, the latter is not always widely recognized or enforced. An article of property may have physical and incorporeal parts. A title, or a right of ownership, establishes the relation between the property and other persons, assuring the owner the right to dispose of the property as the owner sees fit.[citation needed] The unqualified term "property" is often used to refer specifically to real property.

    Overview

    [edit]

    Property is often defined by the code of the local sovereignty and protected wholly or - more usually, partially - by such entity, the owner being responsible for any remainder of protection. The standards of the proof concerning proofs of ownerships are also addressed by the code of the local sovereignty, and such entity plays a role accordingly, typically somewhat managerial. Some philosophers[who?] assert that property rights arise from social convention, while others find justifications for them in morality or in natural law.[citation needed]

    Various scholarly disciplines (such as law, economics, anthropology or sociology) may treat the concept more systematically, but definitions vary, most particularly when involving contracts. Positive law defines such rights, and the judiciary can adjudicate and enforce property rights.

    According to Adam Smith (1723–1790), the expectation of profit from "improving one's stock of capital" rests on private-property rights.[7] Capitalism has as a central assumption that property rights encourage their holders to develop the property, generate wealth, and efficiently allocate resources based on the operation of markets. From this has evolved the modern conception of property as a right enforced by positive law, in the expectation that this will produce more wealth and better standards of living. However, Smith also expressed a very critical view of the effects of property laws on inequality:[8]

    Wherever there is a great property, there is great inequality … Civil government, so far as it is instituted for the security of property, is in reality instituted for the defense of the rich against the poor, or of those who have some property against those who have none at all.

    In his 1881 text "The Common Law", Oliver Wendell Holmes describes property as having two fundamental aspects.[citation needed] The first, possession, can be defined as control over a resource based on the practical inability to contradict the ends of the possessor. The second title is the expectation that others will recognize rights to control resources, even when not in possession. He elaborates on the differences between these two concepts and proposes a history of how they came to be attached to persons, as opposed to families or entities such as the church.

    • Classical liberalism subscribes to the labor theory of property. Its proponents hold that individuals each own their own life; it follows that one must acknowledge the products of that life and that those products can be traded in free exchange with others.
    "Every man has a property in his person. This nobody has a right to, but himself." (John Locke, "Second Treatise on Civil Government", 1689)
    "The reason why men enter into society is the preservation of their property." (John Locke, "Second Treatise on Civil Government", 1689)
    "Life, liberty, and property do not exist because men have made laws. On the contrary, it was the fact that life, liberty, and property existed beforehand that caused men to make laws in the first place." (Frédéric Bastiat, The Law, 1850)
    • Conservatism subscribes to the concept that freedom and property are closely linked - building on traditions of thought that property guarantees freedom[9] or causes freedom.[10] The more widespread the possession of the private property, conservatism propounds, the more stable and productive a state or nation is. Conservatives maintain that the economic leveling of property, especially of the forced kind, is not economic progress.
    "Separate property from private possession and Leviathan becomes master of all... Upon the foundation of private property, great civilizations are built. The conservative acknowledges that the possession of property fixes certain duties upon the possessor; he accepts those moral and legal obligations cheerfully." (Russell Kirk, The Politics of Prudence, 1993)
    • Socialism's fundamental principles center on a critique of this concept, stating (among other things) that the cost of defending property exceeds the returns from private property ownership and that, even when property rights encourage their holders to develop their property or generate wealth, they do so only for their benefit, which may not coincide with advantage to other people or society at large.
    • Libertarian Socialism generally accepts property rights with a short abandonment period. In other words, a person must make (more-or-less) continuous use of the item or else lose ownership rights. This is usually referred to as "possession property" or "usufruct." Thus, in this usufruct system, absentee ownership is illegitimate, and workers own the machines or other equipment they work with.
    • Communism argues that only common ownership of the means of production will assure the minimization of unequal or unjust outcomes and the maximization of benefits and that; therefore humans should abolish private ownership of capital (as opposed to property).

    Both communism and some forms of socialism have also upheld the notion that private ownership of capital is inherently illegitimate. This argument centers on the idea that private ownership of capital always benefits one class over another, giving rise to domination through this privately owned capital. Communists do not oppose personal property that is "hard-won, self-acquired, self-earned" (as "The Communist Manifesto" puts it) by members of the proletariat. Both socialism and communism distinguish carefully between private ownership of capital (land, factories, resources, etc.) and private property (homes, material objects, and so forth).

    Types of property

    [edit]

    Most legal systems distinguish between different types of property, especially between land (immovable property, estate in land, real estate, real property) and all other forms of property—goods and chattels, movable property or personal property, including the value of legal tender if not the legal tender itself, as the manufacturer rather than the possessor might be the owner. They often distinguish tangible and intangible property. One categorization scheme specifies three species of property: land, improvements (immovable man-made things), and personal property (movable man-made things).[11]

    In common law, real property (immovable property) is the combination of interests in land and improvements thereto, and personal property is interest in movable property. Real property rights are rights relating to the land. These rights include ownership and usage. Owners can grant rights to persons and entities in the form of leases, licenses, and easements.

    Throughout the last centuries of the second millennium, with the development of more complex theories of property, the concept of personal property had become divided[by whom?] into tangible property (such as cars and clothing) and intangible property (such as financial assets and related rights, including stocks and bonds; intellectual property, including patents, copyrights and trademarks; digital files; communication channels; and certain forms of identifier, including Internet domain names, some forms of network address, some forms of handle and again trademarks).

    Treatment of intangible property is such that an article of property is, by law or otherwise by traditional conceptualization, subject to expiration even when inheritable, which is a key distinction from tangible property. Upon expiration, the property, if of the intellectual category, becomes a part of public domain, to be used by but not owned by anybody, and possibly used by more than one party simultaneously due to the inapplicability of scarcity to intellectual property. Whereas things such as communications channels and pairs of electromagnetic spectrum bands and signal transmission power can only be used by a single party at a time, or a single party in a divisible context, if owned or used. Thus far or usually, those are not considered property, or at least not private property, even though the party bearing right of exclusive use may transfer that right to another.

    In many societies the human body is considered property of some kind or other. The question of the ownership and rights to one's body arise in general in the discussion of human rights, including the specific issues of slavery, conscription, rights of children under the age of majority, marriage, abortion, prostitution, drugs, euthanasia and organ donation.

    [edit]

    Of the following, only sale and at-will sharing involve no encumbrance.

      General meaning or description   Actor Complementary notion Complementary actor
    Sale Giving of property or ownership, but in exchange for money (units of some form of currency).   Seller Buying Buyer
    Sharing Sharing Allowing use of property, whether exclusive or as a joint operation.   Host Accommodation Guest
      Tenancy Tenant
    Rent Allowing limited and temporary but potentially renewable, exclusive use of property, but in exchange for compensation.   Renter
      Lease Lessee
    Licensure   Licensor
    Incorporeal division Incorporeal division Better known as nonpossessory interest or variation of the same notion, of which an instance may be given to another party, which is itself an incorporeal form of property. The particular interest may easily be destroyed once it and the property are owned by the same party.  
    Share Aspect of property whereby ownership or equity of a particular portion of all property (stock) ever to be produced from it may be given to another party, which is itself an incorporeal form of property. The share may easily be destroyed once it and the property are owned by the same party.  
    Easement Aspect of property whereby the right of a particular use of it may be given to another party, which is itself an incorporeal form of property. The easement or use-right may easily be destroyed once it and the property are owned by the same party.  
    Lien Lien Condition whereby unencumbered ownership of property is contingent upon completion of obligation; the property being collateral and associated with security interest in such an arrangement.   Lienor Lieneeship Lienee
    Mortgage Condition whereby while possession of property is achieved or retained, possession of it is contingent upon performance of obligation to somebody indebted to, and unencumbered ownership of it is contingent upon completion of obligation. The performance of obligation usually implies division of the principal into installments.   Mortgagor Mortgage-brokering Mortgage-broker
    Pawn Condition whereby while encumbered ownership of property is achieved or retained, encumbered ownership of it is contingent upon the performance of the obligation to somebody indebted to, and possession and unencumbered ownership of it is contingent upon completion of obligation.   Pledge Pawnbrokering Pawnbroker
    Collision
    (Conflict)
    Inability for property to be properly used or occupied due to scarcity or contradiction, the effective impossibility of sharing; possibly leading to eviction or the contrary, if the resolution is achieved rather than a stagnant condition; not necessarily involving or implying conscious dispute.  
    Security
    (Ward)
    Degree of resistance to or protection from harm, use, or taking; the property and any mechanisms of protection of it being ward. (Alternately, in finance, the word as a countable noun refers to proof of ownership of investment instruments or as an uncountable noun to collateral.) There may be an involvement of obscurities, camouflage, barriers, armor, locks, alarms, booby traps, homing beacons, automated recorders, decoys, weaponry, or sentinels.
    • With land, moats, trenches, or entire buildings may be involved.
    • With buildings or certain forms of transport, turrets may be involved.
    • With information, encryption, steganography, or self-destruct capability may be involved.
    • With communications reliability, channel-hopping may be involved, like immunity or attempt thereat from jamming.
    • With devices of proprietary design, the respective compositions may be more mangled, more convoluted, and more complex than functionality warrants, hence confusing or obscure for protective purposes (though possibly to conceal unapproved copying instead).
    • With contractual rights, retentions of collateral and risks of jeopardy of collateral may be involved.
      Securer Protecteeship Protectee
      Warden Ward

    Violation

    [edit]
      General meaning or description, the activities occurring in a way not beholden to the wishes of the owner Committer
    Trespassing Use of physical and usually but not necessarily only immovable property or occupation of it. Trespasser
    Vandalism Alteration, damage, or destruction of physical property or to the appearance of it. Vandal
    Infringement (Incorporeal analogy to trespassing.) Alteration or duplication of an instance of intellectual property, and publication of the respectively alternate or duplicate; the sample being the information in a medium or a device for which a design plan predates and is the basis of fabrication. Infringer
    Violation Violator
    Theft Taking of property in a way that excludes the owner from it, or functional alteration of the property ownership. Thief
    Piracy The cognisant or incognisant reproduction and distribution of intellectual property and the possession of intellectual property that saw publication of its duplicates in the previous process. Pirate
    Infringement with the effect of lost profits for the owner or infringement involving profit or personal gain.
    Plagiarism Publication of a work, whether it is intellectual property (perhaps copyrighted) or not, whether it is in public domain or not, without credit being afforded to the creator, as though the work is original in publication. Plagiarist

    Miscellaneous action

    [edit]
      General meaning or description Committer
    Squatting Occupation of property that is either unused and unkept or was abandoned, whether the property still has an owner. (If the property is owned and not left, then the squatting is trespassing if any usage not beholden to the wishes of the owner is done in the process.) Squatter
    Reverse engineering Discovery of how a device works, whether it is an instance of intellectual property (perhaps patented) or not, whether it is in the public domain, and how to alter or duplicate it without access to or knowledge of the corresponding design plan. Reverse engineer
    Ghostwriting Creation of a textual work, whereby another party is explicitly allowed to be credited as a creator in publication. Ghostwriter

    Issues in property theory

    [edit]

    Principle

    [edit]

    The two major justifications are given for the original property, or the homestead principle, are effort and scarcity. John Locke emphasized effort, "mixing your labor"[12] with an object, or clearing and cultivating virgin land. Benjamin Tucker preferred to look at the telos of property, i.e., what is the purpose of property? His answer: to solve the scarcity problem. Only when items are relatively scarce concerning people's desires, do they become property.[13] For example, hunter-gatherers did not consider land to be property, since there was no shortage of land. Agrarian societies later made arable land property, as it was scarce. For something to be economically scarce, it must necessarily have the "exclusivity property"—that use by one person excludes others from using it. These two justifications lead to different conclusions on what can be property. Intellectual property—incorporeal things like ideas, plans, orderings and arrangements (musical compositions, novels, computer programs)—are generally considered valid property to those who support an effort justification, but invalid to those who support a scarcity justification, since the things don't have the exclusivity property (however, those who support a scarcity justification may still support other "intellectual property" laws such as Copyright, as long as these are a subject of contract instead of government arbitration). Thus even ardent propertarians may disagree about IP.[14] By either standard, one's body is one's property.

    From some anarchist points of view, the validity of property depends on whether the "property right" requires enforcement by the State. Different forms of "property" require different amounts of enforcement: intellectual property requires a great deal of state intervention to enforce, ownership of distant physical property requires quite a lot, ownership of carried objects requires very little. In contrast, requesting one's own body requires absolutely no state intervention. So some anarchists don't believe in property at all.

    Many things have existed that did not have an owner, sometimes called the commons. The term "commons," however, is also often used to mean something entirely different: "general collective ownership"—i.e. common ownership. Also, the same term is sometimes used by statists to mean government-owned property that the general public is allowed to access (public property). Law in all societies has tended to reduce the number of things not having clear owners. Supporters of property rights argue that this enables better protection of scarce resources due to the tragedy of the commons. At the same time, critics say that it leads to the 'exploitation' of those resources for personal gain and that it hinders taking advantage of potential network effects. These arguments have differing validity for different types of "property"—things that are not scarce are, for instance, not subject to the tragedy of the commons. Some apparent critics advocate general collective ownership rather than ownerlessness.

    Things that do not have owners include: ideas (except for intellectual property), seawater (which is, however, protected by anti-pollution laws), parts of the seafloor (see the United Nations Convention on the Law of the Sea for restrictions), gases in Earth's atmosphere, animals in the wild (although in most nations, animals are tied to the land. In the United States and Canada, wildlife is generally defined in statute as property of the State. This public ownership of wildlife is referred to as the North American Model of Wildlife Conservation and is based on The Public Trust Doctrine.[15]), celestial bodies and outer space, and land in Antarctica.

    The nature of children under the age of majority is another contested issue here. In ancient societies, children were generally considered the property of their parents. However, children in most modern communities theoretically own their bodies but are not regarded as competent to exercise their rights. Their parents or guardians are given most of the fundamental rights of control over them.

    Questions regarding the nature of ownership of the body also come up in the issue of abortion, drugs, and euthanasia.

    In many ancient legal systems (e.g., early Roman law), religious sites (e.g. temples) were considered property of the God or gods they were devoted to. However, religious pluralism makes it more convenient to have sacred sites owned by the spiritual body that runs them.

    Intellectual property and air (airspace, no-fly zone, pollution laws, which can include tradable emissions rights) can be property in some senses of the word.

    Ownership of land can be held separately from the ownership of rights over that land, including sporting rights,[16] mineral rights, development rights, air rights, and such other rights as may be worth segregating from simple land ownership.

    Ownership

    [edit]

    Ownership laws may vary widely among countries depending on the nature of the property of interest (e.g., firearms, real property, personal property, animals). Persons can own property directly. In most societies legal entities, such as corporations, trusts and nations (or governments) own property.

    In many countries women have limited access to property following restrictive inheritance and family laws, under which only men have actual or formal rights to own property.

    In the Inca empire, the dead emperors, considered gods, still controlled property after death.[17]

    Government interference

    [edit]

    In 17th-century England, the legal directive that nobody may enter a home (which in the 17th century would typically have been male-owned) unless by the owner's invitation or consent, was established as common law in Sir Edward Coke 's "Institutes of the Lawes of England". "For a man's house is his castle, et domus sua cuique est tutissimum refugium [and each man's home is his safest refuge]." It is the origin of the famous dictum, "an Englishman's home is his castle".[18] The ruling enshrined into law what several English writers had espoused in the 16th century.[18] Unlike the rest of Europe the British had a proclivity towards owning their own homes.[18] British Prime Minister William Pitt, 1st Earl of Chatham defined the meaning of castle in 1763, "The poorest man may in his cottage bid defiance to all the forces of the crown. It may be frail – its roof may shake – the wind may blow through it – the storm may enter – the rain may enter – but the King of England cannot enter."[18]

    That principle was carried to the United States. Under U.S. law, the principal limitations on whether and the extent to which the State may interfere with property rights are set by the Constitution. The Takings clause requires that the government (whether State or federal—for the 14th Amendment's due process clause imposes the 5th Amendment's takings clause on state governments) may take private property only for a public purpose after exercising due process of law, and upon making "just compensation." If an interest is not deemed a "property" right or the conduct is merely an intentional tort, these limitations do not apply, and the doctrine of sovereign immunity precludes relief.[19] Moreover, if the interference does not almost completely make the property valueless, the interference will not be deemed a taking but instead a mere regulation of use.[20] On the other hand, some governmental regulations of property use have been deemed so severe that they have been considered "regulatory takings."[21] Moreover, conduct is sometimes deemed only a nuisance, or another tort has been held a taking of property where the conduct was sufficiently persistent and severe.[22]

    Theories

    [edit]

    There exist many theories of property. One is the relatively rare first possession theory of property, where ownership of something is seen as justified simply by someone seizing something before someone else does.[23] Perhaps one of the most popular is the natural rights definition of property rights as advanced by John Locke. Locke advanced the theory that God granted dominion over nature to man through Adam in the book of Genesis. Therefore, he theorized that when one mixes one's labor with nature, one gains a relationship with that part of nature with which the labor is mixed, subject to the limitation that there should be "enough, and as good, left in common for others." (see Lockean proviso)[24]

    In his encyclical letter Rerum novarum (1891), Pope Leo XIII wrote, "It is surely undeniable that, when a man engages in remunerative labor, the impelling reason and motive of his work is to obtain property, and after that to hold it as his very own."[25]

    Anthropology studies the diverse ownership systems, rights of use and transfer, and possession[26] under the term "theories of property". As mentioned, western legal theory is based on the owner of property being a legal person. However, not all property systems are founded on this basis.

    In every culture studied, ownership and possession are the subjects of custom and regulation, and "law" is where the term can meaningfully be applied. Many tribal cultures balance individual rights with the laws of collective groups: tribes, families, associations, and nations. For example, the 1839 Cherokee Constitution frames the issue in these terms:

    Sec. 2. The lands of the Cherokee Nation shall remain common property. Still, the improvements made thereon, and in possession of the citizens respectively who made, or may rightfully own them: Provided, that the citizens of the Nation possessing the exclusive and indefeasible right to their improvements, as expressed in this article, shall possess no right or power to dispose of their improvements, in any manner whatever, to the United States, individual States, or individual citizens thereof; and that, whenever any citizen shall remove with his effects out of the limits of this Nation, and become a citizen of any other government, all his rights and privileges as a citizen of this Nation shall cease: Provided, nevertheless, That the National Council shall have power to re-admit, by law, to all the rights of citizenship, any such person or persons who may, at any time, desire to return to the Nation, on memorializing the National Council for such readmission.

    Communal property systems describe ownership as belonging to the entire social and political unit. Common ownership in a hypothetical communist society is distinguished from primitive forms of common property that have existed throughout history, such as Communalism and primitive communism, in that communist common ownership is the outcome of social and technological developments leading to the elimination of material scarcity in society.[27]

    Corporate systems describe ownership as being attached to an identifiable group with an identifiable responsible individual. The Roman property law was based on such a corporate system. In a well-known paper that contributed to the creation of the field of law and economics in the late 1960s, the American scholar Harold Demsetz described how the concept of property rights makes social interactions easier:

    In the world of Robinson Crusoe, property rights play no role. Property rights are an instrument of society and derive their significance from the fact that they help a man form those expectations which he can reasonably hold in his dealings with others. These expectations find expression in society's laws, customs, and more. An owner of property rights possesses the consent of fellowmen to allow him to act in particular ways. An owner expects the community to prevent others from interfering with his actions, provided that these actions are not prohibited in the specifications of his rights.

    — Harold Demsetz (1967), "Toward a Theory of property Rights", The American Economic Review 57(2), p. 347.[28]

    Different societies may have other theories of property for differing types of ownership. For example, Pauline Peters argued that property systems are not isolable from the social fabric, and notions of property may not be stated as such but instead may be framed in negative terms: for example, the taboo system among Polynesian peoples.

    Property in philosophy

    [edit]

    In medieval and Renaissance Europe the term "property" essentially referred to land. After much rethinking, land has come to be regarded as only a special case of the property genus. This rethinking was inspired by at least three broad features of early modern Europe: the surge of commerce, the breakdown of efforts to prohibit interest (then called "usury"), and the development of centralized national monarchies.

    Ancient philosophy

    [edit]

    Urukagina, the king of the Sumerian city-state Lagash, established the first laws that forbade compelling the sale of property.[29]

    The Bible in Leviticus 19:11 and ibid. 19:13 states that the Israelites are not to steal.

    Aristotle, in Politics, advocates "private property."[30] He argues that self-interest leads to neglect of the commons. "[T]hat which is common to the greatest number has the least care bestowed upon it. Everyone thinks chiefly of his own, hardly at all of the common interest, and only when he is himself concerned as an individual."[31]

    In addition, he says that when property is common, there are natural problems that arise due to differences in labor: "If they do not share equally enjoyments and toils, those who labor much and get little will necessarily complain of those who labor little and receive or consume much. But indeed, there is always a difficulty in men living together and having all human relations in common, but especially in their having common property." (Politics, 1261b34)

    Cicero held that there is no private property under natural law but only under human law.[32] Seneca viewed property as only becoming necessary when men become avaricious.[33] St. Ambrose later adopted this view and St. Augustine even derided heretics for complaining the Emperor could not confiscate property they had labored for.[34]

    Medieval philosophy

    [edit]

    Thomas Aquinas (13th century)

    [edit]

    The canon law Decretum Gratiani maintained that mere human law creates property, repeating the phrases used by St. Augustine.[35] St. Thomas Aquinas agreed with regard to the private consumption of property but modified patristic theory in finding that the private possession of property is necessary.[36] Thomas Aquinas concludes that, given certain detailed provisions,[37]

    • it is natural for man to possess external things
    • it is lawful for a man to possess a thing as his own
    • The essence of theft consists in taking another's thing secretly
    • Theft and robbery are sins of different species, and robbery is a more grievous sin than theft
    • theft is a sin; it is also a mortal sin
    • it is, however, lawful to steal through stress of need:" in cases of need, all things are common property."

    Modern philosophy

    [edit]

    Thomas Hobbes (17th century)

    [edit]

    The principal writings of Thomas Hobbes appeared between 1640 and 1651—during and immediately following the war between forces loyal to King Charles I and those loyal to Parliament. In his own words, Hobbes' reflection began with the idea of "giving to every man his own," a phrase he drew from the writings of Cicero. But he wondered: How can anybody call anything his own?

    James Harrington (17th century)

    [edit]

    A contemporary of Hobbes, James Harrington, reacted to the same tumult differently: he considered property natural but not inevitable. The author of "Oceana," he may have been the first political theorist to postulate that political power is a consequence, not the cause, of the distribution of property. He said that the worst possible situation is when the commoners have half a nation's property, with the crown and nobility holding the other half—a circumstance fraught with instability and violence. He suggested a much better situation (a stable republic) would exist once the commoners own most property.

    In later years, the ranks of Harrington's admirers included American revolutionary and founder John Adams.

    Robert Filmer (17th century)

    [edit]

    Another member of the Hobbes/Harrington generation, Sir Robert Filmer, reached conclusions much like Hobbes', but through Biblical exegesis. Filmer said that the institution of kingship is analogous to that of fatherhood, that subjects are still, children, whether obedient or unruly and that property rights are akin to the household goods that a father may dole out among his children—his to take back and dispose of according to his pleasure.

    John Locke (17th century)

    [edit]

    In the following generation, John Locke sought to answer Filmer, creating a rationale for a balanced constitution in which the monarch had a part to play, but not an overwhelming part. Since Filmer's views essentially require that the Stuart family be uniquely descended from the patriarchs of the Bible, and even in the late 17th century, that was a difficult view to uphold, Locke attacked Filmer's views in his First Treatise on Government, freeing him to set out his own views in the Second Treatise on Civil Government. Therein, Locke imagined a pre-social world each of the unhappy residents which are willing to create a social contract because otherwise, "the enjoyment of the property he has in this state is very unsafe, very insecure," and therefore, the "great and chief end, therefore, of men's uniting into commonwealths, and putting themselves under government, is the preservation of their property."[38] They would, he allowed, create a monarchy, but its task would be to execute the will of an elected legislature. "To this end" (to achieve the previously specified goal), he wrote, "it is that men give up all their natural power to the society they enter into, and the community put the Legislative power into such hands as they think fit, with this trust, that they shall be governed by declared laws, or else their peace, quiet, and property will still be at the same uncertainty as it was in the state of nature."[39]

    Even when it keeps to proper legislative form, Locke held that there are limits to what a government established by such a contract might rightly do.

    "It cannot be supposed that [the hypothetical contractors] they should intend, had they a power so to do, to give anyone or more an absolute arbitrary power over their persons and estates, and put a force into the magistrate's hand to execute his unlimited will arbitrarily upon them; this were to put themselves into a worse condition than the State of nature, wherein they had a liberty to defend their right against the injuries of others, and were upon equal terms of force to maintain it, whether invaded by a single man or many in combination. Whereas by supposing they have given themselves up to the absolute arbitrary power and will of a legislator, they have disarmed themselves, and armed him to make a prey of them when he pleases..."[40]

    Both "persons" and "estates" are to be protected from the arbitrary power of any magistrate, including legislative power and will." In Lockean terms, depredations against an estate are just as plausible a justification for resistance and revolution as are those against persons. In neither case are subjects required to allow themselves to become prey.

    To explain the ownership of property, Locke advanced a labor theory of property.

    David Hume (18th century)

    [edit]

    In contrast to the figures discussed in this section thus far David Hume lived a relatively quiet life that had settled down to a relatively stable social and political structure. He lived the life of a solitary writer until 1763 when, at 52 years of age, he went off to Paris to work at the British embassy.

    In contrast, one might think to his polemical works on religion and his empiricism-driven skeptical epistemology, Hume's views on law and property were quite conservative.

    He did not believe in hypothetical contracts or the love of humanity in general and sought to ground politics upon actual human beings as one knows them. "In general," he wrote, "it may be affirmed that there is no such passion in the human mind, as the love of mankind, merely as such, independent of personal qualities, or services, or of relation to ourselves." Existing customs should not lightly be disregarded because they have come to be what they are due to human nature. With this endorsement of custom comes an endorsement of existing governments because he conceived of the two as complementary: "A regard for liberty, though a laudable passion, ought commonly to be subordinate to a reverence for established government."

    Therefore, Hume's view was that there are property rights because of and to the extent that the existing law, supported by social customs, secure them.[41] He offered some practical home-spun advice on the general subject, though, as when he referred to avarice as "the spur of industry," and expressed concern about excessive levels of taxation, which "destroy industry, by engendering despair."

    Adam Smith

    [edit]

    "Civil government, so far as it is instituted for the security of property, is, in reality, instituted for the defense of the rich against the poor, or of those who have property against those who have none at all."

    — Adam Smith, The Wealth of Nations, 1776[42]

    "The property that every man has in his labour is the original foundation of all other property, so it is the most sacred and inviolable. The inheritance of a poor man lies in the strength and dexterity of his hands, and to hinder him from employing this strength and dexterity in what manner he thinks proper without injury to his neighbor, is a plain violation of this most sacred property. It is a manifest encroachment upon the just liberty of the workman and those who might be disposed to employ him. It hinders the one from working at what he thinks proper, so it hinders the others from employing whom they think proper. To judge whether he is fit to be employed may surely be trusted to the discretion of the employers whose interest it so much concerns. The affected anxiety of the law-giver lest they should employ an improper person is as impertinent as it is oppressive." — (Source: Adam Smith, The Wealth of Nations, 1776, Book I, Chapter X, Part II.)

    By the mid 19th century, the industrial revolution had transformed England and the United States and had begun in France. As a result, the conventional conception of what constitutes property expanded beyond land to encompass scarce goods. In France, the revolution of the 1790s had led to large-scale confiscation of land formerly owned by the church and king. The restoration of the monarchy led to claims by those dispossessed to have their former lands returned.

    Karl Marx

    [edit]

    Section VIII, "Primitive Accumulation" of Capital involves a critique of Liberal Theories of property rights. Marx notes that under Feudal Law, peasants were legally entitled to their land as the aristocracy was to its manors. Marx cites several historical events in which large numbers of the peasantry were removed from their lands, then seized by the nobility. This seized land was then used for commercial ventures (sheep herding). Marx sees this "Primitive Accumulation" as integral to the creation of English Capitalism. This event created a sizeable un-landed class that had to work for wages to survive. Marx asserts that liberal theories of property are "idyllic" fairy tales that hide a violent historical process.

    Charles Comte: legitimate origin of property

    [edit]

    Charles Comte, in "Traité de la propriété" (1834), attempted to justify the legitimacy of private property in response to the Bourbon Restoration. According to David Hart, Comte had three main points: "firstly, that interference by the state over the centuries in property ownership has had dire consequences for justice as well as for economic productivity; secondly, that property is legitimate when it emerges in such a way as not to harm anyone; and thirdly, that historically some, but by no means all, property which has evolved has done so legitimately, with the implication that the present distribution of property is a complex mixture of legitimately and illegitimately held titles."[43]

    Comte, as Proudhon later did, rejected Roman legal tradition with its toleration of slavery. Instead, he posited a communal "national" property consisting of non-scarce goods, such as land in ancient hunter-gatherer societies. Since agriculture was so much more efficient than hunting and gathering, private property appropriated by someone for farming left remaining hunter-gatherers with more land per person and hence did not harm them. Thus this type of land appropriation did not violate the Lockean proviso – there was "still enough, and as good left." Later theorists would use Comte's analysis in response to the socialist critique of property.

    Pierre-Joseph Proudhon: property is theft

    [edit]

    In his 1840 treatise What is Property?, Pierre Proudhon answers with "Property is theft!". In natural resources, he sees two types of property, de jure property (legal title) and de facto property (physical possession), and argues that the former is illegitimate. Proudhon's conclusion is that "property, to be just and possible, must necessarily have equality for its condition."

    His analysis of the product of labor upon natural resources as property (usufruct) is more nuanced. He asserts that land itself cannot be property, yet it should be held by individual possessors as stewards of humanity, with the product of labor being the producer's property. Proudhon reasoned that any wealth gained without labor was stolen from those who labored to create that wealth. Even a voluntary contract to surrender the product of work to an employer was theft, according to Proudhon, since the controller of natural resources had no moral right to charge others for the use of that which he did not labor to create did not own.

    Proudhon's theory of property greatly influenced the budding socialist movement, inspiring anarchist theorists such as Mikhail Bakunin who modified Proudhon's ideas, as well as antagonizing theorists like Karl Marx.

    Frédéric Bastiat: property is value

    [edit]

    Frédéric Bastiat 's main treatise on property can be found in chapter 8 of his book "Economic Harmonies" (1850).[44] In a radical departure from traditional property theory, he defines property, not as a physical object, but rather as a relationship between people concerning a thing. Thus, saying one owns a glass of water is merely verbal shorthand for "I may justly gift or trade this water to another person." In essence, what one owns is not the object but the object's value. By "value," Bastiat means "market value"; he emphasizes this is quite different from utility. "In our relations with one another, we are not owners of the utility of things, but their value, and value is the appraisal made of reciprocal services."

    Bastiat theorized that, as a result of technological progress and the division of labor, the stock of communal wealth increases over time; that the hours of work an unskilled laborer expends to buy e.g., 100 liters of wheat, decreases over time, thus amounting to "gratis" satisfaction.[45] Thus, private property continually destroys itself, becoming transformed into communal wealth. The increasing proportion of communal wealth to private property results in a tendency toward equality of humanity. "Since the human race began in greatest poverty, that is, when there were the most obstacles to overcome, all that has been achieved from one era to the next is due to the spirit of property."

    This transformation of private property into the communal domain, Bastiat points out, does not imply that personal property will ever totally disappear. On the contrary, this is because man, as he progresses, continually invents new and more sophisticated needs and desires.

    Andrew J. Galambos: a precise definition of property

    [edit]

    Andrew J. Galambos (1924–1997) was an astrophysicist and philosopher who innovated a social structure that sought to maximize human peace and freedom. Galambos' concept of property was essential to his philosophy. He defined property as a man's life and all non-procreative derivatives of his life. (Because the English language is deficient in omitting the feminine from "man" when referring to humankind, it is implicit and obligatory that the feminine is included in the term "man.")

    Galambos taught that property is essential to a non-coercive social structure. He defined freedom as follows: "Freedom is the societal condition that exists when every individual has full (100%) control over his property."[46] Galambos defines property as having the following elements:

    • Primordial property, which is an individual's life
    • Primary property, which includes ideas, thoughts, and actions
    • Secondary property includes all tangible and intangible possessions that are derivatives of the individual's primary property.

    Property includes all non-procreative derivatives of an individual's life; this means children are not the property of their parents.[47] and "primary property" (a person's own ideas).[48]

    Galambos repeatedly emphasized that actual government exists to protect property and that the State attacks property. For example, the State requires payment for its services in the form of taxes whether or not people desire such services. Since an individual's money is his property, the confiscation of money in the form of taxes is an attack on property. Military conscription is likewise an attack on a person's primordial property.

    Contemporary views

    [edit]

    Contemporary political thinkers who believe that natural persons enjoy rights to own property and enter into contracts espouse two views about John Locke. On the one hand, some admire Locke, such as William H. Hutt (1956), who praised Locke for laying down the "quintessence of individualism." On the other hand, those such as Richard Pipes regard Locke's arguments as weak and think that undue reliance thereon has weakened the cause of individualism in recent times. Pipes has written that Locke's work "marked a regression because it rested on the concept of Natural Law" rather than upon Harrington's sociological framework.

    Hernando de Soto has argued that an essential characteristic of the capitalist market economy is the functioning state protection of property rights in a formal property system which records ownership and transactions. These property rights and the whole legal system of property make possible:

    • Greater independence for individuals from local community arrangements to protect their assets
    • Clear, provable, and protectable ownership
    • The standardization and integration of property rules and property information in a country as a whole
    • Increased trust arising from a greater certainty of punishment for cheating in economic transactions
    • More formal and complex written statements of ownership that permit the more straightforward assumption of shared risk and ownership in companies, and insurance against the risk
    • Greater availability of loans for new projects since more things can serve as collateral for the loans
    • Easier access to and more reliable information regarding such things as credit history and the worth of assets
    • Increased fungibility, standardization, and transferability of statements documenting the ownership of property, which paves the way for structures such as national markets for companies and the easy transportation of property through complex networks of individuals and other entities
    • Greater protection of biodiversity due to minimizing of shifting agriculture practices

    According to de Soto, all of the above enhance economic growth.[49] Academics have criticized the capitalist frame through which property is viewed pointing to the fact that commodifying property or land by assigning it monetary value takes away from the traditional cultural heritage, particularly from first nation inhabitants.[50][51] These academics point to the personal nature of property and its link to identity being irreconcilable with wealth creation that contemporary Western society subscribes to.[50]

    See also

    [edit]
    • Allemansrätten
    • Anarchism
    • Binary economics
    • Buying agent
    • Capitalism
    • Communism
    • Homestead principle
    • Immovable property
    • Inclusive Democracy
    • International Property Rights Index
    • Labor theory of property
    • Land (economics)
    • Libertarianism
    • Lien
    • Off plan
    • Ownership society
    • Patrimony
    • Personal property
    • Propertarian
    • Property is theft
    • Property law
    • Property rights (economics)
    • Socialism
    • Sovereignty
    • Taxation as theft
    • Interpersonal relationship
    • Public liability

    Property-giving (legal)

    • Charity
    • Essenes
    • Gift
    • Kibbutz
    • Monasticism
    • Tithe, Zakat (modern sense)

    Property-taking (legal)

    • Adverse possession
    • Confiscation
    • Eminent domain
    • Fine
    • Jizya
    • Nationalization
    • Regulatory fees and costs
    • Search and seizure
    • Tariff
    • Tax
    • Turf and twig (historical)
    • Tithe, Zakat (historical sense)
    • RS 2477

    Property-taking (illegal)

    • Theft

    References

    [edit]
    1. ^ Powell, Richard R. (2009). "2.02". In Wolf, Michael Alan (ed.). Powell on Real Property. New Providence, NJ. ISBN 9781579111588.cite book: CS1 maint: location missing publisher (link)
    2. ^ "property". WordNet. Princeton University. Retrieved 2010-06-19.
    3. ^ Gregory, Paul R.; Stuart, Robert C. (2003). Comparing Economic Systems in the Twenty-First Century. Boston: Houghton Mifflin. p. 27. ISBN 0-618-26181-8. There are three broad forms of property ownership—private, public, and collective (cooperative).
    4. ^ Pellissary, Sony; Dey Biswas, Sattwick (November 2012). "Emerging Property Regimes in India: What it Holds for the Future of Socio-economic Rights?" (PDF). www.irma.ac.in. Institute of Rural Management Anand. Retrieved 26 October 2021.
    5. ^ Graber, David (2002). Toward an Anthropological Theory of Value. New York: Palgrave. p. 9. ISBN 978-0-312-24044-8.
    6. ^ Max Planck Institute for Social Anthropology, Property in Anthropology, "Max Planck Institute for Social Anthropology". Archived from the original on 2015-01-16. Retrieved 2015-01-15.
    7. ^ Understanding the Global Economy, Howard Richards (p. 355). Peace Education Books. 2004. ISBN 978-0-9748961-0-6.
    8. ^ An inquiry into the nature and causes of the wealth of nations. Hackett Publishing Company. 1993. p. 177. ISBN 0-87220-204-6. Retrieved 2011-12-15.
    9. ^ Mundy, John Hine (1995). "Medieval Urban Liberty". In Davis, Richard W. (ed.). The Origins of Modern Freedom in the West. Making of modern freedom. Stanford, California: Stanford University Press. p. 133. ISBN 9780804724746. Retrieved 4 April 2023. Rehearsing other Roman passages, [civilian jurists] found that private property guaranteed freedom by limiting princes and government.
    10. ^ Fuglestad, Eirik Magnus (1 June 2018). "America: 'Destined to Let Freedom Grow'". Private Property and the Origins of Nationalism in the United States and Norway: The Making of Propertied Communities. Cham, Switzerland: Springer. p. 50. ISBN 9783319899503. Retrieved 4 April 2023. [ A quote from 1768] demonstrates again the centrality of property ownership to the colonists' concept of freedom: property was what made men free, and not 'slaves' or 'like beasts subdued by whips and goads.' [...] Property had the potential of creating independence for the individual because, by utilizing and shaping the earth through one's labor and having exclusive (property) right to it, one created the means to act freely in the world. [...] In a letter that Thomas Jefferson wrote [...] thirty years after the American Revolution, he also expressed the importance of private property if an individual was to be free [...]. [...] Owning landed property could satisfy the wants and needs of the individual, this made him or her free.
    11. ^ "13 Code of Federal Regulations § 314.1 ("Definitions")". Cornell University's Legal Information Institute. Retrieved 2021-05-09. Property means Real Property, Personal Property and mixed Property. . . . Real Property means any land, whether raw or improved, and includes structures, fixtures, appurtenances and other permanent improvements, excluding moveable machinery and equipment. Real Property includes land that is served by the construction of Project infrastructure (such as roads, sewers, and water lines) where the infrastructure contributes to the value of such land as a specific purpose of the Project.
    12. ^ "John Locke: Second Treatise of Civil Government: Chapter 5". Constitution.org. Archived from the original on Jun 13, 2015. Retrieved 14 May 2015.
    13. ^ McElroy, Wendy (11 May 2008). "Intellectual Property | Copyright and Patent in Benjamin Tucker's periodical Liberty". Archived from the original on 6 July 2008. Retrieved 14 May 2015.
    14. ^ "Molinari Institute – Anti-Copyright Resources". Praxeology.net. Retrieved 14 May 2015.
    15. ^ "The North American Model of Wildlife Conservation and Public Trust Doctrine". The Wildlife Society. Archived from the original on 2012-01-19. Retrieved 2012-08-19.
    16. ^ "Definition of sporting rights" (PDF). BASC. Archived from the original (PDF) on 2008-02-27. Retrieved 2007-12-31.
    17. ^ Mckay, John P. , 2004, "A History of World Societies". Boston: Houghton Mifflin Company
    18. ^ a b c d "An Englishman's home is his castle". Phrases.org.uk. Retrieved 6 December 2018.
    19. ^ See, for example, "United States v. Willow River Power Co." (not a property right because the force of law not behind it); "Schillinger v. the United States," 155 U.S. 163 (1894) (patent infringement is a tort, not taking of property); "Zoltek Corp. v. United States", 442 F.3d 1345 (Fed. Cir. 2006).
    20. ^ " Penn Central Transportation Co. v. City of New York", 438 U.S. 104 (1978).
    21. ^ See United States v. Riverside Bayview Homes, 474 U.S. 121 (1985).
    22. ^ United States v. Causby, 328 U.S. 256 (1946).
    23. ^ "Property". Graham Oppy. "The shorter Routledge encyclopedia of philosophy." Editor Edward Craig. Routledge, 2005, p. 858
    24. ^ Locke, John (1690). "The Second Treatise of Civil Government". Retrieved 2010-06-26.
    25. ^ Leo XIII (1891), Rerum novarum On the Rights and Duties of Capital and Labor, paragraph 5, accessed 30 January 2023
    26. ^ Hann, Chris "A new double movement? Anthropological perspectives on property in the age of neoliberalism" Socio-Economic Review, Volume 5, Number 2, April 2007, pp. 287–318(32)
    27. ^ Engels, Friedrich. "The Principles of Communism". Vorwärts – via Marxist Internet Archive.
    28. ^ Cited in Merrill & Smith (2017), pp. 238–39.
    29. ^ Samuel Noah Kramer. "From the Tablets of Sumer: Twenty-Five Firsts in Man's Recorded History." Indian Hills: The Falcon's Wing Press, 1956.
    30. ^ "Property and Freedom". www.nytimes.com. Retrieved 2018-01-10.
    31. ^ This bears some similarities to the over-use argument of Garrett Hardin's "Tragedy of the Commons."
    32. ^ Carlyle, A.J. (1913). Property: Its Duties and Rights. London: Macmillan. p. 121. Retrieved 4 April 2015. citing Cicero, De officiis, i. 7, "Sunt autem privata nulla natura".
    33. ^ Carlyle, A.J. (1913). Property: Its Duties and Rights. London: Macmillan. p. 122. Retrieved 4 April 2015. citing Seneca, Epistles, xiv, 2.
    34. ^ Carlyle, A.J. (1913). Property: Its Duties and Rights. London: Macmillan. p. 125. Retrieved 4 April 2015.
    35. ^ Carlyle, A.J. (1913). Property: Its Duties and Rights. London: Macmillan. p. 127. Retrieved 4 April 2015. citing Decretum, D. viii. Part I.
    36. ^ Carlyle, A.J. (1913). Property: Its Duties and Rights. London: Macmillan. p. 128. Retrieved 4 April 2015.
    37. ^ "Summa Theologica: Theft and robbery (Secunda Secundae Partis, Q. 66)". Retrieved 14 May 2015.
    38. ^ John Locke, "The Second Treatise of Civil Government" (1690), Chap. IX, §§ 123–124.
    39. ^ John Locke, "The Second Treatise of Civil Government" (1690), Chap. XI, § 136.
    40. ^ John Locke, "The Second Treatise of Civil Government" (1690), Chap. XI, § 137.
    41. ^ This view is reflected in the opinion of the United States Supreme Court in "United States v. Willow River Power Co.".
    42. ^ An Inquiry Into the Nature and Causes of the Wealth of Nations, by Adam Smith, Cooke & Hale, 1818, p. 167
    43. ^ The Radical Liberalism of Charles Comte and Charles Dunoyer Archived 2006-01-30 at the Wayback Machine
    44. ^ Bastiat: Economic Harmonies.
    45. ^ "Economic Harmonies (Boyers trans.) – Online Library of Liberty". Retrieved 14 May 2015.
    46. ^ Galambos, Andrew (1999). Sic Itur Ad Astra. San Diego, California: The Universal Scientific Publications Company, Inc. pp. 868–869. ISBN 0-88078-004-5.
    47. ^ Galambos, Andrew (1999). Sic Itur Ad Astra. San Diego, California: The Universal Scientific Publications Company, Inc. p. 23. ISBN 0-88078-004-5.
    48. ^ Galambos, Andrew (1999). Sic Itur Ad Astra. San Diego, California: The Universal Scientific Publications Company, Inc. pp. 39, 52, 84, 92–93, 153, 201, 326. ISBN 0-88078-004-5.
    49. ^ "Finance & Development, March 2001 – The Mystery of Capital". Finance, and Development – F&D. Retrieved 14 May 2015.
    50. ^ a b Kristen A. Carpenter, Sonia Katyal, and Angela Riley, 'In Defense of Property' [2009] 118 Yale L J 101, 101–117, 124–138
    51. ^ Margaret Jane Radin, Property and Personhood, 34 STAN. L. REV. 957, 1013-15 (1982)

    Bibliography

    [edit]
    • Bastiat, Frédéric, 1850. Economic Harmonies. W. Hayden Boyers.
    • Bastiat, Frédéric, 1850. "The Law", tr. Dean Russell.
    • Bethell, Tom, 1998. "The Noblest Triumph: Property and Prosperity through the Ages." New York: St. Martin's Press.
    • Blackstone, William, 1765–69. "Commentaries on the Laws of England", 4 vols. Oxford Univ. Press. Especially Books the Second and Third.
    • De Soto, Hernando, 1989. "The Other Path". Harper & Row.
    • De Soto, Hernando, and Francis Cheneval, 2006. Realizing Property Rights. Ruffer & Rub.
    • Ellickson, Robert, 1993. ""Property in Land" (PDF). Archived from the original (PDF) on 2008-04-09. (6.40 MB)", Yale Law Journal 102: 1315–1400.
    • Mckay, John P., 2004, "A History of World Societies". Boston: Houghton Mifflin Company
    • Palda, Filip (2011) "Pareto's Republic and the New Science of Peace" 2011 [1] chapters online. Published by Cooper-Wolfling. ISBN 978-0-9877880-0-9
    • Pipes, Richard, 1999. "Property and Freedom". New York: Knopf Doubleday. ISBN 978-0-375-40498-6
    [edit]
    • Concepts of Property, Hugh Breakey, Internet Encyclopedia of Philosophy
    • "Right to Private Property", Tibor Machan, Internet Encyclopedia of Philosophy
    • Friedmann, Wolfgang (1974). "Property". In Wiener, Philip P. (ed.). Dictionary of the History of Ideas: Studies of Selected Pivotal Ideas. Vol. 3 (University of Virginia, Electronic Text Center ed.). New York: Scribners. pp. 650–657.
    • "Property and Ownership" Jeremy Waldron, The Stanford Encyclopedia of Philosophy (Winter 2016 Edition), Edward N. Zalta (ed.).

     

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    Frequently Asked Questions

    Closing costs are fees associated with finalizing a real estate transaction. For cash buyers in San Antonio, these costs can include title insurance, escrow fees, property taxes, and more. Understanding these costs is crucial because they affect the overall investment and can influence negotiation strategies.
    When a cash buyer opts to pay all closing costs, it can make their offer more attractive to sellers by reducing the sellers burden. This strategy could potentially lead to a lower purchase price or give the buyer leverage in negotiations.
    Splitting closing costs allows both the buyer and seller to share financial responsibilities. This arrangement can expedite negotiations and close deals faster since it shows willingness from both sides to compromise and reach an agreement beneficial for everyone involved.
    Yes, agreeing to pay all or most of the closing costs upfront can reduce your negotiating power over other terms of sale. Additionally, unexpected expenses may arise during finalizing transactions which could increase initial estimates of such payments; always ensure you understand potential financial obligations before committing funds towards them completely.