Dividing Property in Texas: House Purchase before Marriage

Texas divorcing couple dividing their marital home

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Dividing marital property is undeniably complex, but a recent Texas appeal case takes the issue to a challenging new level. In the case at hand, the husband purchased a home from the wife’s parents the year before they were married, and the path toward determining ownership in the divorce process was contentious at best.

If you have questions or concerns about the division of marital property, don’t wait to consult with an experienced Killeen divorce attorney.

The Basics

The opinion of the Court of Appeals shares the following basic facts about the case:

  • The couple began dating in late 1999.

  • The woman moved in with the man and his grandfather in 2003 or 2004.

  • In 2004, the man purchased a house from the woman’s parents as “a single man” without making a down payment – according to the Deed of Trust.

  • The woman’s name is not on the house’s purchase documents.

  • Both the man and the woman moved into the house at the time of purchase and married the next year.

  • Once they moved into the home, both parties deposited their paychecks into a joint account and paid their mortgage and property taxes from this account.

  • The couple lived in the house together until 2020 – when they separated as a couple and separated their finances.

The Wife FilesĀ for Divorce

The wife petitioned for divorce pro se, which means that she petitioned without an attorney, and her husband filed a pro se answer. Subsequently, the wife hired a divorce attorney and filed amended petitions in early 2022.

In her second amended petition, the wife asked to be reimbursed for property in the community estate that solely benefitted her husband. She asked that, instead, the home be awarded as 50 percent her own and 50 percent her ex’s separate property.

After an Unsuccessful Mediation, the Case Moves to Trial

The couple attempted to rectify the matter at mediation but were unsuccessful. The matter went to court – where the wife was represented by counsel while the husband appeared pro se.

At trial, the husband shared his belief that the only divorce term that remained unresolved was the matter of child support, and he asked for a continuance in order to hire an attorney. His motion was denied, and the bench trial – a trial decided by the judge rather than a jury – began.

Both Sides Testify

The only witnesses at the divorce trial were the husband and wife, and the court heard their testimony on all the following matters:

  • The division of marital debt

  • The amount of child support

  • The disposition of the home

Only the disposition of the home is addressed by the appeal court.

The wife shared her belief that the house should be identified as the separate property of both parties because they had lived in it together and had merged their funds to pay for it over time. The husband, however, held a different belief – sharing that the house should be identified as his separate property.

The Wife’s Testimony

The wife testified that when she moved in with her husband and his grandfather initially, they – she and her husband – were both “actively looking for a place to purchase on their own.”

Her parents knew they were in the market for a home, and her husband let her parents know that if they were interested in selling the house in question, he was willing to buy it. He purchased the home through a Deed of Trust that identified him as a single man.

Moving into the Home

The wife maintains that the two moved into their new home together before closing on it. For his part, however, the husband maintains that they did not move into the house until the purchase was complete. Regardless, both parties acknowledged that they moved into the house prior to their marriage in July of 2005.

In the Husband’s Name Alone

The wife acknowledged that her name was excluded from the purchase documents as a matter of mutual agreement – but for no specific purpose. She said he had mentioned the idea, and she had gone along with it without thinking much about it. Her husband hadn’t made a down payment on the house because he qualified as a first-time home buyer.

Their Joint Account

From this point on, all the bills associated with the house were paid from the joint account in which the two pooled their incomes. They also paid all the following expenses from this joint account:

  • Car payments

  • All living expenses

  • The cost of all food

  • All household bills

The wife reported that they continued living together in this manner until they separated in 2020 – when they also split their finances.

The Husband’s Accounting

The husband stated, “I bought this house. I fixed this house. And after we purchased this house, this is when we moved in together and eventually put our assets together as in checking accounts and whatnot.” The appeal court emphasized that he used the word “we” in the phrase “after we purchased this house.”

The husband also testified that they had lived in his grandfather’s home together as a couple prior to purchasing the house. During cross-examination, however, he relayed that they lived together in his grandfather’s home before they “moved in together, as a couple,” to the house. Further, he acknowledged he had never lived in the house on his own without his wife.

The Purchase

The husband testified that the wife’s parents were experiencing financial difficulties that included a potential foreclosure, which inspired his purchase. Since he was in the market for a house and he and his wife were not married at the time, he put the property in his name alone.

However, at another point in his testimony, he relayed that he’d purchased the house “so we’d have a place to live.” Further, the husband did not argue with the fact that all the house payments came out of their pooled resources.

The Trial Court’s Ruling

The trial court had this to say:

With respect to the home, the Court will find and affirm that it is one half the wife’s separate property and one half the husband’s separate property. It appears from the Court, based on the facts, that you were together, you bought the home together, you moved into it together, you lived in it together and have for many, many years. And so it’s clearly – it wasn’t bought while you were married, so it’s not community property, but I do believe it’s half each of your separate property at this point.

In other words, while the house was not identified as marital property, each party was determined to be the separate owner of half the home.

An Appeal Follows

The husband appealed only a single issue – that the trial court was in error when it confirmed that the house was the “equal, undivided separate property of both spouses.” He argued that his wife had no interest in the property and that the court’s ruling was based on insufficient evidence.

He went on to say that there was no evidence that he and his wife “intended any sort of partnership or joint venture in the purchase.” Further, he argued that simply using joint funds to pay for the property did not rise to the task of characterizing it as equal, undivided separate property.

If you want to appeal your divorce decree, you need the assistance of a seasoned Killeen divorce attorney. Discuss your case in a FREE consultation with one of our divorce attorneys.

The Appeal Court’s Duty

The appeal court reviewed the trial court’s finding in terms of abuse of discretion. When a trial court acts arbitrarily, without reference to the law’s guiding principles and rules, or unreasonably, it is an abuse of the discretion vested in the court.

Another point considered was that trial courts lack the discretion to award one spouse’s separate property to the other. While trial courts are awarded considerable discretion when it comes to the division of marital property, this does not extend to awarding the separate property of one spouse to the other.

The Available Evidence

In its quest to determine if an abuse of discretion was made, the appeal court looked to the evidence to determine if it was either factually or legally insufficient to support the trial court’s finding. In so doing, it considered whether the trial court had the information necessary to exercise its considerable discretion and, if so, whether or not the application of that discretion was in error.

The appeal court pointed out that it could not substitute its own judgment for the trial court’s judgment when the available evidence “falls within the zone of reasonable disagreement.”

The Legal Sufficiency Review

In its review regarding the separate nature of the home, the appeal court considered all the available evidence in a manner favorable to the trial court’s finding in an effort to determine if the court had ample reason for believing its finding was true.

While such proof must be weighty, it need not be undisputed or unequivocal. The appeal court is called upon to accept all favorable evidence that a reasonable factfinder would and to disregard all evidence that a reasonable factfinder would not accept.

Absence of Legal Sufficiency

An appeal court won’t sustain a trial court’s finding of a “no evidence” point unless the record shows that one of the following situations applies:

  • There is no evidence in support of a vital fact.

  • The law or the rules of evidence bar the court from giving weight to the only available evidence provided in support of a vital fact.

  • There is no more than a “scintilla” (or a very small amount) of evidence to prove a vital fact.

  • The available evidence conclusively establishes the vital fact’s opposite.

Factual Sufficiency

In a factual sufficiency review, appeal courts consider the evidence the trial court deemed clear and convincing. The appeal court must consider the case’s complete record and determine whether the trial court was able to reasonably form a belief that the allegations were proven. As such, appeal courts set aside only those findings that are “so against the great weight and preponderance of the evidence as to be manifestly unjust.”

The Trial Court’s Conclusion of Law

Because the characterization of property as marital property is a conclusion of the law, the trial court’s determination on the matter must be upheld “if the judgment can be sustained on any legal theory supported by the evidence.”

The Appeal Court’s Ruling

Texas courts presume that the property possessed by either spouse during the divorce process is marital property. If one spouse wishes to overcome this presumption, he or she holds the burden of proving an asset’s separate nature, which requires clear and convincing evidence.

In this case, neither party argued that the house qualified as marital property. Instead, the arguments focused on whether or not the house should be categorized as the husband’s sole separate property or the equal, undivided property of both spouses.

The Inception of Title Doctrine

The inception of title doctrine allows for the nature of property ownership to be determined in relation to when the asset was acquired. While the purchase documents reflect the fact that the husband purchased the home prior to marriage, the spouses’ intentions in the matter – as demonstrated by their actions – call his sole ownership into doubt.

Considering all the evidence, the appeal court found that the trial court did not abuse its discretion in finding that the house was the equal, undivided separate property of both spouses.

An Experienced Killeen Divorce Attorney Is Standing By to Help

Brett Pritchard at The Law Office of Brett H. Pritchard – proudly serving Killeen, Texas – is a formidable divorce attorney with a wealth of experience favorably resolving challenging disputes involving the division of marital property. For more information about what we can do to help you, please don’t wait to contact us online or call us at (254) 781-4222 today.

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