Exhibit 10.10



                                 FM PROPERTIES INC.
                  1996 STOCK OPTION PLAN FOR NON-EMPLOYEE DIRECTORS


                                      ARTICLE I

                                 PURPOSE OF THE PLAN

                 The   purpose  of   the  1996   Stock  Option   Plan   for
          Non-Employee Directors (the "Plan") is to align more closely  the
          interests of  the non-employee  directors of  FM Properties  Inc.
          (the "Company")  with  that  of  the  Company's  stockholders  by
          providing for  the automatic  grant to  such directors  of  stock
          options ("Options") to purchase Shares (as hereinafter  defined),
          in accordance with the terms of the Plan.


                                     ARTICLE II

                                     DEFINITIONS

                 For the purposes  of this Plan, the following terms  shall
          have the meanings indicated:

                 Board:  The Board of Directors of the Company.


                 Change in  Control :  A Change  in Control shall be  deemed
          to have occurred  if either (a)  any person, or  any two or  more
          persons acting as a group, and  all affiliates of such person  or
          persons, shall own beneficially more than 20% of the Common Stock
          outstanding (exclusive of shares  held in the Company's  treasury
          or by the  Company's Subsidiaries)  pursuant to  a tender  offer,
          exchange offer or series of  purchases or other acquisitions,  or
          any combination of those  transactions, or (b)  there shall be  a
          change in the  composition of the  Board at any  time within  two
          years  after   any   tender  offer,   exchange   offer,   merger,
          consolidation, sale  of  assets  or contested  election,  or  any
          combination of those transactions (a "Transaction"), so that  (i)
          the persons who were directors of the Company immediately  before
          the first such Transaction cease to constitute a majority of  the
          Board of Directors of the corporation that shall thereafter be in
          control of  the  companies  that were  parties  to  or  otherwise
          involved in such Transaction, or (ii)  the number of persons  who
          shall thereafter be directors of such corporation shall be  fewer
          than two-thirds  of  the  number  of  directors  of  the  Company
          immediately prior to such first Transaction.  A Change in Control
          shall be deemed  to take  place upon the  first to  occur of  the
          events specified in the foregoing clauses (a) and (b).


                 Code:  The Internal Revenue Code of 1986, as amended  from
          time to time.

                 Committee:   A committee of  the Board  designated by  the
          Board to administer the Plan and  composed of not fewer than  two
          directors, each of whom, to the  extent necessary to comply  with
          Rule 16b-3 only, is a "non-employee director" within the  meaning
          of Rule 16b-3 and, to the extent necessary to comply with Section
          162(m) only,  is an  "outside director"  under Section  162(m).  
          Until otherwise determined by the  Board, the Committee shall  be
          the Corporate Personnel Committee of the Board.

                 Election  Period :   The  period  beginning  on  the  third
          business day following a date on  which the Company releases  for
          publication its quarterly or  annual summary statements of  sales
          and earnings, and  ending on the  twelfth business day  following
          such date.

                 Eligible Director :  A  director of the Company who is  not
          an officer or an  employee of the Company  or a Subsidiary or  an
          officer or an employee  of an entity with  which the Company  has
          contracted to receive management services.

                 Exchange Act :   The Securities  Exchange Act  of 1934,  as
          amended from time to time.

                 Fair Market Value:  The average of the per Share high  and
          low quoted sale prices on the  date in question (or, if there  is
          no reported sale  on such  date, on  the last  preceding date  on
          which any reported  sale occurred) on  the principal exchange  or
          market on which such Shares are quoted.

                 Option   Cancellation  Gain:     With  respect   to   the
          cancellation of an  Option pursuant to  Section 3  of Article  IV
          hereof, the excess  of the  Fair Market  Value as  of the  Option
          Cancellation Date  (as  that term  is  defined in  Section  3  of
          Article IV hereof) of all the outstanding Shares covered by  such
          Option, whether or not then exercisable, over the purchase  price
          of such Shares under such Option.

                 Rule 16b-3:  Rule  16b-3 promulgated by the SEC under  the
          Exchange Act, or any successor rule  or regulation thereto as  in
          effect from time to time.


                 SEC:   The Securities and  Exchange Commission,  including
          the staff thereof, or any successor thereto.

                 Section  162(m):   Section  162(m)  of the  Code  and  all
          regulations promulgated  thereunder as  in  effect from  time  to
          time.

                 Shares:   Shares  of common  stock,  par value  $0.01  per
          share, of  the Company  (including any  attached Preferred  Stock
          Purchase Rights).

                 Subsidiary:  Any  corporation of which stock  representing
          at least 50% of the ordinary  voting power is owned, directly  or
          indirectly, by the Company; and any other entity of which  equity
          securities or interests representing at least 50% of the ordinary
          voting power or 50% of the  total value of all classes of  equity
          securities or interests  of such  entity are  owned, directly  or
          indirectly, by the Company.


                                     ARTICLE III

                             ADMINISTRATION OF THE PLAN

                 This Plan shall be  administered by the Board.  The  Board
          will interpret this  Plan and may  from time to  time adopt  such
          rules and regulations for carrying  out the terms and  provisions
          of this Plan as it may  deem best; however, the Board shall  have
          no discretion  with respect  to the  selection of  directors  who
          receive Options, the timing of the  grant of Options, the  number
          of Shares subject to any Options or the purchase price thereof.  
          Notwithstanding the  foregoing,  the  Committee  shall  have  the
          authority  to  make  all  determinations  with  respect  to   the
          transferability  of  Options  in  accordance  with  Article  VIII
          hereof.  All determinations by the  Board or the Committee  shall
          be made by the affirmative vote  of a majority of its  respective
          members, but any determination reduced to writing and signed by a
          majority of its respective members shall be fully as effective as
          if it had been made by a  majority vote at a meeting duly  called
          and held.  Subject to any applicable provisions of the  Company's
          By-Laws or of this Plan, all determinations by the Board and  the
          Committee pursuant  to  the  provisions of  this  Plan,  and  all
          related orders or  resolutions of  the Board  and the  Committee,
          shall be final, conclusive and binding on all persons,  including
          the  Company  and  its  stockholders,  employees,  directors  and
          optionees.  In the event of any conflict or inconsistency between
          determinations, orders,  resolutions,  or other  actions  of  the
          Committee and the Board taken in  connection with this Plan,  the
          action of the Board shall control. 


                                     ARTICLE IV

                              STOCK SUBJECT TO THE PLAN

                 SECTION 1.   The  Shares to  be issued  or delivered  upon
          exercise of Options shall be made available, at the discretion of
          the Board, either from the authorized but unissued Shares of  the
          Company or  from  Shares  reacquired by  the  Company,  including
          Shares purchased by the Company in  the open market or  otherwise
          obtained; provided, however, that the Company, at the  discretion
          of the Board, may,  upon exercise of  Options granted under  this
          Plan,  cause  a  Subsidiary  to  deliver  Shares  held  by   such
          Subsidiary.

                 SECTION 2.   Subject  to the  provisions of  Section 3  of
          this Article  IV, the  aggregate number  of  Shares that  may  be
          purchased pursuant to Options shall not exceed 250,000.

                 SECTION 3.  In the  event of the payment of any  dividends
          payable in  Shares,  or  in  the  event  of  any  subdivision  or
          combination of  the Shares,  the number  of  Shares that  may  be
          purchased under this Plan,  and the number  of Shares subject  to
          each Option granted in accordance with Section 2 of Article  VII,
          shall be increased or decreased proportionately, as the case  may
          be, and  the  number  of Shares  deliverable  upon  the  exercise
          thereafter of any Option theretofore granted (whether or not then
          exercisable) shall be increased or decreased proportionately,  as
          the case may be, without change in the aggregate purchase  price.
           In the event the Company is merged or consolidated into or  with
          another corporation in a transaction in which the Company is  not
          the survivor,  or in  the event  that  substantially all  of  the
          Company's assets are sold to  another entity not affiliated  with
          the Company,  any  holder  of an  Option,  whether  or  not  then
          exercisable, shall  be entitled  to receive  (unless the  Company
          shall take  such  alternative  action  as  may  be  necessary  to
          preserve the economic benefit of the Option for the optionee)  on
          the  effective  date  of   any  such  transaction  (the   "Option
          Cancellation Date"), in cancellation of such Option, an amount in
          cash equal  to the  Option  Cancellation Gain  relating  thereto,
          determined as of the Option Cancellation Date.


                                      ARTICLE V

                          PURCHASE PRICE OF OPTIONED SHARES

                 The purchase  price per Share under  each Option shall  be
          100% of the Fair Market Value of a Share at the time such  Option
          is granted, but in no case shall such price be less than the  par
          value of the Shares subject to such Option.


                                     ARTICLE VI

                              ELIGIBILITY OF RECIPIENTS

                 Options  will  be granted  only  to  individuals  who  are
          Eligible Directors at the time of such grant.


                                     ARTICLE VII

                                  GRANT OF OPTIONS

                 SECTION 1.   Each Option  shall constitute a  nonqualified
          stock option that is not intended to qualify under Section 422 of
          the Code.

                 SECTION 2.   On September 1, 1996, each Eligible  Director
          as of such  date shall be  granted an Option  to purchase  20,000
          Shares, and,  on  September  1  of  each  subsequent  year,  each
          Eligible Director as of each such date shall be granted an Option
          to purchase 5,000 Shares.   Each Option shall become  exercisable
          in four  equal annual  installments on  each  of the  first  four
          anniversaries of the date  of grant and may  be exercised by  the
          holder thereof with  respect to  all or  any part  of the  Shares
          comprising each installment as such holder may elect at any  time
          after such installment becomes exercisable but no later than  the
          termination date of such Option; provided that each Option  shall
          become exercisable in full upon a Change in Control.


                                    ARTICLE VIII

                             TRANSFERABILITY OF OPTIONS

                 No Options granted hereunder may be transferred,  pledged,
          assigned or otherwise encumbered by an optionee except:

                 (a)  by will;

                 (b)  by the laws of descent and distribution; or

                 (c)  if permitted by the Committee and so provided in  the
            Option  or an  amendment thereto,  (i) pursuant  to a  domestic
            relations  order, as  defined in  the Code,  (ii) to  Immediate
            Family  Members, (iii)  to  a partnership  in  which  Immediate
            Family Members, or  entities in which Immediate Family  Members
            are the owners,  members or beneficiaries, as appropriate,  are
            the  partners, (iv)  to a  limited liability  company in  which
            Immediate  Family  Members,  or  entities  in  which  Immediate
            Family Members  are the  owners, members  or beneficiaries,  as
            appropriate,  are  the members,  or  (v)  to a  trust  for  the
            benefit of  Immediate Family Members;  provided, however,  that
            no  more   than  a  de   minimus  beneficial   interest  in   a
            partnership, limited  liability company or  trust described  in
            (iii), (iv) or  (v) above may be owned by  a person who is  not
            an  Immediate  Family  Member or  by  an  entity  that  is  not
            beneficially  owned  solely  by  Immediate  Family  Members.   
            "Immediate Family Members"  shall be defined as the spouse  and
            natural or  adopted children or  grandchildren of the  optionee
            and their spouses.

          Any attempted  assignment,  transfer,  pledge,  hypothecation  or
          other disposition of  Options, or levy  of attachment or  similar
          process upon Options not specifically permitted herein, shall  be
          null and void and without effect.


                                     ARTICLE IX

                                 EXERCISE OF OPTIONS

                 SECTION 1.   Each Option  shall terminate  10 years  after
          the date on which it was granted.

                 SECTION  2.   Except in  cases provided  for in  Article X
          hereof, each Option may be exercised  by the holder thereof  only
          while the optionee to whom such Option was granted is an Eligible
          Director.

                 SECTION 3.  Each  Option shall provide that the Option  or
          any portion  thereof may  be exercised  only during  an  Election
          Period.  Each Option shall provide, however, that in the event of
          a Change in Control, the Election Period exercise requirement  is
          waived.

                 SECTION 4.   A person  electing to exercise  an Option  or
          any portion thereof then exercisable shall give written notice to
          the Company of  such election and  of the number  of Shares  such
          person has elected to purchase, and shall at the time of purchase
          tender the full purchase price of such Shares, which tender shall
          be made in cash  or cash equivalent (which  may be such  person's
          personal check) or in Shares already owned by such person  (which
          Shares shall be  valued for such  purpose on the  basis of  their
          Fair Market Value on the date of exercise), or in any combination
          thereof.  The Company shall have no obligation to deliver  Shares
          pursuant to the  exercise of  any Option,  in whole  or in  part,
          until such payment in full of  the purchase price of such  Shares
          is  received   by   the  Company.      No  optionee,   or   legal
          representative,  legatee,  distributee,   or  assignee  of   such
          optionee shall  be or  be deemed  to be  a holder  of any  Shares
          subject to such Option or entitled to any rights of a stockholder
          of the Company in  respect of any Shares  covered by such  Option
          distributable in connection therewith until such Shares have been
          paid for  in full  and certificates  for  such Shares  have  been
          issued or delivered by the Company.

                 SECTION  5.     Each  Option  shall  be  subject  to   the
          requirement that if  at any time  the Board shall  be advised  by
          counsel that the  listing, registration or  qualification of  the
          Shares subject to  such Option  upon any  securities exchange  or
          under any state or federal law, or the consent or approval of any
          governmental regulatory  body, is  necessary  or desirable  as  a
          condition of, or in connection with, the granting of such  Option
          or the issue or  purchase of Shares  thereunder, such Option  may
          not be  exercised  in  whole or  in  part  unless  such  listing,
          registration, qualification, consent or approval shall have  been
          effected or  obtained free  from  any conditions  not  reasonably
          acceptable to such counsel for the Board.

                 SECTION  6.     The  Company  may  establish   appropriate
          procedures to provide for payment  or withholding of such  income
          or other taxes as may be required  by law to be paid or  withheld
          in connection with the  exercise of Options,  and to ensure  that
          the Company receives prompt  advice concerning the occurrence  of
          any event that may create, or affect the timing or amount of, any
          obligation to pay  or withhold any  such taxes or  that may  make
          available to the  Company any  tax deduction  resulting from  the
          occurrence of such event.


                                      ARTICLE X

                               TERMINATION OF SERVICE
                               AS AN ELIGIBLE DIRECTOR

                 SECTION 1.  If and when  an optionee shall cease to be  an
          Eligible Director for any reason  other than death or  retirement
          from the Board,  all of  the Options  granted to  such optionee  
          shall be terminated except  that any Option,  to the extent  then
          exercisable, may be exercised by the holder thereof within  three
          months after such optionee ceases to be an Eligible Director, but
          not later than the termination date of the Option.

                 SECTION 2.  If and when  an optionee shall cease to be  an
          Eligible Director by reason of the optionee's retirement from the
          Board, all  of the  Options granted  to  such optionee  shall  be
          terminated except that any Option, to the extent then exercisable
          or exercisable within  one year thereafter,  may be exercised  by
          the holder thereof within three years after such retirement,  but
          not later than the termination date of the Option.

                 SECTION 3.   Should an  optionee die while  serving as  an
          Eligible Director,  all the   Options  granted to  such  optionee
          shall be  terminated,  except  that  any  Option  to  the  extent
          exercisable by  the holder  thereof at  the time  of such  death,
          together with the unmatured installment  (if any) of such  Option
          which at that time is next  scheduled to become exercisable,  may
          be exercised within one  year after the date  of such death,  but
          not later than the termination date of the Option, by the  holder
          thereof, the optionee's estate, or  the person designated in  the
          optionee's last will and testament, as appropriate.

                 SECTION 4.  Should an optionee die after ceasing to be  an
          Eligible Director, all  of the Options  granted to such  optionee
          shall be  terminated,  except  that any  Option,  to  the  extent
          exercisable by the holder thereof at the time of such death,  may
          be exercised within one  year after the date  of such death,  but
          not later than the termination date of the Option, by the  holder
          thereof, the optionee's estate, or  the person designated in  the
          optionee's last will and testament, as appropriate.


                                     ARTICLE XI

                           AMENDMENTS TO PLAN AND OPTIONS

                 The Board may at any  time terminate or from time to  time
          amend, modify or  suspend this Plan;  provided, however, that  no
          such amendment  or  modification  without  the  approval  of  the
          stockholders shall:

                 (a)  except pursuant to Section 3 of Article IV,  increase
            the maximum  number (determined as  provided in  this Plan)  of
            Shares  that  may be  purchased  pursuant  to  Options,  either
            individually on an annual basis or in the aggregate; or

                 (b)   permit  the granting  of any  Option at  a  purchase
            price other than  100% of the Fair  Market Value of the  Shares
            at  the time  such Option  is  granted, subject  to  adjustment
            pursuant to Section 3 of Article IV.