Texas mortgage note servicing for family offices and funds
Professional servicing for offices that require attention to detail and a published, checkable fee schedule.
YOU OUTGREW YOUR SERVICER
Moat manages your portfolio day to day: borrower communications, payment posting, escrow collection and disbursement, IRS 1098/1099 reporting. If a loan falls behind and we cannot remedy the situation, we offer turn-key foreclosure services on your written direction. Volume terms are quoted in writing per portfolio.
We are a licensed Texas mortgage servicing company built for private and institutional note holders, NMLS 1419346. See the published fee schedule that anchors every portfolio quote, or read how a book boards from another servicer with no missed payment cycle. We also service private investors and land developers.
Why family offices outgrow generic servicers
A generic national servicer can do the basics on a portfolio of any size: post payments, mail statements, send late notices. The trouble starts the first time the fund administrator asks for a reconciliation between the year-end 1098 figures and the portfolio-level interest income, and the answer comes back in three days. Or when a borrower defaults on a complex commercial note and the standard playbook produces a notice that misses a Texas-specific posting requirement. Or when the LP audit calls and the servicer cannot produce a clean roll-forward of escrow activity for a quarter.
Generic servicers run a one-size book. The institutional fit asks more of the reporting layer, the human layer, and the regulatory layer. Family offices and funds that grow past their first generic servicer almost always grow into either an internal servicing operation (expensive) or a specialized servicer (us, when the portfolio is Texas).
Reporting your auditor can use
Year-end reports tie to the 1098 and 1099-INT data the borrower receives. Default declarations, foreclosure instructions, and any other lender-direction items are confirmed in writing before action.
We do not sell on automation. We use the systems that work, and we keep the human in the loop where the human matters. A fund that runs its own operation can sit Moat behind its stack as a third-party servicer.
VOLUME PRICING
Quoted in writing per portfolio
Our standard published pricing is the baseline:
- · Setup — $150 per loan
- · Monthly — $35 non-escrowed / $40 escrowed per loan
- · Late-fee split — 50/50
- · Optional expedite onboarding — $50 per loan (48-hour turnaround)
- · Research/correction (if intake rework is needed) — $150
All loans must be performing and current at the time of boarding; we do not onboard delinquent or non-performing paper. For larger portfolios, talk to us directly and we will discuss volume terms in a consultation.
PORTFOLIO BOARDING
How a multi-asset portfolio boards
Moving a portfolio from another servicer follows the same RESPA mechanics whether it is one loan or a hundred; the full process is laid out in switching mortgage servicers in Texas.
- 1
Submit the onboarding form with complete documents
The onboarding form lists exactly which documents we need — originals or true copies. Having them ready upfront keeps boarding quick.
- 2
Boarding to the servicing system
Standard turnaround from form submission to active servicing is typically 5–10 business days. An optional $50 expedite per loan brings that to a 48-hour turnaround. Your lender portal login email goes out when the loans are in the system.
- 3
Servicing-transfer notice to borrowers
For loans transferring from another servicer, each borrower gets the required servicing-transfer notice (the combined notice from both servicers). A federal 60-day grace period protects misdirected payments from the effective date.
- 4
Active servicing
Payment posting, escrow administration, and disbursements to the lender. Year-end tax forms issued by the IRS January 31 deadline.
FREQUENTLY ASKED
Family-office and fund questions, answered
Moat Note Servicing, LLC (NMLS 1419346) is a Texas-licensed mortgage servicer based at 1602 N PanAm Expy, San Antonio, TX 78208. We service mortgage notes secured by Texas real estate; we do not service notes outside Texas. Specific service-level commitments to institutional clients are set in the per-portfolio engagement letter.
Move a Texas portfolio with no disruption
Send the portfolio summary and a sample loan, and we'll return a written quote for the boarding.