Madison Management alternative for Texas notes
A factual, side-by-side look at how Moat and Madison Management Services compare for Texas private notes: geographic focus, Moat's published flat pricing with bundled escrow, and Texas-specific §51.002 depth.
SIDE BY SIDE
Moat and Madison compared on what Texas lenders ask about
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| Topic | Moat Note Servicing | Madison Management Services |
|---|---|---|
| Legal name | Moat Note Servicing, LLC. | Madison Management Services LLC. |
| Geographic focus | Texas only. Services only notes secured by Texas property. | Loan servicing for residential mortgage investors and homeowners, for portfolios of any size, per their official site. |
| Headquarters | 1602 N PanAm Expy, San Antonio, TX 78208. | Refer to their published materials. |
| NMLS | 1419346 (Texas SML). Licensed and bonded. | 185724 (per their own site footer; confirm at NMLS Consumer Access). |
| States served | Texas only (by design). | Refer to their published materials / NMLS Consumer Access. |
| Published pricing | $150 one-time setup, then $35 per month non-escrowed or $40 escrowed (escrow administration included). Full rate card published. | No pricing schedule is publicly published; refer to their published materials. |
| Wrap loan servicing | Not serviced as a standing service. Moat does not routinely service wraparound or subject-to notes; reviewed case-by-case under Texas SB 43 / Finance Code Chapter 159. | Refer to their published materials. |
| Service types | Payment posting, escrow administration, statements, IRS 1098/1099 reporting, payoff and lien release, and Tex. Property Code §51.002 default and non-judicial foreclosure servicing on Texas notes. | Per their official site: loan servicing for residential mortgage investors and homeowners; asset management; loss mitigation; REO management; payment processing; escrow and loan-fee administration; homeowner support; and RMLO services for investors. |
| Texas Property Code §51.002 default work | Day-to-day practice. Notice work, trustee coordination, and post-sale reconciliation in Texas counties. | Refer to their published materials. |
Madison cells reflect only its currently public, verifiable facts: legal name and NMLS ID from its own site footer (madisonmanagement.net) and service types from its official site. Where a fact is not publicly verifiable, the cell says “refer to their published materials” rather than guess. Confirm Madison’s record at NMLS Consumer Access. Moat figures are the current published rate card and match /services.
WHO THIS IS FOR
Moat Note Servicing is a Texas-only alternative to Madison Management Services. Moat services only notes secured by Texas property at a flat $35 non-escrowed or $40 escrowed monthly, with escrow administration included and a one-time $150 setup. The choice between a Texas-only servicer and a multi-state one comes down to whether your book is concentrated in Texas. Request Madison’s current schedule in writing; this page sets out Moat’s published fees and Texas-only scope so you can run the comparison.
Editorial comparison page by Moat Note Servicing. Cites only publicly available information (Madison’s official site at madisonmanagement.net and NMLS public records). Not affiliated with or endorsed by Madison Management Services. If a fact is out of date, email customersupport@moatnoteservicing.com and we will correct it.
PRICING ANALYSIS
Published pricing versus a written quote
Moat publishes its full rate card up front: $150 one-time setup, then $35 per month per loan non-escrowed or $40 escrowed. Madison does not publicly publish a pricing schedule, so there is no public number to set side by side; for Madison’s pricing, refer to their published materials and request a current schedule in writing.
Because the two are not both public, compare on what the fee includes rather than on a headline figure. Moat’s monthly fee bundles escrow administration: monthly accrual, annual analysis under 12 CFR §1024.17, disbursement to the tax assessor and insurance carrier, and year-end escrow reconciliation. When you request a written quote from any servicer, ask whether escrow administration is in the monthly fee or billed as a separate line, since that is where two quotes most often diverge.
Moat’s rate also reflects Texas-specific depth: ongoing familiarity with Tex. Property Code §51.002 mechanics, the post-2024 SML regime (Chapters 55–59), the SB 43 / Chapter 159 wrap rules, the §50(a)(6) homestead framework, and the §5.061 executory-contract framework. Texas is all we do.
The right fit depends on your book. If your portfolio spans multiple states, a single-state servicer cannot cover all of it. If your notes are secured by Texas property and you want published flat pricing with bundled escrow and Texas-only depth, that is the model Moat runs. Moat’s full rate card is on the pricing page.
Where Texas specialization matters
The texts that govern your Texas notes are Texas-specific: Tex. Property Code §51.002 for non-judicial foreclosure, Tex. Const. Art. XVI §50 for homestead, Tex. Finance Code Chapter 159 for wraps, Tex. Property Code §5.061 and following for contracts for deed, and the post-2024 7 TAC Chapters 55–59 (with §58.107 ESB effective January 1, 2026) for the SML servicing regime. Each one has fact patterns that look slightly different from the corresponding rule in California, Florida, or New York.
A multi-state servicer spreads its operations across many states’ rules; a single-state servicer concentrates on one. Both are valid models. If your portfolio is mostly performing first-lien notes on owner-occupied Texas homes, either model can work. If your portfolio includes wraps, contracts for deed, §50(a)(6) home equity loans, or a meaningful default cadence, day-to-day Texas focus is what Moat brings to those cases. To weigh Moat against the other servicers Texas private lenders ask about, see our Texas note servicer comparison.
How a portfolio moves from Madison to Moat
Standard RESPA 12 CFR §1024.33 transfer. Notify Madison per your servicing agreement, submit the loan file to Moat, coordinate the dual notice to the borrower. On the Moat side, boarding typically takes 5–10 business days from form submission to active servicing, with an optional $50 expedite per loan for a 48-hour turnaround. The end-to-end calendar is driven primarily by Madison's notice and file-handoff process. For the full transfer process, see switching mortgage servicers in Texas.
FREQUENTLY ASKED
Madison alternative, answered
Switching from Madison to Moat
The full transfer process is on the switching servicers page. Moat-side boarding typically takes 5–10 business days from form submission to active servicing; the $50 expedite targets a 48-hour turnaround. No transfer fee from Moat.
Editorial comparison page by Moat Note Servicing. References to Madison Management Services cite only public information from Madison’s official site at madisonmanagement.net and NMLS public records (legal name and NMLS ID 185724). Where a Madison fact is not publicly verifiable, this page says “refer to their published materials” rather than state it. Not affiliated with or endorsed by Madison Management Services. Confirm Madison’s current details at madisonmanagement.net and NMLS Consumer Access. Moat Note Servicing, LLC (NMLS 1419346) is a Texas-licensed and bonded mortgage servicer based at 1602 N PanAm Expy, San Antonio, TX 78208.
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