Question 1

Is Note Servicing Center cheaper than Moat?

Accepted Answer

It depends on escrow and payment frequency, not the headline. Note Servicing Center’s published rate is $25 per payment for standard servicing; Moat charges a flat $35 non-escrowed or $40 escrowed per month. For a non-escrowed note paid monthly, NSC’s $25 is lower on the headline. For an escrowed note, NSC adds $30 per payment for escrow on top of the $25, while Moat’s $40 escrowed fee already includes escrow administration. Run the math on your actual portfolio: payment frequency and escrow status decide which model costs less.

Question 2

Is Note Servicing Center in California?

Accepted Answer

Yes. Note Servicing Center is based in Chowchilla, California (per noteservicingcenter.com) and provides private mortgage note and loan servicing (residential and commercial). It holds NMLS #270925 and a California DRE license. For a note secured by Texas property, the practical question is whether the servicer’s daily work is centered on Texas mortgage law and county-specific foreclosure mechanics.

Question 3

Does Note Servicing Center service wraps? Does Moat?

Accepted Answer

Note Servicing Center’s published schedule lists AITDs (wraparound notes) at $50 per lender per payment, so it does service wraps. Moat does not service wraparound or subject-to notes. If your portfolio includes wraps, Moat is not the fit for those files.

Question 4

Why does Moat focus on Texas only when NSC covers multiple states?

Accepted Answer

Texas mortgage law works differently than other states: non-judicial foreclosure under Tex. Property Code §51.002, the homestead regime under Tex. Const. Art. XVI §50, the SB 43 / Chapter 159 wrap rules, the 2024 SML rule changes, and the January 1, 2026 electronic surety bond requirement at 7 TAC §58.107. Texas is all Moat does. The trade-off is real: if you hold notes in multiple states, a single-state servicer cannot cover the whole portfolio.

Question 5

How would I move a note from Note Servicing Center to Moat?

Accepted Answer

Notify NSC per your servicing agreement, submit the loan file to Moat, and coordinate the dual notice to the borrower. 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. See our switching servicers hub for the full process.

Question 6

What is included in Moat’s flat monthly fee?

Accepted Answer

Moat’s flat monthly fee covers payment posting, escrow administration, statements, and IRS 1098/1099 reporting on a note secured by Texas property. The $40 escrowed rate includes monthly accrual and on-time disbursement to the taxing authority, insurer, and HOA; the $35 non-escrowed rate is for notes without an escrow account. Setup is $150 one-time; payoff is $50; NSF is $35.

Question 7

How common is seller financing in Texas?

Accepted Answer

Texas accounts for 24.7% of all U.S. seller-financed notes, the #1 state and roughly three times Florida (NoteInvestor / Advanced Seller Data Services, 2025). Residential notes make up 62% of that volume by count. Concentrating servicing on Texas statutes follows the size of the Texas market.

Question 8

What does Texas non-judicial foreclosure require under §51.002?

Accepted Answer

Texas default and non-judicial foreclosure are governed by Tex. Property Code §51.002. The statutory minimum is 41 days, a 20-day cure period under §51.002(d) plus a 21-day notice of sale, and the full process typically runs 60 to 120 days in practice. Sales are held the first Tuesday of each month. A defective notice can restart the foreclosure clock.

Topic	Moat Note Servicing	Note Servicing Center
Geographic focus	Texas only. Single-state operations.	California-based servicer; their loan-servicing page states they "service all over the country." A state-by-state licensed list is not published on their site; refer to their published materials and NMLS Consumer Access.
Headquarters	San Antonio, Texas.	Chowchilla, California (per noteservicingcenter.com).
Regulator / NMLS	Licensed Texas mortgage servicer and bonded, NMLS 1419346 (Texas SML).	NMLS #270925; California DRE #01488159 (per company listings).
Pricing model	Flat monthly per loan: $35 non-escrowed / $40 escrowed (escrow included).	Per-payment model: $25 per payment for standard servicing, per their published fee schedule.
Setup / boarding fee	$150 one-time per note.	$50 base (standard servicing); +$100 multi-lender, +$300 non-performing, +$500 AITD (wraps), per their published schedule.
Escrow administration	Included in the escrowed monthly fee.	Charged separately: +$100 setup and +$30 per payment, per their published schedule.
Payoff / NSF	$50 payoff statement; $35 NSF.	$30 demand request; $40 NSF, per their published schedule.
Wraparound / AITD servicing	Not serviced. Moat does not service wraparound or subject-to notes.	Serviced: AITDs (wraps) at +$500 setup and $50 per lender per payment, per their published schedule.
Non-performing loan onboarding	Performing, on-time loans only at boarding. Default work continues at the standard monthly fee once Moat is servicer of record; trustee fees pass through at cost.	Lists a non-performing note setup of $300, per their published schedule.
Texas Property Code §51.002 default work	Day-to-day practice in Texas counties: notice work, trustee coordination, post-sale reconciliation.	Refer to their published materials.

Note Servicing Center alternative for Texas notes

Moat and Note Servicing Center compared on what Texas lenders ask about

Flat monthly versus per-payment: which costs less?

Scope and jurisdiction

How a note moves from NSC to Moat

Note Servicing Center alternative, answered

Want a like-for-like quote against your NSC schedule?