Loan Servicing for Owner-Financed and Seller-Financed Notes
A licensed Texas mortgage servicer, bonded, NMLS 1419346 Established 1997 (29 years), headquartered in San Antonio Services only notes secured by Texas property, from $35 per loan each month
THE SHORT VERSION
Moat manages your owner-financed note 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. Pricing is simple and transparent: $35 per month non-escrowed, $40 escrowed, with a one-time $150 setup, and no contract — 30 days’ notice to cancel.
We are a licensed Texas mortgage servicing company built for owner-financed and seller-financed notes secured by Texas property. See the full fee schedule on our services and pricing page, or read how we handle default and foreclosure when a note falls behind. Find the segment that fits your portfolio: private investors and land developers. Already with another servicer? Here is how switching servicers works, with no missed payment cycle.
THE WORK
What does loan servicing for owner-financed notes cover?
When a seller carries a note on Texas property, the seller becomes the lender of record with specific, non-optional duties. A licensed loan servicer takes over the operational work: collecting and posting each payment the day it clears, maintaining a running payment history, handling borrower statements and correspondence, and administering escrow for property taxes, hazard insurance, and HOA dues so nothing lapses. At year end the servicer files IRS Form 1098 for the borrower and Form 1099-INT for the lender.
If a note falls behind, Moat keeps servicing it. We do not run loss-mitigation or loan-workout programs; any change to a loan’s terms is the lender’s decision. Foreclosure is a separate, lender-elected service: when the lender chooses to proceed, we coordinate the Texas non-judicial process under Tex. Property Code §51.002, which runs a 20-day cure period after a notice of default, then a 21-day notice of sale, with the sale held on the first Tuesday of the month. A defective notice can restart that clock, so the notices have to be exact.
SCOPE
What types of owner-financed notes does Moat service?
Moat services owner-financed and seller-financed notes secured by Texas real estate: residential, commercial, vacant and raw land, and contracts for deed under Tex. Property Code §5.061. Mobile and manufactured-home notes are also serviced. Wraparound and subject-to notes are reviewed case-by-case under Texas Finance Code Ch. 159; they are not a standing service line.
The servicing scope and fee structure are the same at every portfolio size. One seller-financed note or a book of fifty land-contract notes runs under the same Texas statutes. For large or institutional portfolios, volume terms are quoted in writing per portfolio. The base rate card is published in full on the pricing page.
This is educational information, not legal, financial, or tax advice. Consult a licensed professional about your specific situation.
THE TEXAS MARKET
How common is owner financing in Texas?
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 are 62% of the count; about 86% are originated by individuals doing a single deal. Total 2025 volume across the state was approximately $29.5 billion across 87,212 notes, with an average residential note of $272,856 at 76% LTV. Owner financing in Texas is not a niche; it is a standing segment of the state's real estate market.
FREQUENTLY ASKED
Loan servicing for owner-financed notes, answered
Move your Texas owner-financed note to a licensed servicer.
Every fee published up front.
- $150 setup
- $35/mo non-escrowed
- $40/mo escrowed
- No contract — 30-day notice to cancel