Full-service Texas note servicing, one flat fee
Note servicing for Texas seller-finance and private mortgage notes. Payment posting, escrow, IRS 1098/1099 reporting, and Texas default and foreclosure work — priced in full, up front.
Moat manages your 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 — move your notes on 30 days' notice. The full fee schedule is below.
Moat is a licensed Texas mortgage servicing company for private and owner-financed notes secured by Texas property. We also subservice notes held behind a fund or family office, and move an existing book over from another servicer — here is how switching servicers works. Find the segment that fits your portfolio: private investors, land developers, and family offices.
WHAT'S INCLUDED
Everything the monthly fee covers
- Monthly payment collection (ACH, debit/credit card, check, online portal)
- Escrow account management (taxes, insurance, HOA)
- Borrower communication & support
- Late payment tracking & follow-up
- Year-end 1098 / 1099 tax reporting
- Monthly lender statements
- 24/7 online lender portal access
- Borrower payment portal
- ACH disbursements to lender
- Payoff & reinstatement calculations
- Insurance & tax tracking
PRICING
Setup Fee
$150 one-time
Payment collection only
Principal & interest (non-escrowed)
$35/month
Payment + escrow
We pay taxes, insurance & HOA (escrowed)
$40/month
Late Fees
(50% retained by servicer)
50/50 split
Rush / Expedite
(optional, 48-hour turnaround)
$50
Correction / Research
(extra research from inaccurate submission)
$150
Payoff Statement
(per request)
$50
NSF / Returned Payment
(per occurrence)
$35
Card Surcharge
(on card payments)
3%
Texas note types covered
TYPES OF NOTES SERVICED
The note types we service
Residential
Commercial
Land Contract
Vacant Land
Mobile/Manufactured
HOW IT WORKS
Onboarding in three simple steps
01
Submit
Send your loan documents through the onboarding form. The form lists what we need; having it ready upfront keeps boarding quick.
02
Set up & reviewed
Most files are active in 5–10 business days; a $50 expedite makes it a firm 48 hours. Your lender-portal login arrives by email once the loan is live in our system.
03
Go live
Borrower welcome letter (or, if we are taking over from another servicer, the required servicing-transfer notice). Lender portal active. First payment posts on schedule.
WHY CHOOSE US
Why Moat Note Servicing?
In business since 1997, a Texas-only servicer for seller-finance and private mortgage notes. Here is what that focus buys you.
Direct access, no call center
A lean shop — you deal with the people who service your note, not a call center.
Licensed Texas servicer
Moat is a licensed Texas mortgage servicer, bonded, NMLS 1419346 — verifiable on the NMLS registry.
Transparent Reporting
Online portal access, monthly statements, and year-end 1098/1099 forms so you can see exactly where your money is and where it is going.
FDIC-insured trust accounts
Client funds are held in FDIC-insured, reconciled trust accounts, kept separate from operating funds.
Ready to get started? Contact us today.
DEEPER READING
Texas-specific servicing topics
The statutes, timelines, and edge cases that show up in real Texas note files. Cited, current, and written by the servicer.
Default and Foreclosure Servicing
How we run a Texas default file from first delinquency through the post-sale wind-down.
The Texas Foreclosure Timeline
41-day minimum, 60–120 days typical. Each notice and the first-Tuesday sale explained.
Texas Property Tax Escrow
How Texas property-tax bills, due dates, and penalties flow through your escrow — including ag exemptions and multi-jurisdiction bills.
Texas Foreclosure Sale Calendar
Every first-Tuesday foreclosure-sale date for the year, with the top-10 county courthouses listed.
Texas Mortgage Servicing
One place that links all our Texas servicing and compliance guides.
Mortgage Servicing for Private Notes
How note servicing works for a Texas private lender, start to finish.
This is educational information, not legal, financial, or tax advice. Consult a licensed professional about your specific situation.
COMMON QUESTIONS
Texas note servicing, answered
Straight answers on pricing, onboarding, escrow, and how Texas note servicing works.
Not in Texas?
We service Texas notes only. Tell us where you need servicing and we will notify you if we open your state.
Request your stateReady to get started?
Submit your note details online and we'll handle the rest.