Texas Note Servicing Compared: How to Choose a Servicer for Your Texas Note
In business since 1997 (29 years) · Licensed Texas servicer and bonded under NMLS 1419346 · Default and foreclosure work runs under Tex. Property Code §51.002 · Headquartered in San Antonio
THE SHORT VERSION
Most note servicers take loans in every state. Moat services one: Texas. When you compare servicers for a note secured by Texas property, three facts are checkable before you sign: jurisdiction, pricing, and licensing. A Texas-only servicer runs default and non-judicial foreclosure on every file under Tex. Property Code §51.002 rather than across fifty statutory regimes. Moat’s full fee schedule is published, with $150 setup, $35 non-escrowed or $40 escrowed monthly, and $50 payoff, so you weigh a number, not an estimate. And it operates as a licensed Texas mortgage servicer, bonded, NMLS 1419346, verifiable on the NMLS registry. This page lays out those facts so you can hold any Texas servicer, named or not, to the same standard.
How is a Texas-only servicer different from a national one?
A national servicer spreads operations across fifty statutory regimes; a Texas-only servicer runs one. For a note secured by Texas property, the work that matters most — default and non-judicial foreclosure — is governed by Tex. Property Code §51.002, and the notice work has to be exact. A defective notice can restart the foreclosure clock. Moat services only Texas notes, so that single-jurisdiction focus means the same Texas mechanics on every file, whether you hold one note or a hundred-loan portfolio.
What should you compare when choosing a Texas note servicer?
Compare the three things you can verify in writing before boarding a single loan: where the servicer operates, what it charges, and what it is licensed to do. A Texas-only servicer concentrates its compliance on one state's statutes. Published pricing lets you total the real cost of servicing rather than a quoted range. A license number lets you confirm standing with the regulator. Moat publishes every fee up front; ask any servicer you compare for the same schedule in writing.
What does it cost to service a Texas note?
Moat publishes its full schedule rather than quoting on request. Setup is $150 one-time per note. Monthly servicing is $35 non-escrowed or $40 escrowed. A payoff statement is $50 and an NSF item is $35. Boarding a note typically takes 5–10 business days; the optional $50 rush targets a 48-hour turnaround on that boarding. Late fees collected are split 50/50. There is no contract; 30-day notice to terminate. The complete breakdown sits on the Texas note servicing pricing page.
How can you verify a Texas note servicer's licensing?
A servicer's standing is a matter of public record. Moat is a licensed Texas mortgage servicer, bonded, NMLS 1419346, verifiable on the NMLS registry. It is a servicer, not an originator; origination requires a Texas-licensed RMLO.
How common is seller financing in Texas?
Texas accounts for 24.7% of all U.S. seller-financed notes — the #1 state, roughly three times Florida (NoteInvestor / Advanced Seller Data Services, 2025). Residential notes make up 62% of seller-financed volume by count (NoteInvestor / Advanced Seller Data Services, 2025). For a market that size, concentrating servicing on Texas statutes is a structural choice, not a marketing one.
FREQUENTLY ASKED
Comparing Texas note servicers, answered
This is educational information, not legal, financial, or tax advice. Consult a licensed professional about your specific situation. See also our specific comparisons: FCI, Madison, Allied, August REI, Note Servicing Center, and Evergreen.
Move your Texas note to a licensed Texas servicer.
Want to compare a Texas note servicer against the facts above? Send your loan documents and we'll review them and quote the boarding.