Your Texas note, serviced like it’s our own.
We collect the payments, hold the escrow, file the tax forms and answer the borrower calls on seller-financed and private mortgage notes — for lenders who would rather own notes than chase them.
A small Texas servicer. On purpose.
Riverstone is an independent, San Antonio–based servicer for seller-financed and private mortgage notes. We keep the book small enough to know every file, and we answer the phone.
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Texas only, every county
Texas homestead, escrow and licensing rules differ from other states. We apply one state’s rules on every file — from Bexar to Lubbock to the Valley.
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Every fee in writing
$35 a month per note, $40 with escrow, $150 to set up. The whole schedule is on the pricing page, and there’s no long-term contract.
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A person picks up
Call (210) 346-9827 during business hours and you reach the people who service your note. No call center, no ticket queue.
Four jobs, done the same way every month.
Servicing is unglamorous work that only matters when it goes wrong. We keep a clean payment history on every loan so the day you sell the note or the borrower refinances, the record is complete.
Payment collection
Borrowers pay by bank draft, debit card, check or the online portal. We post every payment to the amortization schedule the day it lands and charge late fees exactly as the note reads.
- ACH auto-pay
- Card & check
- Late-fee tracking
- Payoff quotes
Escrow for taxes & insurance
We set aside the property tax, hazard insurance and HOA dues from each payment and pay the county and the carrier on time — so nothing lapses and no tax lien jumps ahead of your note.
- Jan 31 county deadline
- Insurance tracking
- Annual escrow analysis
- HOA dues
Statements & tax forms
Monthly statements to the borrower, a lender portal you can check any hour, and the year-end 1098 and 1099 filed for you by January 31.
- Form 1098
- Form 1099-INT
- Lender portal
- Monthly statements
Borrower service
Borrowers get a welcome letter, a portal login and a person to call. Late payments get a reminder and a notice on the schedule the note sets, and you see every contact in the file.
- Welcome packet
- Late notices
- Payoff statements
- Phone & email support
Where every dollar goes.
Every month, on every loan, the same path: in from the borrower, set aside for the county and the insurer, out to you — posted, reconciled and on the record.
By bank draft, card, check or the portal — posted to the loan the day it lands.
$306.25 for the county tax bill and $155.00 for insurance, held in trust until they’re due.
One published fee per loan. Late fees, when collected, are split 50/50 with you.
Principal and interest by ACH on schedule, with the statement waiting in your portal.
Illustration: a $148,500 seller-financed note at 8.25% over 30 years, with taxes and insurance escrowed.
Two sides of every note.
Lenders hire us. Borrowers pay us. Both get a person on the phone during business hours and a clean record of every dollar.
For lenders & note holdersYou carry the note. We do the servicing.
- Seller-financed homes, land and commercial notes
- Monthly ACH disbursements and a lender portal
- Boarded in 5–10 business days
For borrowersPay your note, see your balance, reach a person.
- Pay online by bank draft, card or check
- Payment history and escrow detail any time
- Payoff statements usually within 48 hours
Wherever the property sits in Texas.
One state, one set of rules, applied the same way on every file — from the Valley to the Panhandle. Pick a metro for its sale location, tax quirks and the counties we cover.
AustinPrivate and seller-financed note servicing across Travis, Williamson, Hays, Bastrop and…
BeaumontNote servicing for private lenders in Beaumont, Port Arthur and the Golden Triangle:…
Corpus ChristiPrivate note servicing for the Coastal Bend: Nueces, San Patricio, Aransas and Kleberg…
Dallas-Fort WorthPrivate and seller-financed note servicing across the nine core DFW counties: payment…
El PasoPrivate note servicing for El Paso and Hudspeth counties: payment posting, escrow for one…
Texas Hill CountryServicing for Hill Country land and home notes across 11 counties: ag and wildlife…
HoustonPrivate note servicing for Harris, Fort Bend, Montgomery, Brazoria, Galveston, Liberty and…
LubbockPrivate note servicing for Lubbock and the South Plains: payment posting, escrow on town…
Rio Grande ValleyPrivate note servicing for Hidalgo, Cameron, Starr and Willacy counties: payment posting,…
San AntonioLocal note servicing for San Antonio private lenders across Bexar and the surrounding…
Tyler-LongviewPrivate note servicing for East Texas: Smith, Gregg and surrounding counties. Timberland…
Waco-KilleenPrivate note servicing for McLennan, Bell, Coryell and Falls counties: payment posting,…Every fee, published.
Most servicers make you ask. Here is the whole schedule. One flat monthly fee per loan, the same for your first note or your fiftieth, and no contract holding you in.
What would my portfolio cost?
Estimate from published fees. Larger books — ask about portfolio terms.
Fee schedule
Per loan · no contract
County tax bills don’t wait. Neither do we.
Texas property taxes come due January 31, and an unpaid bill becomes a lien that outranks your note. On escrowed loans we collect a share every month and pay the county and the insurer before the deadline.
Bills go out in October. Penalties and interest start February 1.
How our escrow service worksRun the numbers first.
Free tools and plain-English reading for Texas note holders — no sign-up. All resources
Mortgage payment calculator
Monthly payment, balloon and a month-by-month amortization schedule.
Read more
Texas foreclosure sale calendar
Every first-Tuesday sale date and its Notice of Sale deadline.
Read more
Moving from another servicer
The 60-day transfer and our step-by-step boarding checklist.
Read moreWhat lenders and borrowers ask us.
Holding a note outside Texas? We don’t service it yet — let us know which state and we’ll let you know if we open there.
Is Riverstone licensed?
Yes. Riverstone is a licensed Texas mortgage servicer, registered with the Texas Department of Savings and Mortgage Lending. We service loans; we don’t originate them.
What does Riverstone do for a note holder?
We run the loan for you each month: collect and post payments, manage escrow, send statements and notices, pay you, and file the year-end tax forms. You keep the note and the decisions.
How much does it cost?
$35 a month per loan, or $40 with escrow, plus a one-time $150 setup. No long-term contract. The full fee schedule is on the pricing page.
Move your Texas note to a servicer that picks up the phone.
$35 a month per note, $40 with escrow, $150 to set up. No contract — leave on 60 days’ notice.