- What we do
- post payments, run escrow, answer borrowers, and issue 1098 and 1099-INT forms on your Texas notes.
- Who it fits
- family offices, private credit funds, trusts, and SPVs holding Texas real estate paper.
- How it is priced
- a published per-loan rate card, with volume terms quoted in writing per portfolio.
Riverstone is a licensed Texas mortgage servicing company that works only on notes secured by Texas property. A family office usually comes to us after the books have grown past what a spreadsheet, a bookkeeper, or a national call-center servicer can keep straight. Start with the fee schedule, read how a book moves over from another servicer, or see how we work with individual investors and land developers.
Schedule a ConsultationOnboard a Portfolio
Where servicing breaks for a growing office
Almost any servicer can post a check and mail a statement. The gaps show up later, in the questions an office asks once real money and outside reviewers are involved. Your fund administrator wants year-end interest income on the 1098s to match interest income in the portfolio ledger, to the penny. Your auditor wants a quarter of escrow activity rolled forward from opening balance to closing balance. A trustee asks which entity is the lender of record on a note that was assigned twice.
A servicer built for volume answers those questions slowly, or answers them with a generic export that someone on your staff has to rebuild. At that point the office has two choices: hire people and run servicing in-house, or hand the work to a specialist. For Texas paper, we are that specialist.
Reports built to reconcile
Our year-end portfolio figures tie to the same data that prints on each borrower's 1098 and 1099-INT, so your CPA is not reconciling two versions of the truth. Your lender portal at /login lets you pull reports when you need them rather than waiting on a request.
Anything that needs a lender decision, such as a payoff approval, a change to loan terms, or a response to a borrower dispute, is confirmed with you in writing before we act on it. We use dependable servicing software, and people on our side read the file when judgment is required. An office that runs its own operation can also keep its stack and place us behind it as the third-party servicer.
The pricing baseline
Every portfolio quote starts from our published rate card:
| Setup, per loan (one-time) | $150 |
| Monthly, per loan, no escrow | $35 |
| Monthly, per loan, with escrow | $40 |
| Late fees collected | Split 50/50 with the lender |
| Optional expedited boarding, per loan | $50 for a 48-hour turnaround |
| Research or correction when an intake file needs rework | $150 |
Loans must be current and performing on the day they board; we do not take delinquent or non-performing paper. For a larger book, we talk through the portfolio in a consultation and put volume terms in writing.
Boarding a portfolio, start to finish
The federal transfer rules are the same for one note or a hundred. The full walkthrough lives on our Texas servicer transfer page; here is the short version.
1. Send the onboarding form and documents
The form spells out the documents we need, originals or true copies. A complete package on day one is the single biggest factor in how fast the book goes live.
2. We load the loans
From form submission to active servicing usually takes 5 to 10 business days. Paying the optional $50 per loan expedite moves that to 48 hours. You get your lender portal login once the loans are in the system.
3. Borrowers get the transfer notice
If the loans are coming from another servicer, each borrower receives the required notice of servicing transfer, typically one combined letter from both servicers. For 60 days after the effective date, a payment sent to the old servicer cannot be treated as late.
4. Live servicing
We post payments, manage escrow, and send collected funds to you. Year-end tax forms go out by the IRS deadline of January 31.
Questions family offices and funds ask
Can you board a large portfolio with many loans at once?
Yes. A bulk transfer follows the same 12 CFR §1024.33 rules as a single loan. Every loan has to be current when it boards; anything delinquent or in foreclosure needs to be brought current or resolved with your existing servicer first. Plan on 5 to 10 business days from a complete submission, or 48 hours per loan with the $50 expedite. Bigger books take longer when the prior servicer is slow to release files.
How are volume terms set?
The published rates are the floor of the conversation: $150 setup, $35 or $40 a month per loan, a 50/50 late-fee split, the optional $50 expedite, and a $150 research fee when an intake file needs rework. For institutional volume, send us a portfolio summary and one representative loan. We review both in a consultation and reply with a written quote.
Can our loans sit in a trust, LLC, or SPV?
Yes. We service notes held by family limited partnerships, LLCs, special-purpose vehicles, revocable and irrevocable trusts, retirement plans, and self-directed IRAs through a qualified custodian. We report to, and borrowers see, whichever entity is lender of record on the loan documents. When ownership changes, for example a trust succession or an SPV refinance, we update our records on your written instruction and the borrower's experience does not change.
What happens if a serviced loan later falls behind?
Late charges and grace periods follow the terms of the note. Changes to loan terms are your decision, not ours, and we do not run loss mitigation or workout programs. Default and foreclosure support is available as a separate service on request. Ask us for a quote. If you are buying non-performing paper that needs immediate workout, a specialty NPL servicer is the better fit.
Which rules govern your servicing?
On the state side, Texas mortgage servicers are overseen by the Texas Department of Savings and Mortgage Lending. On the federal side, RESPA and Regulation X govern servicing transfers, escrow, and borrower statements; TILA covers its servicing provisions; and the Gramm-Leach-Bliley Act governs how borrower financial information is protected. We treat FDCPA standards as a baseline for how we talk to borrowers. Institutional clients can request supporting documentation.
Who handles regulator questions and borrower complaints?
We do the servicer's part. Transfer notices under 12 CFR §1024.33 are routine work for us. If a regulator inquiry or a complaint routed through a state agency touches a loan we service, we pull the file, respond inside the required window, and coordinate with your compliance counsel.
Can a fund keep its own operation and use you behind it?
Yes. Many funds want payment posting, escrow, and borrower reporting handled outside their own staff while they keep investor relations and underwriting in-house. The fund stays the lender of record, and we act as its third-party servicer under a written engagement.
This page is general information about servicing Texas mortgage notes, not legal, tax, or investment advice. Riverstone Note Servicing, LLC is a licensed Texas mortgage servicer based at 1602 N Interstate 35, San Antonio, TX 78208. We service only notes secured by Texas real estate. Service commitments for an institutional client are set out in that client's written engagement letter.
