- Counties
- Jefferson, Orange, Hardin, Newton, Jasper
- County seats
- Beaumont, Orange, Kountze, Newton, Jasper
- Metro population
- About 400,000
Lending in the Golden Triangle
Beaumont, Port Arthur and Orange sit on one of the largest concentrations of refining and petrochemical plants in the country, and the local economy rises and falls with that work. Seller-financed paper in Jefferson and Orange counties is mostly modest single-family homes. Farther north, in Hardin, Jasper and Newton counties, it shifts toward wooded acreage and rural homesites.
Plant schedules shape borrower cash flow. Contractors and maintenance crews can earn heavily during a turnaround and then go quiet for months. A borrower who pays early and often in one quarter may run tight in the next, so prompt, documented contact after a missed payment is part of normal servicing here. Whether to change a loan's terms is always the lender's decision.
Storms, flood zones and insurance
Rita, Ike, Harvey and Laura all hit this stretch of coast, and each one left behind reassessed values, rewritten flood maps and higher premiums. On an escrowed note, insurance is often the line item that moves the most from one year to the next.
- Flood coverage. Properties in a mapped special flood hazard area generally need an NFIP or private flood policy. We record the zone at boarding and confirm the policy stays in force each year.
- Lapsed coverage. If a policy lapses, Reg X §1024.37 sets the notice sequence before force-placed coverage can be charged to the borrower, and we follow it.
- Claim checks. After a storm, insurance proceeds are usually payable jointly to the borrower and the lender. We handle the lender's side of endorsing and releasing funds according to the deed of trust and your instructions.
Property tax in Jefferson and Orange counties
Effective rates in Southeast Texas tend to run around 2.1 to 2.6 percent of market value. On top of the city, county and school district (Beaumont ISD, Port Arthur ISD and Nederland ISD are the largest), many parcels also pay drainage district and navigation district levies. A damaged property may be revalued downward the following year, and the annual Reg X escrow analysis adjusts the monthly deposit to match.
Texas sale rules, for reference
As a matter of state law, Texas trustee sales happen on the first Tuesday of the month at the courthouse of the county where the property is located, in an area set by that county's commissioners court. For this region that means the courthouses in Beaumont, Orange, Kountze, Newton and Jasper. Upcoming dates are on the sale calendar. Default and foreclosure support is available as a separate service on request. Ask us for a quote.
Beaumont questions
A hurricane damaged the house. What happens with the note?
The borrower files with their carrier, and the payout is generally issued to both the borrower and the lender. We work through the release of those funds with you and the borrower under the terms of the deed of trust. Payments are still due unless you, as the lender, agree to something different in writing.
Do you check flood insurance every year?
Yes, on escrowed loans and on any loan where the deed of trust requires flood coverage. If the map changes or the policy lapses, the borrower gets notice and time to replace it before anything is force-placed.
Does the rate card change for Southeast Texas?
No. Setup is $150 one time, and monthly servicing is $35 per note, or $40 with escrow, anywhere in Texas. See pricing.
This page is general information about note servicing in the Beaumont-Port Arthur area, not legal advice. Insurance, tax and foreclosure questions depend on your documents and current law, so consult a Texas real estate attorney before acting on a specific loan. Riverstone Note Servicing, LLC is a Texas-licensed mortgage servicer based in San Antonio that services notes throughout the state.
