- Counties
- Nueces, San Patricio, Aransas, Kleberg
- County seats
- Corpus Christi, Sinton, Rockport, Kingsville
- Metro population
- About 430,000
Three kinds of Coastal Bend paper
Most owner-financed notes around Corpus Christi fall into one of three groups. The first is in-town residential: older homes in Corpus Christi proper, sold by individual owners who carried the financing. The second is newer construction across the bay in Portland and Ingleside, where port expansion and LNG work have pulled in workers and developers have sold lots on terms. The third is coastal and rural land in Aransas and Kleberg counties, from Rockport homesites to brush-country acreage near Kingsville.
The common thread is exposure to the Gulf. Harvey came ashore near Rockport in 2017, and its effect on valuations and insurance pricing still shows up in escrow accounts today.
Wind, flood and force-placed coverage
Coastal properties often need more than one policy: a homeowner's policy, separate windstorm coverage where the regular carrier excludes wind, and flood insurance if the parcel sits in a mapped flood zone. On every escrowed coastal loan we track which policies are required, when each renews, and whether the premium has been paid.
When a policy lapses or a flood map is redrawn, Reg X §1024.37 controls what happens next. The borrower receives written notice and a reasonable window to provide proof of coverage. Only if they don't is coverage force-placed and charged to the loan.
Tax rates and reassessment
Effective rates in Nueces and San Patricio counties usually fall between 2.0 and 2.5 percent of market value. A typical bill combines county, city, school district and emergency services district levies, plus a hospital district in some areas. After a major storm, the appraisal district may lower values on damaged homes and raise them again once repairs are done, so the annual escrow analysis can swing in both directions over a few years.
If a storm hits a property on your note
- The borrower files a claim with the carrier.
- Claim payments generally name both the borrower and the lender, so the lender's endorsement is needed.
- We release funds for repairs according to the deed of trust and your direction, typically as work progresses.
- If you choose to give the borrower temporary payment relief, we service the loan on the terms you set and document them.
- The next escrow analysis reflects any change in the tax value or premium.
A note on Texas sale law
Under Tex. Property Code §51.002, trustee sales occur on the first Tuesday of the month at the county courthouse, in the area the commissioners court designates. Locally that means the courthouses in Corpus Christi, Sinton, Rockport and Kingsville. See the sale calendar for upcoming dates. Default and foreclosure support is available as a separate service on request. Ask us for a quote.
Corpus Christi questions
Do Portland and Ingleside notes get handled any differently?
No. San Patricio County follows the same state rules as Nueces. What changes is the tax office and appraisal district we work with for the escrow.
Will you track windstorm coverage separately from the homeowner's policy?
Yes. Each required policy is tracked on its own renewal date, so a lapse in one does not get missed because the other is current.
What does servicing cost for a coastal note?
The same as anywhere in Texas: $150 to set up, then $35 a month per note, or $40 with escrow. Details are on the pricing page.
This page is general information about servicing notes in the Corpus Christi area and is not legal advice. Insurance requirements, tax treatment and foreclosure procedure depend on the loan documents and current law; consult a Texas real estate attorney for your situation. Riverstone Note Servicing, LLC is a Texas-licensed mortgage servicer based in San Antonio and services notes across Texas.
