- Counties
- Smith, Gregg, Anderson, Cherokee, Henderson, Rusk, Upshur
- County seats
- Tyler, Longview, Palestine, Rusk, Athens, Henderson, Gilmer
- Population
- About 450,000 across the Tyler and Longview metros
Notes in the Piney Woods
East Texas is pine forest, lakes and old oil country, and the private notes reflect it. Around Tyler you find subdivision homes and lots. In Anderson, Cherokee and Henderson counties, buyers pick up wooded acreage, hunting land and lake lots around Cedar Creek and Lake Palestine. Gregg, Rusk and Upshur sit on top of the East Texas oil field, and land there often carries a long history of mineral leases.
Mineral rights and what the lien covers
In the old oil-field counties, the mineral estate has frequently been split off from the surface decades before the current sale. A seller may have owned only the surface, or may have kept the minerals when selling. That affects what the deed of trust actually secures. At boarding we read the legal description and the deed of trust to confirm what the lien covers, and we flag unusual mineral arrangements for you to review with your attorney.
Timberland valuation and rollback
East Texas effective tax rates are lower than the state average, around 1.6 to 2.1 percent of market value. Many rural tracts qualify for timberland valuation under Tex. Tax Code §23.71 and following, or for agricultural or wildlife valuation, and are taxed on productivity value rather than market value.
The catch is what happens when the use changes. If timberland is cleared for homesites or otherwise taken out of qualifying use, the Tax Code imposes an additional tax that recaptures prior years' savings. A buyer who builds on a timbered tract can trigger it without realizing. We note the valuation type when the loan is boarded and watch for changes at each annual escrow review.
Sale law in East Texas
Each of these counties conducts its own first-Tuesday trustee sales at its courthouse under Tex. Property Code §51.002. Smith County sales are held in Tyler and Gregg County sales in Longview. This is a summary of state law, offered for context. See the sale calendar for upcoming dates. Default and foreclosure support is available as a separate service on request. Ask us for a quote.
East Texas questions
Do you service notes on timberland?
Yes. Escrow is based on the timber-valued bill, and the valuation status is checked every year so a change does not surprise you or the borrower.
What about a deer lease tract or a lake lot?
Recreational land in Henderson, Anderson, Cherokee and nearby counties is serviced like any other Texas note. If the tract has wildlife or agricultural valuation, the escrow reflects it.
Does servicing cost more for rural East Texas land?
No. It is $150 to set up and $35 a month per note, or $40 with escrow, statewide. See pricing.
This page is general information about servicing notes in the Tyler-Longview area and is not legal advice. Mineral rights, special valuation and foreclosure procedure depend on the specific property and documents, so consult a Texas real estate attorney before acting. Riverstone Note Servicing, LLC is a Texas-licensed mortgage servicer based in San Antonio.
