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Escrow Services, Inc.

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Mandeville, LA
Escrow Services, Inc.

Escrow Services, Inc. has been closing and servicing Bond for Deeds and other owner-financing options in Louisiana since 1985.

With decades of service in Bond for Deed, land contracts, & more, we’re trusted by Real Estate Professionals, Buyers, & Sellers.

07/20/2026

Many homebuyers assume that **Private Mortgage Insurance (PMI)** is simply part of buying a home with less than a 20% down payment.

That's true for many conventional mortgages—but it isn't true for every path to homeownership.

Because a **bond for deed** is a form of seller financing rather than a traditional mortgage loan, PMI generally isn't part of the transaction. That doesn't automatically make it the better choice, but it does mean buyers and sellers have more flexibility to structure an agreement that fits their individual circumstances.

In the latest installment of our **Bond for Deed Flexibility Series**, I explain:

• Why lenders require PMI on many conventional loans
• How PMI affects the total cost of homeownership
• Why bond for deed transactions are structured differently
• When seller financing may be a practical alternative to traditional financing
• Important considerations for buyers and sellers in Louisiana

Bond for deed isn't a replacement for conventional financing, nor is it the right solution for every transaction. But for buyers who don't fit traditional underwriting guidelines—or sellers looking to expand their pool of qualified buyers—it can be a valuable option worth understanding.

Read the full article here:
https://www.escroserv.com/bond-for-deed-information/bond-for-deed-flexibility-series-4-avoiding-private-mortgage-insurance-pmi-through-a-bond-for-deed/

Have you encountered situations where seller financing provided a better solution than a conventional mortgage? I'd be interested to hear your perspective.

One of the most frustrating costs for many homebuyers using conventional financing is Private Mortgage Insurance, commonly known as PMI. PMI is required when a borrower puts down less than 20% on a conventional mortgage loan. While it protects the lender — not the borrower — it becomes an additi...

07/13/2026

Many real estate owners focus on finding a buyer. Fewer think about how the structure of the sale can help achieve broader financial goals.

One of the most overlooked advantages of a Bond for Deed is its flexibility. Beyond helping facilitate a sale, it can also be used as a strategic tool for estate planning and, in certain situations, spreading capital gains recognition over time through installment sale treatment.

In the latest installment of our Bond for Deed Flexibility Series, we explore how sellers may be able to:

✅ Create predictable income streams
✅ Transfer wealth more efficiently to family members
✅ Structure sales with long-term planning in mind
✅ Potentially defer recognition of capital gains rather than receiving everything in a lump sum
✅ Leverage the unique flexibility that owner financing can provide

For property owners, investors, and advisors, understanding these possibilities can open the door to opportunities that traditional cash sales may not offer.

🔗 Read the full article: https://www.escroserv.com/bond-for-deed-information/bond-for-deed-flexibility-series-3-using-bond-for-deed-sales-for-estate-planning-and-capital-gains-deferral/

Another situation where Bond for Deed transactions appear frequently is among long-time real estate investors who are beginning to plan their estates. Many of these investors purchased rental properties decades ago and now own them free and clear or with substantial equity. Over time, the appreciat...

06/29/2026

What if your financing strategy could do more than just get a deal done—what if it could protect your position along the way?

In Part 2 of the Bond for Deed Flexibility Series, we take a closer look at how a Bond for Deed structure can offer a unique, temporary layer of asset protection during the early stages of ownership.

This isn’t something most buyers—or even many professionals—fully consider. But when structured correctly, a Bond for Deed can create separation between equitable ownership and legal title in a way that may help reduce certain exposures while a buyer is building equity and stabilizing their financial position.

Like all strategies, it’s not one-size-fits-all—but understanding how and when it works can open up new ways to think about risk, control, and flexibility in real estate transactions.

If you're advising clients or exploring creative financing options, this is a perspective worth adding to your toolkit.

Read the full article here 👇

https://www.escroserv.com/bond-for-deed-information/bond-for-deed-flexibility-series-2-how-a-bond-for-deed-can-temporarily-protect-assets/

One of the most misunderstood features of a Bond for Deed transaction is that the buyer receives possession and the economic benefits of homeownership, while legal title remains with the seller until the contract is paid off or refinanced. While this structure is primarily used to help buyers obta...

06/22/2026

In today’s market, the biggest hurdle to homeownership often isn’t the monthly payment — it’s the cash required to close.

Traditional mortgage transactions can require thousands in prepaid taxes, insurance, and lender fees, putting real pressure on buyers before they ever get the keys.

A Bond for Deed can offer a practical alternative.

In this first post of our Bond for Deed Flexibility Series, we break down how this structure can significantly reduce upfront costs by eliminating many lender-driven expenses — and even allow buyers to apply more of their cash toward the down payment instead.

It’s not a replacement for conventional financing, but it can be a smart bridge when liquidity is the issue.

👉 Read more: https://www.escroserv.com/bond-for-deed-information/bond-for-deed-flexibility-series-1-how-a-bond-for-deed-can-materially-reduce-closing-costs/

In today’s real estate environment, many borrowers struggle to bring enough cash to the closing table. Between rising insurance costs, higher interest rates, and the increasing reality that buyers may now pay their own agent’s commission, the total funds required to close a conventional mortgage...

06/17/2026

When structuring a seller-financed deal, this question often comes up:

“Should we use a Bond for Deed or a private mortgage?”

At first glance, a private mortgage seems simpler — title transfers at closing, and the seller holds a note. But in practice, the real difference shows up when things don’t go as planned.

In this latest article, I break down why many sellers in Louisiana choose a Bond for Deed instead — especially when there is an existing mortgage on the property or concerns about default.

Here’s the key distinction:

With a Bond for Deed, title remains with the seller, and default can often be resolved through a statutory cancellation process (without judicial foreclosure).

With a private mortgage, title transfers to the buyer — and if payments stop, the seller may be forced into a full foreclosure proceeding that can take months and involve significant cost.

That difference can fundamentally change the risk profile of the transaction.

Of course, there are tradeoffs — including potential liability exposure — which is why structure matters.

If you’re advising clients on seller financing, this is a distinction worth understanding.

👉 Read the full article here: https://www.escroserv.com/bond-for-deed-information/bond-for-deed-fact-10-why-choose-a-bond-for-deed-instead-of-a-private-mortgage/

A common question from sellers is whether it makes more sense to use a bond for deed or a private (seller-financed) mortgage. The first question is whether there is mortgage on the property. If the answer is yes, the Bond for Deed is the preferred alternative in that the title remains with the selle...

06/08/2026

One of the most common questions in seller financing is simple:

What happens if the buyer stops paying?

In Louisiana, a Bond for Deed is not a “free-for-all.” It’s governed by a structured legal process that protects both parties.

In this article, I break down:
• The required 45-day notice and cure period
• What sellers must do before taking action
• Why cancellation—not foreclosure—is the remedy
• How this structure reduces time, cost, and uncertainty compared to traditional financing [escroserv.com]

Understanding this process is critical for buyers, sellers, and agents working with owner-financed transactions.

👉 Read the full article https://www.escroserv.com/bond-for-deed-information/bond-for-deed-fact-9-what-happens-if-the-buyer-does-not-pay/

One of the most common questions asked by bond for deed sellers is: “What happens if the buyer stops making payments?” In Louisiana, this situation is governed by specific statutory requirements, and the process is both structured and protective of all parties. Mandatory Notice and Cure Period I...

06/01/2026

Bond for Deed Fact #8: What Happens If a Party Dies?

A common misconception:

👉 “Does a bond for deed terminate if the buyer or seller passes away?”

It doesn’t.

A properly structured bond for deed is a heritable contract—it survives the death of either party.

That means:
• The buyer’s interest passes to their heirs
• The seller’s rights pass to their estate or successors
• The agreement continues according to its original terms

Why this matters -

This continuity is critical for:
➡ Estate planning
➡ Long-term transactions
➡ Protecting both parties’ interests over time

A bond for deed isn’t just a short-term arrangement—it’s a durable legal structure.

📖 Read the full explanation here:
https://www.escroserv.com/bond-for-deed-information/bond-for-deed-fact-8-a-bond-for-deed-is-a-heritable-contract-death-does-not-terminate-the-agreement/

A question that occasionally arises from both buyers and sellers is: “What happens if one of the parties dies?” This concern is especially common when the bond for deed seller is elderly, but it applies regardless of age on either side of the transaction. In Louisiana, a bond for deed is a herit...

05/18/2026

Bond for Deed Fact #7: There’s a Mortgage Most People Don’t See

When people think about a bond for deed, they usually focus on one thing:
👉 The seller keeps legal title until the contract is paid.

But there’s another critical piece that often gets overlooked:
Every properly structured bond for deed includes a special mortgage — granted by the seller to the buyer.

Why? Because even though the seller holds title, the buyer still needs protection.

That special mortgage:
• Secures the buyer’s equitable interest
• Establishes priority in the public records
• Protects the buyer against third-party claims affecting the property

In other words, it’s what balances the structure.

Without it, the transaction becomes significantly riskier for the buyer.

Why this matters

A bond for deed isn’t just “seller financing.”

It’s a carefully structured legal framework designed to protect both sides of the transaction.

Understanding that structure is what separates a properly drafted contract from a problematic one.

📖 Full breakdown here:
https://www.escroserv.com/bond-for-deed-information/bond-for-deed-fact-7-a-bond-for-deed-includes-a-special-mortgage-granted-by-the-seller-to-the-buyer/

A properly drafted bond for deed contains a feature that many people find counterintuitive: a special mortgage. This special mortgage is not given by the buyer to the seller. Instead, it is a mortgage granted by the bond for deed seller to the bond for deed buyer. Why This Seems Backward—but Isn.....

Address

450 N. Causeway
Mandeville, LA
70448

Opening Hours

Monday	8am - 4pm
Tuesday	8am - 4pm
Wednesday	8am - 4pm
Thursday	8:15am - 4pm
Friday	8am - 4pm

Website

http://www.escroserv.com/

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