For Texas new-construction homeowners
Find the money hiding in your closing.
Builders prorate closing taxes on last year's land-only value. The real bill lands months later, and the average buyer quietly absorbs a $1,500 to $4,000 gap. Recoverly finds it, verifies your paperwork, and preps the letter that gets it back.
- Free 60-second check. See your number before you pay anything.
- Flat pricing: $99 DIY kit or $299 done-for-you Concierge. Never a percentage.
- You stay in control. Every letter needs your signature, and we never negotiate with your builder.
Free Tax Gap Check
60 sec · no account
Show them the math
Say you closed on February 19. Your builder owned the home for 50 days of the tax year, but they credited you based on the empty lot. When the county's real bill landed in October, their true share was nearly eight times what they paid you at closing.
The standard Texas contract already obligates them to settle the difference. Most buyers never ask, because asking means proving it. Recoverly turns your Closing Disclosure and county tax bill into builder-ready math, then writes the ask for you.
Worked example · 2025 closing
- Actual annual tax bill
- $16,800.00
- Builder's true 50-day share
- $2,301.37
- Credited at closing
- $290.41
- Recoverable gap
- $2,010.96
How it works
- 1
Run the free check
Three numbers from paperwork you already have. We compute the builder's true share of the real tax bill, instantly, and tell you whether you're looking at a recoverable gap or just escrow shock.
- 2
We prep the paperwork
Upload your Closing Disclosure and tax bill. Our automated audit validates everything and merges your facts into a Texas-specific demand letter, citing the tax proration clause of the standard Texas purchase contract (TREC) and the 60-day notice under the Texas consumer-protection act (DTPA).
- 3
Mail it your way
DIY: print, sign, and send certified with our checklist. Concierge: sign online and we print, mail, and track it for you. Either way, we watch the calendar and hand you clear next steps for whatever the builder does.
Already mailed and waiting? Recoverly keeps working: automated check-ins at days 14, 30, 60, and 90, plus clear next steps for whatever the builder does, including nothing.
Concierge · $299 flat
Skip the post office. Skip the guesswork.
The DIY kit hands you a verified letter and a checklist. Concierge runs the rest: a second set of eyes on your numbers, certified mailing in your name, live delivery tracking, and a plain-English read on whatever your builder sends back.
Still not a law firm, still your letter. You approve and sign everything, and we never negotiate with your builder. We check data, prepare documents, and mail what you approved. That's the whole job, done carefully.
A reviewer re-checks your numbers
Before anything mails, a Recoverly reviewer compares what you entered against your Closing Disclosure and county tax bill, line by line. A data-accuracy check, typically cleared within one business day.
You read the letter and sign online
The final letter sits on your case page. When it reads right to you, sign with your typed name. Nothing is ever sent without your signature.
We mail it certified, in your name
Printed and sent by USPS Certified Mail with an electronic return receipt. The letter comes from you and speaks for you. We are the printer, the stamp, and the trip to the post office.
You watch it land
Printed, accepted by USPS, delivered: every milestone shows on your case page, and the signed delivery receipt is stored with your records.
Builder replies come back decoded
An offer, a denial, a letter from their lawyer: upload it, and typically within one business day you get a plain-English read and your clearest next move, ready to act on in one click.
Silence has a schedule too
Check-ins at days 7, 14, 30, 45, 60, 75, and 90, counted from the day your letter actually mailed. If the case outgrows self-help, you get an organized handoff packet to take to a Texas attorney.
Pay once, only if there's money to recover
The check and the full audit are free. Typical gaps run $1,500 to $4,000 against a flat $99 or $299 fee, and you see your number before you pay. If the gap is under $50, your case closes and you owe nothing.
DIY Claim Kit
$99
Your recovery, on your terms. We verify everything; you print, sign, and mail.
- Automated audit validates your math against your documents
- Texas-specific demand letter, ready to sign
- Certified-mail instructions and checklist
- Check-ins at days 14, 30, 60, and 90 with next steps
Concierge Package
$299
You approve and sign online. We re-check the numbers, mail it certified, and decode every reply.
- Everything in the DIY Claim Kit
- A reviewer double-checks your numbers before anything mails
- Sign online; we print and mail via USPS Certified Mail
- Live delivery tracking, return receipt kept on file
- Every builder reply decoded, with your next move attached
- Attorney-ready handoff packet if the case outgrows self-help
We would rather show you your own number than a stranger's. Run the free check and see your exact gap before you pay a dollar.
Fair questions
Is Recoverly a law firm?
No. Recoverly is a self-help tool. We do the math, check your paperwork, and fill in a fixed letter template with your facts. Every letter is yours: you review and sign it, and we never negotiate with your builder. With the DIY kit you mail it yourself; with Concierge we print and mail the letter you approved, acting only as your mailing agent. Nothing here is legal advice.
Where does the gap come from?
At a new-construction closing, the builder credits you for their share of the year's property taxes. But the bill doesn't exist yet, so they estimate from last year's value: usually the empty lot. When the real bill arrives with a house on it, the credit is often short by $1,500 to $4,000. The standard Texas contract (TREC Paragraph 13) says they owe the difference. It hits hardest on closings from January through September, before the year's bill existed.
My escrow payment shot up. Is that the same thing?
They often arrive together, but they're different problems with different fixes. An escrow shortage is between you and your lender: the monthly estimate was too low, so your payment rises to catch up. An appraisal protest or homestead exemption is between you and the county. The proration gap is between you and your builder: their closing credit was based on land-only value, so they underpaid their share of the year's bill. Recoverly checks only the builder piece. If your proration looks right, the free check says so and you pay nothing.
Is this like those services that charge to file a homestead exemption?
No. Filing a homestead exemption is free, and anyone charging for that form is selling paperwork your county gives away. Recoverly doesn't sell county forms. We audit your Closing Disclosure against the real tax bill, compute the exact shortfall, organize your evidence, and prepare a demand letter grounded in your purchase contract. And you see your number before you pay a dollar.
What if the builder ignores the letter?
The letter includes a DTPA 60-day notice, which builders take seriously. We track the response window and check in with clear next steps at days 14, 30, 60, and 90; Concierge tightens that to seven check-ins counted from the day the letter actually mailed. If they refuse, you get small-claims filing guidance or an organized handoff packet to take to a Texas attorney.
What does it cost?
The check and the full audit are free. If we find a gap over $50, recovering it costs a flat $99 or $299. With the $99 DIY Claim Kit, we verify everything and you print, sign, and mail. With the $299 Concierge, a reviewer re-checks your numbers, you sign online, and we mail it certified, track delivery, and decode every builder reply. No subscription, and we never take a percentage of your money.
What does Concierge actually handle?
The parts people dread. A Recoverly reviewer compares your numbers against your documents before anything mails. You sign online; we send the letter by USPS Certified Mail with an electronic return receipt, and tracking shows on your case page. When the builder responds, you typically have a plain-English read and a recommended next step within one business day. For comparison, flat-fee attorney demand-letter services in Texas list at $575 and up; Concierge is $299, and the letter is still yours, in your name.