by Matthew Russell Lee, Patreon Book Substack
SOUTH BRONX/SDNY, Nov 14 – Amid the Federal Reserve's proposal to cut 30% of its regulatory staff, Prosperity Bank has applied to the Fed to buy San Antonio-based Southwest Bank for $269 million.
Fair Finance Watch on November 7 commented to the Federal Reserve:
This is a timely first comment on the application by Prosperity Bancshares, Inc., to merge with Southwest Bancshares, Inc., and indirectly acquire Texas Partners Bank.
Fair Finance Watch has reviewed the just-released 2024 Home Mortgage Disclosure Act data of Prosperity Bank, not reviewed in any Community Reinvestment Act performance evaluation. In the state of Texas in 2024, Prosperity Bank denied 109 applications from African Americans while making fewer than half that, 40 loans - while it made fully 1502 loans to whites and denied only 904 applications. This is disparate.
In Oklahoma in 2024, Prosperity Bank denied three applications from African Americans while making only four loans - while it made fully 84 loans to whites and denied only 22 applications. Though lesser volume, this too is disparate.
Also for now consider: "Does anyone else find Prosperity Bank terrible? Should I go shopping for another bank. I don't know if this is the place to vent about this, but it seems that Prosperity Bank is constantly triggering fraud alerts and then it's extremely long waits on customer service calls to get them restored, and twice I have had all my cards canceled" and "I was with them since they were Legacy Texas and then Viewpoint and once Prosperity took over service completely tanked." Would that happen to Southwest?
The Federal Reserve Bank of Dallas responded that "please be advised that the Board will not consider the part of the comment that pertains to a proposal by the Federal Deposit Insurance Corporation (“FDIC”) regarding the FDIC’s procedures for insured nonmember bank branch applications. This part of the comment is considered non-substantive, and it does not relate to the statutory factors the Board considers in acting on an application under the Bank Holding Company Act."
Inner City Press has filed a second comment:
Earlier this evening Fair Finance Watch received from the FRB of Dallas a portion of the application, noting that a FOIA request was required for the rest. We have FOIA-ed, including communications: This is also a request of all records reflecting this delegated approval, including why it is listed as "addition" in the H2: Prosperity Bancshares, Inc., Houston, Texas—to acquire by merger American Bank Holding Corporation and thereby indirectly acquire American Bank, National Association, both of Corpus Christi, Texas.* Approved: October 28, 2025 *Addition We have courteously been told "This is a 'Reg Y request fulfillment' as delineated in the e-mail – and the Reserve Bank wished to fulfill this request as expeditiously as possible." But still do not understand it. The FRB of Dallas also ruled, in advance, that the Governors will not consider the portion of our first comment about the federal regulators' reduction of public notice. FFW believes that is a determination that must be made by the Board, not a Reserve Bank on a delegated basis. Fair Finance Watch has reviewed the just-released 2024 Home Mortgage Disclosure Act data of Texas Partners Bank, not reviewed in any Community Reinvestment Act performance evaluation - Surprisingly, Texas Partners lists only a loan to a white borrower. We are inquiring into this, as well as into what the FRB will do with the CFPB telling DDC it will receiving no more funds from the FRB and foreseeably close, along with the HMDA portal, at the end of 2025. FFW has petitioned the FRB on that - but that is apparently beyond the scope of this comment (to be determined by the Governors). In the portion of the Application provided, Prosperity gushes about its CRA and fair lending record without mentioning a 2023 condition imposed by the FDIC after comments by FFW. For the record on this application, this
How has Prosperity complied - given that Prosperity is not even disclosing the condition to the Federal Reserve, including on the record application approved under delegated and apparently expedited authority? A hearing is requested.
For now also consider: .
Galleria/Uptown, Houston, TX 010 Jun 15, 2024 I moved my account to Prosperity Bank several years ago for the convenience of ATM at the Hwy 59N and Little York location. Nearly all my banking is electronic. However, in planning for Texas hurricane season, I went inside to withdraw cash in case of emergency. I was asked "what the cash would be used for" This disturbed me, and I asked the teller, "What was the reason for the question?" The reply was bank security. I told her and was "then" issued my money". When did the bank teller become the guardian of how I spend my money? Dissatisfied! While in the bank, I noticed there were no African Americans employed at the bank or men other than the security guard who requires you to "take your hat off" before allowing you to enter. I asked why, and he said "bank policy." Once I finished the above referenced transaction. I asked to speak with the manager. As a behavior psychologist, I choose to ask about the glaringly obvious racial disparity. The manager said they had "three girls" that recently retired. I pointed out that this is a diverse community and representation matters, the reply was "we don't have a need for that" As soon as I can reroute my auto debits and deposits I will be withdrawing all my funds from this "ancient Institution" in cash
Aug 14, 2025 NEVER GET A LOAN WITH THIS BANK! I talked with Mark Schmultz, special assets manager, about an hour ago. Prosperity Bank accepted a fraudulent purchase contract document that the seller altered and gave to them through a mortgage company. I called to find out when my mortgage payments and banking fees would be returned, since the promissory note was obtained due to fraudulent circumstances. He started yelling that I had paid for a year and I wasn't getting any money back. I asked him why was he yelling at the victim. He never denied the purchase contract was a fraud, but they have my name on a promissory note and too bad for me. So unprofessional. Blatant thieves More to come.
FFW and Inner City Press have been deeply concerned about the rush by the Federal Reserve to rubber-stamp mergers by redliners, money launderers and predatory lenders. This has been killing the Community Reinvestment Act --
We note the FRS proposal to cut 30% of supervisory staff. Really?
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