Banker & Tradesman's Fast 50

The Fast 50 of 2023
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CUs, Small Mutuals Find Wins
Multifamily Investments Mean ‘Still Healthy’ Appetite for Borrowing

By Nika Cataldo
Banker & Tradesman Staff

While the state’s regional banks face liquidity pressures and have tightened their credit standards so far this year, Massachusetts’ smaller credit unions and mutual banks saw skyrocketing growth in commercial loan volumes in the first six months of the year. 

Appetite for commercial lending continues to be healthy in Massachusetts, said Bryan Regele, vice president of commercial lending at Webster First Federal Credit Union, given the active life science and tech sectors driving economic growth in the state. 

The Fast 50, compiled from data collected by The Warren Group, publisher of Banker & Tradesman, reveals the 50 fastest-growing lenders in Massachusetts for the first six months of the year, compared to the same period a year ago. 

This year’s analysis ranked Abington Bank and bankESB, both part of $4.5 billion-asset Hometown Financial Group, and Webster First as third, fourth, and fifth fastest-growing commercial real estate lenders in the first half of 2023, respectively. 

Multifamily Beats Out Office 

The $1.4 billion-asset Abington Bank saw a 659 percent jump in CRE loan volume, amounting to $26.84 million in the first half of 2023 versus $3.54 million the same time last year. The $1.7 billion-asset bankESB also experienced a 385 percent acceleration, registering $87.4 million in commercial loans in the first six months of 2023 from the $18.02 million the same period in 2022. 

Hometown Financial Group CEO Matthew Sosik said bankers at both Abington Bank and bankESB were successful in putting long-term customer relationships to work and had not focused on transactional accounts, while Abington Bank also benefitted from talent acquired when it purchased Envision Bank, which helped drove more loans into the group. 

Despite the dampened commercial office space due to remote work setups, Sosik said, CRE lending remains afloat due to the bright prospects in multifamily investment properties catered to the biotech sector. 

“The remote work paradigm from the pandemic jolted the office sector very quickly, which drove demand down. An example is if you have 50,000-square-foot of office space and heading into the pandemic, you now need only 10,000 square feet, and that’s 40,000-square-foot gap that will automatically go on the market,” Sosik said. “But on the bright side…We’re seeing long-term owners say, ‘OK, we’re not going to fight this new shift and we’re going to repurpose our space and resources for the next decade.’” 

Regele, of Webster First, said the credit union also saw good demand for its commercial real estate loans. Warren Group data shows Webster First commercial loans jumped by 362 percent to $30.8 million in the first half of the year compared to $6.67 million in the six-month period the previous year. 

“There’re still opportunities for commercial lending in regards to development projects and purchases. Refinancing opportunities have certainly gone down due to the function of the interest rate market today…but a lot of the opportunities has to do with the strides that this state has made in creating high-paying jobs in biotech and tech-heavy sectors,” Regele said. 

“Commercial lending is less sensitive to interest rates compared to residential consumer lending. With residential and consumer lending, [borrowers] may delay moving or purchasing a new car based on the interest rates. Whereas in commercial lending, if the project or the purchase still makes sense from a dollar-and-cents standpoint right there, [the borrower] is still going to make money even though the rate is higher. They will still go forward with the purchase,” he added. 

CUs Found an Opening 

Regele noted that his and other credit unions were well-positioned to capitalize on the current demand for commercial loans as bigger banks slowed their lending due to liquidity concerns and higher funding costs. 

According to the Warren Group data, Webster First doubled the number commercial loans it made in the first half of 2023, from nine to 18, making it the sixth-fastest-growing lender in this category in the state. 

Webster First was efficient in its networking and conversion of prospects to loans. Being member-focused, Webster First has always approached each member’s situation in a unique and personalized way, according to the member’s specific needs, Regele said. 

“We have a network of centers of influence that will refer people to us, and a lot [of our customers] were referred through word of mouth. They eventually see how easy we are to do business with, from cradle to closing. We are high-touch, very responsive, very communicative and that really goes a long way in today’s market, especially when a lot of the large regional [banks and credit unions] are kind of pulling back due to liquidity issues that they’re faced with,” he said. 

A majority of Webster First’s commercial loan portfolio is composed of investment properties such as apartment buildings . 

Webster First is one of the larger credit unions in Massachusetts with $1.2 billion in assets and broad customer reach with 14 branches in four counties: Worcester, Suffolk, Middlesex, and Essex. 

Rates to Pressure Lending in ’24 

Heading towards the end of the year until 2024, Hometown Financial’s Sosik foresees interest rates will “stay higher for longer,” which he expects to put more stress on CRE lending and markets. 

“We expect stress in the commercial real estate markets essentially because of rates staying higher for longer, and because valuations in CRE are driven by rates of return,” the Hometown Group CEO said. 

“If the rate of return required by the investor rises, the price falls. That’s a risk if you’re a lender and CRE pricing is potentially going to be stressed, if it’s not already being stressed to a point. But we think that if rates stay higher for longer, that stress increases and so we’re just going to watch the light on that and how that relates to our ability not just to generate new loans into 2024, but also managing the portfolio,” he added. 

Sosik said that the acceleration in headline interest rates resulted in industry-wide outstanding loan rate hovering around 7 percent. 


The Fast 50 ranks the 50 fastest-growing loan providers in Massachusetts, including mortgage and financial companies, banks, credit unions and other financial institutions. Rankings are extracted from real estate data analytics firm The Warren Group’s mortgage market share module and compare the number and volume of loans from Jan. 1 through June 30, 2022 to the number and volume from the same timeframe in 2023. Rankings include purchase and non-purchase loans. Commercial rankings had a minimum of three loans and a minimum of $1 million in loan volume in both years. Residential rankings had a minimum of five loans and a minimum of $2 million in volume in both years. Residential includes one- to three-families and condominiums. All rankings are statewide. All data is sourced by The Warren Group from public records, which may contain errors. For more information please contact Data Solutions at 617-896-5365. 

Residential Volume of Loans

Rank Lender Name 2023 Volume 2022 Volume Percent Change
1 Prestige Home Mortgage LLC $39,356,016  $3,834,713  926%
2 Crowd Lending Fund $37,334,690  $6,486,250  476%
3 BankESB $170,023,364  $31,364,181  442%
4 Kiavi $22,616,000  $4,333,050  422%
6 Premier Mortgage Assoc. $11,596,946  $2,867,362  304%
7 Coastal1 Credit Union $24,088,289  $7,513,699  221%
5 CMG Mortgage Inc. $167,483,420  $53,300,977  214%
8 Stonington Capital $11,395,000  $3,698,000  208%
9 NBT Bank, N.A. $17,863,318  $6,127,175  192%
10 M&T Bank, N.A. $273,899,630 $100,542,336  172%
11 Bethpage Federal Credit Union $7,982,050  $3,212,000  149%
12 Family First Funding LLC $12,150,254  $4,909,536  147%
13 Boston Trust Corp. $33,340,000  $14,306,000  133%
14 Main Street Bank $134,684,110  $58,760,360  129%
15 Millbury National Bank $19,440,540  $8,544,331  128%
16 Greenfield Cooperative Bank $58,792,524  $26,733,507  120%
17 State Funding LLC $8,326,000  $3,938,750  111%
18 RFLF 4 LLC $27,599,293  $13,447,726  105%
19 Boston Redevelopment Authority $9,643,649  $4,967,479  94%
20 U.S. Veterans Administration $6,712,316  $3,603,762  86%
21 NexBank $4,967,080  $2,676,250  86%
22 County Mortgage LLC $5,947,400  $3,260,000  82%
23 Steven A. Ross $24,506,500  $13,633,000  80%
24 Triangle Credit Union $4,186,800  $2,330,650  80%
25 Wrentham Cooperative Bank $7,318,920  $4,105,150  78%
Residential Number of Loans

Rank Lender Name 2023 Number 2022 Number Percent Change
1 Prestige Home Mortgage LLC 104 10 940%
2 Kiavi 66 12 450%
3 Crowd Lending Fund 49 13 277%
4 Premier Mortgage Assoc. 26 7 271%
5 BankESB 464 126 268%
6 CMG Mortgage Inc. 428 142 201%
7 Coastal1 Credit Union 47 16 194%
8 Family First Funding LLC 28 11 155%
9 Boston Redevelopment Authority 100 42 138%
10 Leaderone Financial 46 21 119%
11 BMO Harris Bank 13 6 117%
13 RFLF 4 LLC 40 20 100%
12 Commonwealth of  Massachusetts 14 7 100%
14 State Funding LLC 29 15 93%
15 New Valley Bank & Trust 11 6 83%
16 Stonington Capital 12 7 71%
17 NRL Mortgage 53 34 56%
18 Bethpage Federal Credit Union 14 9 56%
19 NexBank 9 6 50%
20 Discover Bank 228 152 50%
21 Movement Mortgage LLC 1,070  716 49%
22 Signature Lending LLC 39 27 44%
23 Silver Hill Funding 13 9 44%
24 Homespire Mortgage 10 7 43%
25 First Boston Construction Holdings LLC 34 24 42%

 

Commercial Volume of Loans

Rank Lender Name 2023 Volume 2022 Volume Percent Change
1 BEE Investments LLC $38,100,000  $3,100,000  1129%
2 M&T Bank, N.A. $3,453,282,540  $303,017,744  1040%
3 Abington Bank $26,837,750  $3,536,000  659%
4 BankESB $87,396,850  $18,016,751  385%
6 Webster First Federal Credit Union $30,801,500  $6,668,774  362%
7 Community Credit Union $5,232,500  $1,157,500  352%
5 Savers Bank $15,069,250  $3,407,500  342%
8 Boston Trust Corp. $23,793,000  $6,847,650  247%
9 Bank of New England $73,550,000  $24,544,750  200%
10 Community Economic Development $12,130,000  $4,075,000  198%
11 Liberty Bay Credit Union $9,013,550  $3,040,000  196%
12 GFA Federal Credit Union $7,905,500  $2,700,500  193%
13 Rockland Credit Union $16,740,000  $5,916,775  183%
14 BankNewport $14,883,250  $5,306,750  180%
15 Winchester Savings Bank $41,362,650  $15,793,000  162%
16 Steven A. Ross $4,948,000  $1,935,000  156%
17 BankGloucester $24,115,000  $9,730,501  148%
18 TD Bank, N.A. $282,889,338  $115,351,923  145%
19 Adams Community Bank $7,204,700  $2,957,050  144%
20 Millbury National Bank $4,220,000  $1,954,250  116%
21 Pentucket Bank $29,915,687  $15,053,000  99%
22 Morgan Stanley $310,566,100  $177,304,840  75%
23 Clinton Savings Bank $51,065,000  $29,830,000  71%
24 Bank of Canton $18,443,970  $11,243,000  64%
25 Loan Funder LLC $5,027,504  $3,160,880  59%
Commercial Number of Loans

Rank Lender Name 2023 Number 2022 Number Percent Change
1 Millbury National Bank 9 3 200%
2 Savers Bank 7 3 133%
3 Massachusetts Housing investment Corp. 7 3 133%
4 Webster Five Cents Savings Bank 21 9 133%
5 M&T Bank, N.A. 43 21 105%
6 Webster First Federal Credit Union 18 9 100%
7 Winchester Savings Bank 14 7 100%
8 Direct Federal Credit Union 6 3 100%
9 Bank of Canton 13 7 86%
10 Boston Trust Corporation 11 6 83%
11 GFA Federal Credit Union 9 5 80%
13 Steven A. Ross 7 4 75%
12 BEE Investments LLC 5 3 67%
14 Community Credit Union 5 3 67%
15 Community Economic Development 8 5 60%
16 Liberty Bay Credit Union 11 7 57%
17 CDC New England 11 7 57%
18 Naveo Credit Union 6 4 50%
19 Rockland Credit Union 14 10 40%
20 Martha Vineyard  Bank 21 15 40%
21 Alltrust Credit Union 4 3 33%
22 CCG Fund 1 LLC 9 7 29%
23 Bank of New England 5 4 25%
24 Winchester Cooperative Bank 5 4 25%
25 St. Mary’s Credit Union 5 4 25%

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