
Doug Foster
Director of Regulatory Affairs
San Antonio
with Polunsky Beitel Green since 2014
A former Texas Department of Savings and Mortgage Lending commissioner who spent 29 years in various capacities at the department, Doug assists our clients in all phases of regulatory approvals and investigations.
Doug brings to his clients a wealth of insight he has accumulated as a longtime state and national authority on mortgage regulation. He recently served as vice chairman of the board of managers for the State Regulatory Registry, which owns and operates the Nationwide Mortgage Licensing System & Registry. As an SRR board member, he served as chairman of two committees that explored both the feasibility and the eventual implementation of the Uniform State Test adopted by all 50 U.S. states and territories.
Doug is also the former chairman of the American Council of State Savings Supervisors, the national trade association for state depository financial institution regulatory agencies. In addition, he is the former vice chairman of the State Liaison Committee for the Federal Financial Institutions Examination Council, created by Congress for regulatory uniformity among the five federal agencies charged with financial industry oversight: the Consumer Financial Protection Bureau, Federal Reserve, Federal Deposit Insurance Corporation, National Credit Union Administration and Office of the Comptroller of the Currency.
A graduate of the University of Texas at Austin, Doug began his career at a credit union and worked for several years as a branch manager and loan officer for a small savings and loan before his employment with the Texas Department of Savings and Mortgage Lending.
Credentials
Honors and Certifications
- Habitat for Humanity State of Texas, Volunteer of the Year (2021)
- Texas Real Estate Teachers Association, Global Visionary Award (2014)
- Church World Service CROP, Charter Inductee Texas Hall of Honor (1995)
Education
- B.B.A., University of Texas at Austin (1982)
Professional Memberships and Community Activities
- Texas Real Estate Research Center at Texas A&M (Advisory Board vice chairman 2021 – present)
- Habitat for Humanity Texas Statewide Board Member and Treasurer (2014-2020)
- Lockhart Economic Development Corporation (2020 – present)
- Caldwell County Texas Exes (chapter president, 2019 – present)
- Foundation for the Homeless, Fundraising Team Leader (2009 – 2017)
- First United Methodist Church, Lockhart (director of youth ministry, 2003 – 2017)
- Lockhart Gaslight Baker Theatre (advisory director, 2006 – present)
Insights
Will Newly Empowered Democrats Prioritize Housing Affordability?
A review of recent actions and public statements suggests the answer is yes. 90th Texas…
Election Results: A 32-Year First for Texas
90th Texas Legislature | Issue 2 Following widespread speculation about a Democratic Blue Wave across…
Will the 90th Texas Legislature be Déjà Vu for Mortgage Industry?
90th Texas Legislature | Issue 1 With a legislative session that lasts only 140 days…
Practical AI in the Closing Process: Prasad Kodibagkar Published in Nationa …
Prasad Kodibagkar, Chief Technology Officer at Polunsky Beitel Green, authored an article in National Mortgage Professional on…
MortgageLaw Minute: Texas Land Title Association Announces Guaranty Fee Inc …
The Texas Land Title Association (“TLTA”) has recently published that: The Texas Title Insurance Guaranty…
MortgageLaw Minute: The Attorney-Review Requirement and Other Key Consid …
Lately we have seen a growing number of lenders interested in offering home equity lines…
MortgageLaw Minute: NMLS Overhauls MU2 and MU4 Individual Disclosure Questi …
On April 18, 2026, the Nationwide Multistate Licensing System (NMLS) will launch yet another significant…
New Federal District Court Rulings on FinCEN Residential Reporting Rule
This is noteworthy because the two Federal District Courts ruled opposite of each other. The first case, rendered February…
Marty Green Featured in the Media on Trump’s Fed Chair Pick, Kevin Warsh
President Trump’s nomination of former Federal Reserve Governor Kevin Warsh as the next Chair of…
MortgageLaw Minute: 2025 Updates at NMLS and the Texas Department of Saving …
Nationwide Multistate Licensing System Updates Next Phase in the Modernization Development Roadmap: On September 20,…
Let’s Connect
Begin a conversation with our professionals.


