Massachusetts First-Time Home Buyer Programs and Assistance
MassHousing (Massachusetts Housing Finance Agency) currently lists 2 programs for Massachusetts buyers, with down payment help up to $30,000 through MassHousing Down Payment Assistance. Figures below were read from the agency's own pages on September 11, 2026.
Massachusetts first-time buyer programs open now
MassHousing (Massachusetts Housing Finance Agency) is the state's housing finance agency (homebuyer programs page). It runs 1 down payment or closing-cost assistance program alongside 1 below-market first mortgage. Has not owned a home in the past 3 years (federal definition);
| Program | Type | Amount | First-time only | Min. credit | Income limit |
|---|---|---|---|---|---|
| MassHousing Down Payment Assistance source | Second mortgage | Option 1: up to $30,000, 0% interest, deferred (due on sale/refinance/payoff of first mortgage). Option 2: up to $25,000, 15-year amortizing second mortgage at 2% fixed. Option 3: up to $25,000, 15-year amortizing second mortgage at 3% fixed | Yes | n/a | Income-eligible per MassHousing Mortgage limits (varies by household size/location); |
| ONE Mortgage source | First mortgage | As little as 3% down payment (5% for three-family properties); low fixed interest rate with a declining MHP interest-rate subsidy over the first 7 years; no PMI | Yes | n/a | Program income limits vary by city/town and household size; |
- MassHousing Down Payment Assistance. Terms: Option 1 deferred/0% interest; Options 2 and 3 are 15-year amortizing loans at 2% and 3% fixed interest respectively, paid monthly alongside the first mortgage Must pair with: An affordable MassHousing Mortgage first loan (Conventional or FHA) through a MassHousing-approved lender Homebuyer education: required Where: statewide (every city and town in Massachusetts) Program page
- ONE Mortgage. Terms: Fixed-rate mortgage with an MHP interest subsidy that phases down over years 1-8; borrower down payment can be as low as 1.5% of purchase price from the borrower's own savings (3% for three-family) with the remainder from down payment assistance Purchase price limit: Varies by community; see the ONE Mortgage calculator Must pair with: A participating ONE Mortgage lender Homebuyer education: required Program page
City and county programs in Massachusetts
Local governments run their own down payment funds on top of the state programs. These can be combined with a state loan in most cases; each has its own income limit and area.
- Boston / Framingham / Randolph / 26 Gateway Communities (via MHP): ONE+ / ONE+Boston. Program. First-time buyers only. Official page
How little you can put down
You do not need 20% down. Conventional loans go as low as 3% (through programs like Fannie Mae HomeReady and Freddie Mac Home Possible), FHA loans start at 3.5%, and VA and USDA loans can require nothing down. On Massachusetts's median-priced home (about $645,400), 3% down is roughly $19,362. Putting 20% down lets you skip private mortgage insurance, but most first-time buyers put down far less.
Who counts as a first-time buyer
For most programs, a first-time buyer is anyone who has not owned a primary residence in the last three years, so many repeat buyers qualify again. Massachusetts programs often add income and purchase-price limits, which is another reason to confirm the details with MassHousing.
Stack a buyer rebate on top in Massachusetts
Down-payment assistance and a buyer commission rebate are two different things, and in Massachusetts you can use both. Assistance from MassHousing helps with your down payment and closing costs; a buyer rebate returns about 2% of the price to you at closing (roughly $12,908 on a median-priced home), which can cover much of your closing bill.
See Massachusetts buyer rebates → See Massachusetts closing costs →
You may qualify for more help in your county
City and county governments in Massachusetts run their own down payment programs on top of the state ones, and most can be combined with a state loan. Each county page lists the local programs, income limits and local closing costs alongside the state programs:
- Middlesex County: local help up to $30,000
Frequently asked questions
What first-time home buyer programs are available in Massachusetts?
MassHousing (Massachusetts Housing Finance Agency) lists 2 programs: MassHousing Down Payment Assistance, ONE Mortgage. Down payment help runs up to $30,000. Boston / Framingham / Randolph / 26 Gateway Communities (via MHP) also run local down payment programs.
How much down payment assistance can you get in Massachusetts?
Up to $30,000 through MassHousing Down Payment Assistance (second mortgage). Other Massachusetts programs offer different amounts; see the table on this page for each one.
Do you have to be a first-time buyer to qualify in Massachusetts?
Has not owned a home in the past 3 years (federal definition); MassHousing's Down Payment Assistance requires an income-eligible first-time homebuyer, while base MassHousing Mortgage loans have more flexible income/credit requirements and are not exclusively for first-time buyers
How much down payment do you need in Massachusetts?
As little as 3% on a conventional loan, 3.5% on an FHA loan, and 0% on VA or USDA loans. On Massachusetts's median-priced home (about $645,400), 3% is roughly $19,362. You do not need 20% down, though 20% lets you avoid mortgage insurance.
Who counts as a first-time home buyer?
For most programs, a first-time buyer is anyone who has not owned a primary residence in the last three years. Some Massachusetts programs also have income and purchase-price limits, so check with MassHousing.
Can I combine assistance with a buyer rebate in Massachusetts?
Yes. A buyer commission rebate is separate from down-payment assistance and is legal in Massachusetts. Assistance helps with your down payment and closing costs up front; a rebate returns about 2% of the price at closing, which you can put toward closing costs. You can use both.
Official sources
- MassHousing (Massachusetts Housing Finance Agency)
- MassHousing Down Payment Assistance program page
- Massachusetts Housing Partnership (MHP) ONE Mortgage program page
- Boston / Framingham / Randolph / 26 Gateway Communities (via MHP): ONE+ / ONE+Boston
- Consumer Financial Protection Bureau: down payment options and how to prepare
Massachusetts program details last verified against MassHousing on September 11, 2026.
Read the full guide to the cash you need to buy →
This is general information, not financial advice. Program details, limits, and loan terms change; confirm the current rules with MassHousing and your lender before you rely on them.
See first-time buyer programs in all states