MassHousing mortgages
State-backed 30-year fixed loans for low and moderate income buyers, often with down payment assistance attached and mortgage insurance structured to cost less than a comparable conventional loan.
State programs
Massachusetts first-time home buyer programs
Massachusetts has more first-time buyer help than almost any state in the country — and most buyers never hear about it, because nobody is paid to explain it. Here is the plain-English version of what exists, who qualifies, and what to ask before you apply.
9 min read · Updated 2026
Who counts as a first-time buyer
In nearly every Massachusetts program, a first-time buyer is someone who has not owned a primary residence in the last three years. That means you can qualify again after a divorce, a sale, or years of renting. Income limits and purchase-price limits apply, and both are set by county — the same household income can qualify in one county and not another.
Program rules change every year. Treat the sections below as orientation, then confirm current limits with a licensed Massachusetts loan officer before you make decisions.
The programs worth knowing
ONE Mortgage
A public-private program pairing a low fixed rate with no private mortgage insurance and a state-subsidized second, which lowers the monthly payment rather than only the cash to close.
MassDREAMS and local DPA
Down payment and closing-cost grants targeted at buyers in specific communities. Funding is periodic — programs open, exhaust their allocation, and reopen, so timing matters more than eligibility.
Municipal and employer programs
Many cities run their own soft-second or forgivable-loan programs, and hospitals, universities and municipalities sometimes add employer assistance on top. These stack with state programs more often than buyers assume.
Buyer education is not optional
Nearly every assistance program in Massachusetts requires a certificate from an approved homebuyer education course before closing. Take it early. Buyers who wait until they are under contract end up scheduling a class around an inspection deadline, and a missed certificate can delay a closing by weeks.
What to ask a loan officer
- 1
Which programs am I actually eligible for?
Ask them to check state, county, and municipal programs — not just the one their lender is set up to originate.
- 2
What does each option cost per month, side by side?
The best program is the one with the lowest total monthly payment you can sustain, not the largest headline grant.
- 3
Is assistance a grant, a forgivable loan, or a second mortgage?
This determines what you owe if you sell or refinance in a few years.
- 4
How long is the approval good for?
Assistance allocations and rate locks expire on different clocks. Know both dates.
FAQ
Common questions
Can I use down payment assistance with any lender?
No. Programs are originated through participating lenders only, so the loan officer you choose determines which programs you can actually access.
Do I need perfect credit?
No. Most Massachusetts first-time buyer programs are designed around moderate credit scores and reserve requirements, though your rate and mortgage insurance cost will reflect your score.
Can I combine multiple programs?
Often yes — a state mortgage, a municipal grant, and employer assistance can stack. It requires a loan officer who has done it before.
How much do I actually need to bring to closing?
With assistance, many Massachusetts buyers close with far less than the 20% they expected. Ask for a written estimate of cash to close, not a percentage.
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