Massachusetts First-Time Home Buyer Programs 2026

By Grantsights15 min readUpdated Nov 3, 202610 official sourcesHow we checkCorrections

Quick Answer: MassHousing's down payment assistance is up to $30,000 as a 0% deferred second mortgage, due when you sell or refinance, or $25,000 repaid monthly over 15 years at 2% or 3%, under limits effective June 15, 2026.

Full answer and how we checked it

Neither is a grant. The Massachusetts Housing Partnership's ONE Mortgage isn't a grant either; it's a 30-year fixed loan with 3% down, no PMI and, for buyers under 80% of area median income, an interest subsidy that can be recaptured on sale. The true grant is local: the City of Boston gives Boston residents up to $50,000, and since September 15, 2026 it lends that money as a 0% deferred loan to buyers moving in from outside the city. For how Massachusetts compares with other states, see our national first-time home buyer grants guide.

This guide is for: first-time buyers in Massachusetts, and anyone who searched for a "Massachusetts first-time home buyer grant" and wants to know what MassHousing, the Massachusetts Housing Partnership and the big cities really offer in 2026.

Data note: Grantsights checked MassHousing's Down Payment Assistance page (opens in a new tab), its homeownership product eligibility matrix dated 6.15.2026 and its L-101 WFA and L-101 HFA income limit forms (both effective June 15, 2026) against MHP's ONE Mortgage requirements (opens in a new tab), its 2026 income limits (updated May 2026) and program guidelines (updated November 2024), and the City of Boston, Cambridge, Worcester and Springfield homebuyer pages on November 3, 2026. The county medians used below come from 2020-2024 ACS data on owner-occupied homes and trail what Massachusetts homes sell for today.

In this guide (10 sections)

Massachusetts Home Buyer Programs Compared (2026)
MassHousing and ONE Mortgage Income Limits by County (2026)
How Far $30,000 Goes in Massachusetts Counties
Local Help in Boston, Worcester, Springfield and Cambridge
FHA, VA and USDA Loans in Massachusetts
What MassHousing and MHP Don't Tell You Up Front
Common Mistakes and Red Flags for Massachusetts Buyers
How to Apply in Massachusetts, Step by Step
If MassHousing or City Money Runs Out, or You're Denied
Sources

Massachusetts Home Buyer Programs Compared (2026)

Massachusetts buyers have 2 statewide agencies, MassHousing and MHP, plus 4 city programs in this guide, and only Boston's (for city residents) is a true grant. Here's the Massachusetts side-by-side as of November 3, 2026.

Massachusetts program	Run by	Type	Amount	Repayment terms	First-time buyer rule	Credit minimum	Funding status (as stated by agency)
DPA Option 1 (with Workforce Advantage 4.0 loan)	MassHousing	Deferred loan, 0%	Fixed $30,000	No payments; due on sale, refinance or payoff of the first mortgage	No home in 3 years; must meet WFA household income limit	640	Listed as available statewide in the June 15, 2026 matrix
DPA Options 2 and 3 (with HFA Preferred, HFA Advantage or FHA loan)	MassHousing	Repayable loan	Fixed $25,000	15-year monthly payments at 2% ($160.88) or 3% ($172.62)	First-time buyers only for the DPA	640	Listed as available statewide
Expanded DPA (product 4007)	MassHousing	Deferred loan, 0%	Fixed $25,000	Due on sale, refinance or payoff	First-time buyers	640	Temporary; the matrix limits it to rate locks April 27 to July 2, a window that has passed
ONE Mortgage	Massachusetts Housing Partnership (MHP)	First mortgage plus possible interest subsidy (second mortgage)	3% down, no PMI; subsidy only under 80% AMI	Subsidy is recapturable at 0% on sale or transfer	No home in 3 years	640 (1 unit or condo), 660 (2-3 family)	MHP doesn't post a funding status; ask a participating lender
ONE+ (29 communities)	MHP with local funders	Interest rate discount plus down payment help	Not published by MHP	Not published	No home in 3 years; current resident of a listed community	640 / 660	Not posted; ask a ONE+ lender
ONE+Boston	MHP and City of Boston	Interest rate discount plus city down payment help	Not published by MHP	Follows Boston program terms	No home in 3 years; current Boston resident	640 / 660	Not posted
First-Time Homebuyer Program	City of Boston	Grant for Boston residents; 0% deferred loan for non-residents	Up to 3% of price plus closing costs, max $50,000 (under 100% AMI); up to 2%, max $35,000 (101-135% AMI)	Non-resident loans repaid on transfer, refinance or sale	No property in 3 years	Not published	Accepting applications; terms changed September 15, 2026
Down Payment Assistance	City of Cambridge	Forgivable loan	Up to $10,000	20% forgiven each year over 5 years	First-time buyer	Not published	Not posted
Down Payment Assistance	City of Springfield	Forgivable loan, 0%	$7,500	No forgiveness in years 1-5; 20% forgiven each year in years 6-10	First-time buyer	Not published	Application updated March 17, 2026
Down Payment Assistance	City of Worcester (CDBG)	City page doesn't say grant or loan	Up to $5,000	Not stated on the city page	First-time buyer	Not published	Not posted

Sources: MassHousing Down Payment Assistance page and product eligibility matrix (6.15.2026); MHP ONE Mortgage, ONE+ and ONE+Boston pages and ONE Mortgage Program Guidelines (updated November 2024); City of Boston, Cambridge, Springfield and Worcester program pages. All checked November 3, 2026.

Here's the plain version. MassHousing's $30,000 is a lien you'll pay off when you sell or refinance, and its $25,000 options add a second monthly payment for 15 years. Boston's grant, for people who already live in Boston, is the only money in this table that never has to come back on its own terms.

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MassHousing and ONE Mortgage Income Limits by County (2026)

Massachusetts doesn't use one statewide limit: MassHousing publishes 3 different income tables depending on the loan, and MHP publishes a fourth. All four vary by town. According to MassHousing's L-101 forms, the current limits apply to loans locked on or after June 15, 2026, and the Workforce Advantage limits are based on HOME program income limits.

County (most populous first)	Towns in this row	MassHousing $30,000 deferred DPA: 1 person / 4 people	MassHousing $25,000 DPA: 135% AMI limit	ONE Mortgage 100% AMI: 1 person / 4 people
Middlesex	Cambridge, Newton, Framingham, Somerville, Malden, Waltham and others	$72,000 / $102,840	$209,250	$120,000 / $171,400
Middlesex	Lowell, Billerica, Chelmsford, Dracut, Tewksbury and others	$60,060 / $85,800	$209,250	$100,100 / $143,000
Worcester	Worcester, Shrewsbury, Leominster, Fitchburg and others	$55,320 / $79,020	$171,720	$92,200 / $131,700
Suffolk	Boston, Chelsea, Revere, Winthrop	$72,000 / $102,840	$209,250	$120,000 / $171,400
Essex	Lynn, Salem, Peabody, Beverly and others	$72,000 / $102,840	$209,250	$120,000 / $171,400
Essex	Lawrence, Haverhill, Methuen, Andover and others	$57,720 / $82,380	$209,250	$98,950 / $141,350
Norfolk	Quincy, Brookline, Weymouth, Braintree and others	$72,000 / $102,840	$209,250	$120,000 / $171,400
Bristol	New Bedford, Dartmouth, Fairhaven, Acushnet, Freetown	$55,200 / $78,900	$153,090	$91,700 / $131,000
Plymouth	Brockton, Bridgewater, Whitman and others	$56,580 / $80,820	$209,250	$94,300 / $134,700
Hampden	Springfield, Chicopee, Holyoke, Westfield and others	$55,200 / $78,900	$130,545	$91,700 / $131,000

Sources: MassHousing Form L-101 WFA (WFA and WFA FHA income limits) and Form L-101 HFA Preferred/HFA Advantage (80% and 135% columns), both effective June 15, 2026; MHP 2026 Income Limits (updated May 2026), linked from the ONE Mortgage program guidelines (opens in a new tab). Counties are ranked by their July 1, 2025 Census population estimate.

Two things this table makes obvious. First, the deferred $30,000 has the tightest limits by far: a 4-person household in Boston tops out at $102,840, while the 135% limit for the repayable $25,000 is $209,250. Second, neither agency publishes a statewide purchase price cap the way many state HFAs do. MassHousing's forms point lenders to the conventional and FHA loan limits instead, and the City of Boston says its first mortgage must follow Fannie Mae's general loan limits.

How Far $30,000 Goes in Massachusetts Counties

Against a $562,100 statewide median home value, MassHousing's $30,000 deferred loan equals 5.3%, according to Grantsights analysis of U.S. Census Bureau QuickFacts median home values (2020-2024 ACS). That's enough to cover the 3% down payment on a 97% loan-to-value Workforce Advantage mortgage with about $13,000 left toward closing costs. That cushion shrinks fast in Greater Boston.

County	Median value of owner-occupied homes	$30,000 as a share of median	3% down payment on the median	$30,000 minus that down payment
Massachusetts (statewide)	$562,100	5.3%	$16,863	$13,137 left
Middlesex	$727,800	4.1%	$21,834	$8,166 left
Worcester	$423,700	7.1%	$12,711	$17,289 left
Suffolk	$705,800	4.3%	$21,174	$8,826 left
Essex	$619,100	4.8%	$18,573	$11,427 left
Norfolk	$683,900	4.4%	$20,517	$9,483 left
Bristol	$451,200	6.6%	$13,536	$16,464 left
Plymouth	$556,000	5.4%	$16,680	$13,320 left
Hampden	$298,800	10.0%	$8,964	$21,036 left

Calculation: $30,000 divided by the county median value; 3% down payment from the 97% maximum loan-to-value in MassHousing's June 15, 2026 product matrix. Medians are 2020-2024 ACS values from Census Bureau QuickFacts, which run below 2026 sale prices.

The catch is income, not price. A household that qualifies for the deferred $30,000 in Middlesex County earns no more than $102,840 for a family of 4, and a $727,800 median home is a hard stretch on that pay. In Hampden and Worcester counties, the same $30,000 covers a far bigger slice of a typical home, and the income limits line up better with local prices.

Local Help in Boston, Worcester, Springfield and Cambridge

The 4 biggest local programs in this guide range from $5,000 to $50,000, and only Boston's is a grant (and only for people who already live there).

Boston: up to $50,000

According to the City of Boston's First-Time Homebuyer Program page (opens in a new tab), households under 100% of area median income can get up to 3% of the purchase price plus eligible closing costs, capped at $50,000. Households between 101% and 135% of AMI can get up to 2% plus closing costs, capped at $35,000. Deed-restricted homes get up to 2% regardless.

Boston residents: the assistance is a grant.
Everyone else: since September 15, 2026, it's a 0% deferred loan, repaid on transfer, refinance or sale. Non-residents who submitted a complete application with a signed offer or executed purchase and sale agreement by September 14, 2026 kept the old terms.
Other rules: a 1 to 3 family home or condo in Boston as your main residence, no property owned in the last 3 years, a CHAPA-approved Homebuying 101 class, pre-approval from a participating lender, household income under 135% of AMI and assets under $100,000.

Boston buyers can also look at ONE+Boston, which pairs MHP's discounted ONE Mortgage with city down payment help. MHP's ONE+Boston page lists income limits of $120,000 for 1 person, $137,150 for 2, $154,300 for 3 and $171,400 for 4, and requires that you currently live in Boston.

Worcester: up to $5,000

The City of Worcester's Housing and Neighborhood Grants page (opens in a new tab) describes a Down Payment Assistance Program, funded by HUD Community Development Block Grant money, that provides up to $5,000 in down payment and closing cost help to income-qualified first-time buyers. You need a mortgage pre-approval and a habitable home inside city limits. The city page doesn't say whether it's a grant or a loan, so read the program guidelines the city links before you count on it.

Springfield: $7,500 forgivable loan

The City of Springfield's down payment application, updated March 17, 2026, offers a $7,500 zero-interest loan that's forgiven over 10 years. There's no forgiveness in the first 5 years; after the 6th full year, one-fifth is forgiven each year. Sell, refinance or transfer early and you repay a prorated amount. Income limits in the application, as of June 1, 2025, are $67,340 for 1 person and $96,200 for 4.

Cambridge: up to $10,000 forgivable loan

The City of Cambridge's Down Payment Assistance page (opens in a new tab) offers income-eligible first-time buyers up to $10,000 as a forgivable loan, with 20% forgiven each year over 5 years as long as it's your only residence. You'll need to complete the city's First-Time Homebuyer workshop.

Living in Lawrence, Lowell, Brockton, Lynn, New Bedford or Quincy? They're among the 29 communities whose current residents can apply for ONE+, per MHP's ONE+ page (opens in a new tab). MHP doesn't publish the ONE+ down payment amount, so ask a ONE+ lender for the number in writing.

FHA, VA and USDA Loans in Massachusetts

HUD puts the FHA minimum down payment at 3.5%, and MassHousing offers FHA versions of both its first-time buyer loan and its Workforce Advantage loan. Federal loans are worth comparing because the state DPA programs sit on top of them.

FHA: as low as 3.5% down on 1 to 4 unit homes, according to HUD's loans page (opens in a new tab). MassHousing's FHA products still apply its own 640 credit floor and 45% debt-to-income cap.
VA: the VA home loan doesn't require a down payment or monthly mortgage insurance, according to VA's purchase loan page (opens in a new tab). MassHousing also lists a $2,500 closing cost credit for eligible veterans, service members and Gold Star families.
USDA guaranteed loans: no money down for eligible rural buyers, with household income capped at 115% of median, according to USDA Rural Development's guaranteed loan page (opens in a new tab). USDA's map decides which Massachusetts addresses qualify, so look yours up first.

Our USDA housing grants guide covers USDA's direct loans and repair help, and the national first-time home buyer guide explains how these loan types differ.

What MassHousing and MHP Don't Tell You Up Front

Grantsights compared the agencies' public pages with their own lender forms and found 5 gaps worth knowing before you sign.

The $30,000 and the $25,000 aren't the same deal. MassHousing's consumer page lists both under "Down Payment Assistance," but the lender forms show the $30,000 deferred loan only comes with a Workforce Advantage first mortgage and its lower income limits. Above those limits, you're likely looking at a $25,000 loan with monthly payments for 15 years.
MassHousing won't subordinate its DPA. The product matrix says plainly that MassHousing won't subordinate the DPA mortgage. In practice, that means a future rate-and-term refinance forces you to pay off the DPA balance.
ONE Mortgage's asset limit appears two ways. MHP's requirements page and its guidelines say household assets must be under $100,000, but the main ONE Mortgage page still mentions $75,000. Rely on the $100,000 in the guidelines, and ask your lender to confirm.
The ONE subsidy is a loan, not a gift. MHP's subsidy FAQ shows a sample payment of $1,126 a month reduced by $134 in years 1 to 4, shrinking to nothing by year 8. That help is secured by an MHP second mortgage and can be recaptured on sale or transfer. The guidelines cap the subsidy and loan loss reserve combined at $15,000 per borrower.
MassHousing charges fees. The product matrix lists a $300 processing fee, an $85 tax service fee and an $89 hazard insurance tracking fee. They're small, but budget for them.

There's also a no-cost extra: MassHousing's MI Plus coverage on loans it insures can pay up to $4,000 a month in mortgage payments for up to 6 months if you lose your job, per its programs page.

Common Mistakes and Red Flags for Massachusetts Buyers

Most trouble comes from 5 avoidable errors, and nearly all happen before an offer is accepted.

Assuming you'll get the $30,000. A common mistake is reading the headline amount and skipping the income table. A Boston couple earning $90,000 is over the Workforce Advantage limit for 2 ($82,320) and would land on the repayable $25,000 instead.
Underestimating the second payment. On the 3% option, $25,000 costs $172.62 a month for 180 months, per MassHousing. Lenders count that payment when they figure what you can afford.
Moving into Boston to get the grant, too late. Boston's grant only goes to current Boston residents, and you need a lease, utility bill or voter registration to prove it for ONE+Boston. Non-residents now get a loan.
Skipping the class until the last minute. MassHousing, MHP and Boston all require a homebuyer education course, and MHP's guidelines point to CHAPA's list of approved agencies. Book one before you start making offers.
Paying for "grant help." A red flag is anyone charging a fee to unlock a Massachusetts first-time home buyer grant. The FTC's government grant scams page (opens in a new tab) says no government agency will contact you to demand payment for a grant, or ask you to pay by gift card, wire transfer or cryptocurrency.

If you'll need repairs soon after buying an older triple-decker, our guide to home repair grants for low-income homeowners covers local and federal options.

How to Apply in Massachusetts, Step by Step

Getting help in Massachusetts takes 6 steps, and the order matters because city programs often need a lender's pre-approval first.

Pick your lane by income. Find your town in the limits table. Under the Workforce Advantage limit, ask about MassHousing's $30,000 deferred DPA. Under 100% AMI, compare that with ONE Mortgage. Under 80% AMI, ask whether you'd also get the ONE interest subsidy.
Take a homebuyer education class. MassHousing says a class is required for its mortgage and DPA; Boston requires a CHAPA-approved Homebuying 101 class. Use MassHousing's Homebuyer Education page (opens in a new tab) to find one.
Get pre-approved by a participating lender. Ask for a side-by-side quote: MassHousing with DPA, ONE Mortgage, and FHA. MassHousing keeps an approved lender list (opens in a new tab), and MHP lists ONE, ONE+ and ONE+Boston lenders.
Apply for city help. Boston buyers submit the city's application and documents through the Boston Home Center. Springfield and Worcester buyers apply to the city before closing, using the application each city posts.
Shop within the loan limits. MassHousing and MHP limit the loan, not a set price, so ask your lender for your maximum price with all programs included.
Close and keep the paperwork. DPA funds go straight to the closing table. Keep every note and mortgage, because each one has its own rule for sale or refinance.

For example, a couple in Suffolk County earning $80,000 and buying a $450,000 condo in Boston would be under MassHousing's $82,320 Workforce Advantage limit for 2 people and under ONE+Boston's $137,150 limit. The 3% down payment is $13,500, so MassHousing's $30,000 deferred DPA could cover it with $16,500 left for closing costs, all repaid when they sell or refinance. If they already rent in Boston and choose the city's program instead, they could get up to 3% of the price ($13,500) plus eligible closing costs as a grant, under the $50,000 cap. Which combination is allowed depends on the first mortgage, specifically whether the city will sit behind MassHousing's $30,000 lien, so ask the lender to price both routes.

If MassHousing or City Money Runs Out, or You're Denied

None of the 2 state agencies posts a funding cutoff for its current DPA or ONE Mortgage products, but promotions end on a fixed date, as MassHousing's $25,000 expanded deferred option did after July 2.

If a program's closed or changed: check the agency page date, then ask the lender which product replaced it. Boston's September 15, 2026 switch shows terms can change mid-year.
If you're over the deferred DPA limit: look at the $25,000 repayable option, which allows up to 135% of AMI, or ONE Mortgage's 100% AMI limit.
If your credit is under 640: MHP says ONE Mortgage has options for buyers with no credit history; a HUD-approved counselor can help you build a plan. Our guide on how to apply for grants as an individual explains how to sort real help from paid "services."
If you need to keep renting for now: the rental assistance programs guide and the HUD income limits guide explain what you may qualify for while you save.

The HUD HOME program guide explains the federal money behind many city down payment programs, including the HOME-based limits MassHousing uses for Workforce Advantage.

For a fast read on which official Massachusetts programs could fit your household, the free eligibility checker points you to the agencies that run them. It doesn't give out Massachusetts grants or apply on your behalf.

Buying near a state line? Compare the New Hampshire, Rhode Island and New York guides.

Sources

MassHousing, Down Payment Assistance (opens in a new tab) (checked November 3, 2026)
MassHousing, Homebuying Programs (opens in a new tab) (MI Plus and veteran closing credit)
MassHousing, Homeownership Product Eligibility Matrix (opens in a new tab) (dated 6.15.2026)
MassHousing, Form L-101 WFA income limits (opens in a new tab) and Form L-101 HFA Preferred/HFA Advantage income and loan limits (opens in a new tab) (effective June 15, 2026)
MassHousing, Lender memo on income limit changes (opens in a new tab) (June 11, 2026)
MassHousing, Homebuyer Education (opens in a new tab) and MassHousing Approved Lenders (opens in a new tab)
Massachusetts Housing Partnership, ONE Mortgage (opens in a new tab), Do You Qualify for ONE Mortgage? (opens in a new tab), ONE+ (opens in a new tab) and ONE+Boston (opens in a new tab) (checked November 3, 2026)
Massachusetts Housing Partnership, 2026 Income Limits (opens in a new tab) (updated May 2026), ONE Mortgage Program Guidelines (opens in a new tab) (updated November 2024) and MHP Interest Subsidy FAQ (opens in a new tab)
City of Boston, First-Time Homebuyer Program (opens in a new tab) (non-resident change effective September 15, 2026)
City of Cambridge, Down Payment Assistance (opens in a new tab)
City of Worcester, Housing and Neighborhood Grants (opens in a new tab)
City of Springfield, Down Payment Assistance Application (opens in a new tab) (updated March 17, 2026)
HUD, Loans (FHA) (opens in a new tab)
VA, VA purchase loan (opens in a new tab)
USDA Rural Development, guaranteed loan program page (opens in a new tab)
U.S. Census Bureau, QuickFacts: Massachusetts and largest counties (opens in a new tab) and Bristol, Plymouth and Hampden counties (opens in a new tab) (median value of owner-occupied homes, 2020-2024; population estimates July 1, 2025)
FTC, Government Grant Scams (opens in a new tab)

Frequently Asked Questions

Is there a first-time home buyer grant in Massachusetts?

Not from the state housing agencies. MassHousing's down payment assistance is a second mortgage: up to $30,000 at 0% that's due when you sell, refinance or pay off the first mortgage, or $25,000 repaid monthly over 15 years at 2% or 3%. The true grant in this guide is local. The City of Boston gives Boston residents up to $50,000 as a grant, and assistance for buyers who don't already live in Boston became a 0% deferred loan on September 15, 2026.

How much is MassHousing down payment assistance in 2026?

Up to $30,000. MassHousing's June 15, 2026 product matrix lists a fixed $30,000 deferred, 0% second mortgage for first-time buyers who use a Workforce Advantage first mortgage and meet its household income limit. Buyers above that income limit but under 135% of area median income can get a fixed $25,000 that's paid back monthly over 15 years at 2% or 3%.

What are the MassHousing income limits for 2026?

It depends on the product and the town. For the $30,000 deferred loan, the L-101 WFA form effective June 15, 2026 caps a 4-person household at $102,840 in Boston, Cambridge and Quincy, $85,800 in Lowell, $79,020 in Worcester and $78,900 in Springfield. For the $25,000 amortizing loan, the 135% of AMI limit is $209,250 in Suffolk, Middlesex, Essex, Norfolk and Plymouth counties and $130,545 in Hampden County.

What credit score do I need for MassHousing or ONE Mortgage?

MassHousing's product matrix lists 640 for its first mortgages paired with down payment assistance. MHP's ONE Mortgage page lists at least 640 for a single-family home or condo and 660 for a two- or three-family home, with options for buyers who have no credit history.

Can I use ONE Mortgage if I've owned a home before?

Only if you haven't owned a home in the last 3 years. ONE Mortgage, ONE+, ONE+Boston, MassHousing's down payment assistance and the City of Boston program all use that 3-year rule for first-time buyer status.

Do I have to pay back the ONE Mortgage interest subsidy?

Possibly. MHP's subsidy FAQ says the interest subsidy is secured by a second mortgage held by MHP and is recapturable on sale or transfer of the property, at 0% interest. It's only for buyers under 80% of area median income who show financial need, and it phases out over the first 7 years of the loan.

Can I combine MassHousing down payment help with a city program?

Sometimes, but get it in writing. MassHousing's programs page says many cities and towns also offer first-time buyer help and tells buyers to check with the community. MHP's guidelines say ONE+ programs can't be combined with one another, and Boston buyers who qualify for ONE+Boston must use it instead of another ONE+ program. Ask your lender how a city loan or grant will sit behind the first mortgage before you sign a purchase agreement.

Are Massachusetts home buyer grant ads real?

Be careful with them. The FTC says no government agency will contact you to demand that you pay to get a grant. MassHousing and ONE Mortgage help is applied for through participating lenders, and Boston's program through the Boston Home Center. Don't pay a fee to anyone who promises to get you a Massachusetts housing grant.

Last updated November 3, 2026. Published by Grantsights from public sources. See our editorial policy, how we build and check guides, corrections and how we make money.