What first-time homebuyer programs are available in Massachusetts in 2026?
Massachusetts offers several programs for first-time buyers, including MassHousing down payment assistance of up to $25,000 at 0% interest — available for buyers who lock a MassHousing mortgage by July 31, 2026, and earn up to 135% of the area median income. In Suffolk County, that income ceiling reaches approximately $205,335. The ONE Mortgage program offers a 30-year fixed rate with 3% down and no private mortgage insurance. The City of Boston’s First-Time Homebuyer Program provides grants of up to $50,000 for qualifying buyers purchasing within Boston. Eligible buyers can stack multiple programs for $75,000 or more in combined assistance.
Right now, there is a limited-time window during which first-time buyers in Massachusetts can receive up to $25,000 in interest-free down payment assistance from the state. That window closes July 31, 2026.
If you have been watching Boston home prices and wondering how other people are actually pulling this off, the answer often involves stacking multiple programs. The state’s programs are genuinely useful, and in Boston specifically, you can layer city funding on top of state funding in ways most buyers don’t know about.
Here’s what’s available, who qualifies, and how to put it together before the deadline hits.
Who Counts as a First-Time Buyer in Massachusetts?
Most people assume “first-time buyer” means you’ve never purchased a home before. In Massachusetts, the definition is broader: you qualify if you haven’t owned a primary residence in the past three years. So if you sold a home in 2022 and have been renting since, you may already qualify for every program in this guide.
This matters because it opens these programs to a wider group of people than most buyers expect.
MassHousing Down Payment Assistance: The April-to-July Window
MassHousing, the state’s housing finance agency, launched a new version of its down payment assistance program on April 27, 2026. For the first time, the assistance is available at 0% interest with deferred repayment, meaning you don’t pay it back until you sell, refinance, or pay off your mortgage.
Here is how the assistance breaks down by income level:
- Buyers earning up to 60% of area median income can access up to $30,000
- Buyers earning up to 135% of area median income can access up to $25,000 at 0% interest, or choose a 2% or 3% interest option with a 15-year repayment schedule.
In Suffolk County, which covers Boston, Jamaica Plain, Roslindale, Hyde Park, Dorchester, and Roxbury, the income ceiling for the 135% AMI tier is approximately $205,335. That’s high enough to include a meaningful share of middle-class buyers who never thought they’d qualify for housing assistance.
The program has a $25 million budget, enough for roughly 1,000 families. It is first-come, first-served, and you must lock your MassHousing mortgage by July 31, 2026, to access the 0% interest option. After that date, the program reverts to its prior structure.
The assistance is structured as a second mortgage behind your MassHousing first mortgage. There are no monthly payments, and the balance doesn’t come due until the property transfers or the first mortgage is paid off.
To access this program, you need to complete an approved homebuyer education course and work with a lender on MassHousing’s approved list.
ONE Mortgage: No PMI, 3% Down
The ONE Mortgage program, run through the Massachusetts Housing Partnership, has been available for years and remains one of the strongest tools available to first-time buyers in the state. Most buyers who qualify for it don’t know it exists.
The key feature is this: you put 3% down, get a 30-year fixed rate, and never pay private mortgage insurance. On a conventional loan with 5% down on a $600,000 property, PMI alone can run $300 to $400 per month. Eliminating it matters, especially in Boston, where entry-level prices leave buyers with thin margins.
To qualify for ONE Mortgage:
- You haven’t owned a home in the past three years
- Your household income doesn’t exceed 100% of area median income (approximately $84,360 for a single buyer in Boston based on 2026 limits)
- Your total household assets are under $100,000 (retirement accounts and college savings are largely excluded from this calculation)
- Your credit score is at least 640 for a condo or single-family home, or 660 for a two- or three-family property
- You complete a homebuyer education class before closing
The income limits make ONE Mortgage best suited to buyers in the lower- to middle-income range of the Boston market, which still covers a meaningful share of available inventory. Condos in Dorchester and Hyde Park, smaller condos throughout Roslindale, and two-families in some parts of the city can fall within reach.
If your income exceeds the 100% AMI threshold, consider the ONE+ program, which raises the income ceiling. And for buyers purchasing specifically in Boston, ONE+Boston adds a city-funded interest rate reduction and closing cost assistance on top of the base ONE Mortgage structure. Ask your lender explicitly about ONE+Boston, since not all lenders offer it.
City of Boston First-Time Homebuyer Program
The City of Boston runs its own down payment assistance program through the Boston Home Center, separate from the state programs above. The amounts are meaningful, and for lower-income buyers in Boston, the program can be the largest single source of assistance available.
How much you can receive depends on your income relative to area median income:
- Household income at or below 100% AMI: 3% of the purchase price, up to $50,000, plus closing costs
- Household income between 101% and 135% AMI: 2% of the purchase price, up to $35,000
For a $550,000 condo in Jamaica Plain, 3% of the purchase price is $16,500. For buyers in the lower-income tier, the closing cost assistance can add several thousand dollars more on top of that.
To apply, you need to:
- Register for and complete the Homebuying 101 course through the Boston Home Center (this is required before your application opens)
- Get a mortgage pre-approval from a lender on the Boston Home Center’s participating lender list
- Submit your First-Time Homebuyer Financial Assistance Application with documentation
The property must be your primary residence, and it must be a one- to three-family home or a condominium within Boston proper. That covers Jamaica Plain, Roslindale, Hyde Park, Dorchester, and Roxbury.
Stacking Programs: How Buyers Are Getting to $75,000 and More
Here’s where things get interesting. These programs can be combined, and this is the strategy that most buyers don’t know about until they’re already under contract.
A buyer who qualifies for both the MassHousing DPA and the City of Boston program could access $25,000 from the state, plus an additional $16,500 to $50,000 from the city, depending on income and purchase price. Some buyers have layered three programs, resulting in totals well above $75,000.
Stacking requires a lender approved by both MassHousing and the Boston Home Center, and one who understands how to structure the financing layers correctly from the start. Not every lender works across both systems. Before you begin making offers, confirm that your lender can access all the programs you’re eligible for. This is one of those things that’s easy to overlook and hard to fix after an offer is accepted.
Other programs worth knowing about, depending on your situation:
- MassDREAMS: Grants of up to $50,000 for buyers earning under 100% AMI in 29 designated Massachusetts communities, using a MassHousing loan
- MAHA STASH: A matched savings program for first-generation, first-time buyers, with grants of up to $20,000 for qualifying participants who complete the program
- BHA First Home Program: $75,000 in enhanced down payment assistance for eligible Boston Housing Authority tenants; this program is in its final year as of 2026
The Homebuyer Education Requirement
Every program in this guide requires you to complete an approved homebuyer education course before you can access the funding. This is not optional paperwork. It’s a hard prerequisite.
The courses cover budgeting, mortgage fundamentals, the Massachusetts offer-to-close process, and what to look for during inspections. Most run four to eight hours. In Massachusetts, you can complete an approved course through MAHA, the Neighborhood Development Collaborative, Housing Consumer Education Centers, and other state-approved providers. Online options are available.
Take the course early. I’ve sat down with buyers who were ready to make offers and couldn’t touch any down payment assistance because they hadn’t finished the course yet. If you’re planning to buy in the next three to six months, register for a course now.
What These Programs Can and Can’t Do in Boston’s Market
Down payment assistance reduces the cash required to close. It doesn’t change your monthly payment or the purchase price. With rates in Massachusetts running between 6.19% and 6.75% as of spring 2026, and median prices in Jamaica Plain near $780,000, entry-level condos in Hyde Park and Roslindale typically start in the $400,000 to $600,000 range. That’s where these programs do the most work.
On a $500,000 condo with 3% down through ONE Mortgage, your required down payment is $15,000. Add closing costs (attorney fees, title insurance, prepaid taxes and insurance, and lender fees), and you’re typically looking at $25,000 to $35,000 out of pocket before assistance. A combined $40,000 to $50,000 in DPA can cover most or all of that gap.
For a deeper look at how mortgage rates affect what you can afford in Jamaica Plain and surrounding neighborhoods, this guide on finding the best mortgage rates in Jamaica Plain is a useful starting point.
Programs update, income limits change annually, and the July 31, 2026, deadline for the 0% MassHousing DPA is firm. The best move right now is to complete your homebuyer education, connect with a lender approved for the programs you want to stack, and get into position before the window closes.
Frequently Asked Questions
Does my income limit me to specific first-time homebuyer programs in Massachusetts?
Yes. Each program has its own income ceiling tied to area median income. In Suffolk County, the MassHousing DPA limit at 0% interest is approximately $205,335. ONE Mortgage has a stricter ceiling near 100% AMI (about $84,360 for a single buyer in Boston in 2026). The City of Boston program covers buyers up to 135% AMI. If your income exceeds one program’s limit, you may still qualify for others.
Can I combine the MassHousing DPA with the City of Boston’s assistance program?
Yes, and this combination can bring total assistance to $75,000 or more. Stacking requires working with a lender approved by both programs, and the layers must be structured correctly at origination. Not every lender works with both MassHousing and the Boston Home Center, so confirm this before you start your search.
What credit score do I need for ONE Mortgage in Massachusetts?
A minimum of 640 for a condo or single-family home, and 660 for a two- or three-family property. ONE Mortgage also requires that you haven’t owned a home in the past three years, have less than $100,000 in total household assets, and complete a homebuyer education course before closing.
Is the MassHousing 0% down payment assistance actually free?
It is deferred, not forgiven. You receive the assistance as a second mortgage at 0% interest with no monthly payments, but you repay it when you sell, refinance, or pay off your first mortgage. There is no interest accruing and no monthly cost while you own the home.
What property types qualify for the City of Boston First-Time Homebuyer Program?
One- to three-family homes and condominiums that will be your primary residence within Boston proper. This covers single-family, two-family, three-family, and condo properties in Jamaica Plain, Roslindale, Hyde Park, Dorchester, Roxbury, and other Boston neighborhoods.
These programs can make a real difference, but timing matters. The MassHousing 0% interest window closes July 31, 2026. The fund is limited to roughly 1,000 families, and getting into position means completing your homebuyer education, confirming your lender, and understanding how these programs fit your specific financial picture.
If you’re thinking about buying a home in Jamaica Plain, Roslindale, Hyde Park, Dorchester, or Roxbury and want to walk through what you’d actually need to close, I’d be glad to sit down with you. My consultations are private, confidential, and completely no-pressure. Schedule a conversation, and we’ll map out what’s realistic right now.