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.
What First-Time Homebuyer Programs Are Available in Massachusetts?
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. For a full picture of what you’ll owe at the closing table, see closing costs for Boston buyers. And before your first showing, see what to know about the buyer representation agreement in Massachusetts.
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.
MassHousing Down Payment Assistance: The April-to-July Window
MassHousing 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. 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, the income ceiling for the 135% AMI tier is approximately $205,335. 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.
ONE Mortgage: No PMI, 3% Down
The ONE Mortgage program, run through the Massachusetts Housing Partnership, remains one of the strongest tools available to first-time buyers in the state. 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. To qualify: 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); your total household assets are under $100,000 (retirement accounts largely excluded); your credit score is at least 640 for a condo or single-family, or 660 for a two- or three-family; and you complete a homebuyer education class before closing. 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. How much you can receive depends on your income relative to area median income: at or below 100% AMI, you can receive 3% of the purchase price up to $50,000 plus closing costs; between 101% and 135% AMI, you can receive 2% up to $35,000. To apply, you must complete the Homebuying 101 course through the Boston Home Center, get a mortgage pre-approval from a participating lender, and submit your application with documentation. The property must be your primary residence and a one- to three-family home or condo within Boston proper, which covers Jamaica Plain, Roslindale, Hyde Park, Dorchester, and Roxbury.
Stacking Programs: How Buyers Are Getting to $75,000 and More
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. Before you begin making offers, confirm that your lender can access all the programs you’re eligible for. Other programs worth knowing about: MassDREAMS offers grants up to $50,000 for buyers earning under 100% AMI in 29 designated communities; MAHA STASH offers matched savings grants up to $20,000 for first-generation buyers who complete the program; and the BHA First Home Program offers $75,000 in enhanced down payment assistance for eligible Boston Housing Authority tenants, 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 a hard prerequisite, not optional paperwork. 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. Take the course early. 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. Entry-level condos in Hyde Park and Roslindale typically start in the $400,000 to $600,000 range. On a $500,000 condo with 3% down through ONE Mortgage, your required down payment is $15,000. Add closing costs 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.
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. 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.
Have questions? Let’s connect.
About Juan Murray
Juan Murray is a Boston broker associate with more than 30 years of experience helping buyers, sellers, and investors across Greater Boston, personally leading every transaction from the first conversation through closing.
RE/MAX Real Estate Center · (617) 721-0961
Equal Housing Opportunity. Juan Murray is licensed as a Broker in Massachusetts, regulated by the Massachusetts Board of Registration of Real Estate Brokers and Salespersons. This article is general information only and does not constitute legal, tax, or financial advice. Confirm your specific costs and obligations with your closing agent, tax advisor, or lender.
