Massachusetts Housing Programs (MassHousing):
Updated November 1, 2026MassHousing (the Commonwealth housing finance agency) offers 30-year fixed, affordable mortgage products and down payment/closing-cost assistance for first-time buyers (commonly defined as no primary residence in the past three years; exceptions apply in targeted areas). Terms, limits, and targeted areas change; verify current rules with an approved MassHousing lender or MassHousing. See MassHousing Homeownership and the DPA page below.
MassHousing First-Time Homebuyer Mortgage Programs:
Eligibility: Typically first-time buyers (no ownership in past 3 years; exceptions in targeted areas); household income must fall within MassHousing limits by area. MassHousing updated its program income limits effective June 15, 2026 — check the official 2026 tables for the household-size row that applies to you. MassHousing 2026 income limits (official PDF).
Offerings: 30-year fixed mortgages (conventional and FHA product pairings via approved lenders) with low-down options and program benefits.
Requirements (typical):
- Income limits: AMI-based and area-specific. Example (4-person household, 2026 tables): Boston HMFA 100% AMI = $164,600 (so ~80% AMI ≈ $131,680; 135% ≈ $222,210); Western Worcester 100% AMI = $102,000 (so ~80% ≈ $81,600; 135% ≈ $137,700). Always confirm the exact household-size row on MassHousing’s official table. 2026 Income & Rent Limits (MassHousing).
- Minimum credit: MassHousing’s product matrix commonly shows a minimum credit score near 640 for many product paths; lender overlays vary. See the MassHousing product matrix for specific product requirements. MassHousing product matrix (Apr 27, 2026).
- Debt-to-income: commonly capped around 45% for many MassHousing products (see product matrix for product-specific DTI allowances).
- Homebuyer education: required for many MassHousing loans (MassHousing-approved counseling or equivalent).
Down Payment and Closing Cost Assistance (DPA):
Standard DPA: MassHousing provides several DPA options. The statewide deferred option offers up to $30,000 as a 0% deferred second mortgage for eligible buyers; amortizing options commonly offer up to $25,000 at fixed low rates (example 2% or 3%). Check MassHousing’s DPA page for current product terms and whether assistance is deferred, forgivable, or amortizing. MassHousing DPA.
Limited-time / expanded DPA (Apr–Jul 2026): MassHousing published an April 27–July 31, 2026 flyer describing a limited round that promoted up to $25,000 at 0% interest for locks during that window. MassHousing later issued a lender memo (June 24, 2026) that set a lock cutoff and reinstated the amortizing $25,000 DPA for new lock requests after that deadline. Because this was fund- and time-limited, verify current availability and lock/deadline rules with MassHousing or an approved MassHousing lender. MassHousing expanded assistance flyer (Apr 2026) and MassHousing lender memo (June 24, 2026).
Eligibility: Most DPA must be used with an eligible MassHousing mortgage; income caps, purchase price limits, and product rules apply. See the MassHousing product matrix for current pairing rules. MassHousing product matrix.
MassHousing ONE Mortgage (statewide / partner programs):
Description: The ONE Mortgage (administered by the Massachusetts Housing Partnership) is a 30-year fixed mortgage with low down payment options (as little as 3%) and no borrower-paid private mortgage insurance (PMI) for qualifying buyers. Typical ONE Mortgage features include an asset cap (commonly around $75,000) and credit-score guidance (commonly about 640 for single-family/condo and roughly 660 for 2–3 unit purchases). Contact a participating ONE Mortgage lender for exact underwriting details and confirm with the program page. ONE Mortgage (MHP).
Local Programs (examples — verify current rounds):
City and county programs often layer with state DPA. Funding is limited and changes by fiscal round — always confirm current caps and application windows on the city site.
Boston / Suffolk County
Boston Home Center Assistance: The Boston Home Center provides down payment and closing cost assistance for income-eligible first-time buyers. City materials frequently show caps around $30,000 for some purchase types in certain rounds, but amounts and intake windows vary. Confirm property-type caps and current intake with the Boston Home Center. Boston Home Center.
Worcester / Worcester County
Worcester assistance: The City of Worcester often uses CDBG funds to offer down payment and closing cost assistance (typical CDBG DPA rounds show amounts up to about $5,000); the city has also run ARPA or trust-funded rounds with larger awards in select intakes (some rounds have offered up to $25,000). Check the City of Worcester Housing & Neighborhood Development pages for current program rounds and eligibility. Worcester Housing & Neighborhood Development.
Springfield / Hampden County
Springfield Homebuyer Programs: The City of Springfield Office of Housing manages homeownership initiatives, occasional down payment assistance and lottery programs. Amounts and eligibility vary by project and round; check the Office of Housing site for current opportunities and application instructions. Springfield Office of Housing.
Additional Information:
- USDA Loans: 0% down financing is available in eligible rural Massachusetts areas through USDA Rural Development single-family programs; income and location limits apply. See USDA RD single family programs.
- VA Loans: 0% down loans are available for eligible veterans and active-duty borrowers through VA home loan programs; entitlement and occupancy rules apply. See VA Home Loans.
- FHA Loans: FHA allows a minimum down payment of 3.5% for borrowers who meet FHA minimum-decision credit thresholds (commonly 580+ for the 3.5% down tier); many lenders and DPA layers prefer higher scores (often 620+). See official HUD guidance for the latest FHA policy details.
Always confirm current rates, income/purchase limits, and product rules with an approved MassHousing lender or the official pages below. MassHousing links: MassHousing DPA, MassHousing Homeownership, the official product matrix: MassHousing product matrix (Apr 27, 2026), and the 2026 income limits: MassHousing 2026 Income & Rent Limits. ONE Mortgage info: MHP ONE Mortgage. State announcement about the 2026 expanded DPA (see MassHousing announcements and press materials) is available on Mass.gov and in MassHousing lender materials; verify the original press release if you need the state statement.
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