First-time homebuyer programs in Massachusetts
The state and city programs that can lower your down payment, closing costs or monthly payment, and what each one asks of you.
The main options are MassHousing's down payment assistance (up to $30,000, 0%, deferred), ONE Mortgage (3% down, no PMI, with a payment subsidy), ONE+ for residents of 29 communities, and the City of Boston program (up to $50,000 for eligible buyers in Boston). All have income limits and most require a homebuyer class. Start with a lender who participates in them.
The programs at a glance
| Program | What you get | Key requirements |
|---|---|---|
| MassHousing down payment assistance | Up to $30,000 at 0%, repaid when you sell, refinance or pay off the first mortgage. Smaller amortizing options are also offered. | MassHousing mortgage, first-time buyer, income limits, primary residence, 1 to 4 family or condo |
| ONE Mortgage | 30-year fixed loan, 3% down (5% for a three-family), no PMI, and a subsidy that lowers early payments for eligible buyers | No ownership in 3 years, homebuyer class, income limits, assets under $75,000, credit 640 (660 for 2 to 3 family) |
| ONE+ | ONE Mortgage plus extra down payment and closing cost help | Live in one of 29 communities, assets under $100,000, at least 1.5% of the price from your own funds |
| City of Boston First-Time Homebuyer Program | Up to $50,000 (income under 100% of area median) or up to $35,000 (101% to 135%) toward down payment and closing costs | Buying a primary residence in Boston, homebuyer class, participating lender. Grant for Boston residents, 0% deferred loan for others. |
MassHousing down payment assistance
MassHousing is the state's affordable housing bank. Its down payment assistance is a second loan that sits behind a MassHousing first mortgage, which you get through a participating lender. The main option is up to $30,000 at 0% interest with nothing due until you sell, refinance or pay off the first mortgage. Income limits vary by town and household size.
A temporary expansion that offered $25,000 interest-free to more buyers ended early. The final deadline to lock a rate was July 2, 2026. If you read about it elsewhere, it is no longer available.
ONE Mortgage
ONE Mortgage is run by the Massachusetts Housing Partnership. It pairs a low down payment with no private mortgage insurance, which can lower your monthly payment noticeably compared with a standard low-down-payment loan. Eligible buyers can also get a subsidy that reduces payments in the early years. You need to complete an approved homebuyer class, meet income limits for the town where you are buying, and have less than $75,000 in assets.
ONE+ communities
ONE+ adds down payment and closing cost help for first-time buyers who currently live in one of these 29 communities:
Attleboro, Barnstable, Boston, Brockton, Chelsea, Chicopee, Everett, Fall River, Fitchburg, Framingham, Haverhill, Holyoke, Lawrence, Leominster, Lowell, Lynn, Malden, Methuen, New Bedford, Peabody, Pittsfield, Quincy, Randolph, Revere, Salem, Springfield, Taunton, Westfield, Worcester.
City of Boston program
Buyers purchasing a home to live in within Boston can get help with the down payment and closing costs. Households under 100% of area median income can receive up to 3% of the price plus closing costs, to a maximum of $50,000. Households between 101% and 135% can receive up to 2% plus closing costs, to a maximum of $35,000. If you already live in Boston it is a grant. If you are moving in from elsewhere it is a 0% deferred loan.
Some other cities and towns run their own programs. Ask us about the towns you are considering.
Standard loans with low down payments
You do not need a special program to buy with less than 20% down. Conventional loans can go as low as 3% for eligible first-time buyers, FHA loans 3.5%, and VA loans 0% for eligible veterans. Each has its own mortgage insurance rules. A lender can compare them side by side with the state programs.
How to get started
- Take an approved first-time homebuyer class. Many are online and take a weekend.
- Talk to a lender who participates in MassHousing, ONE Mortgage and, if relevant, your city's program.
- Get a pre-approval that names the program you plan to use.
- Tell us your budget and towns, and we will send new listings that fit.
Sources
Questions this page answers
Who counts as a first-time homebuyer in Massachusetts?
For most state programs, including ONE Mortgage, it means you have not owned a home in the past three years. Each program defines it in its own rules, so check the specific program.
How much down payment assistance can I get in Massachusetts?
MassHousing offers up to $30,000 as a 0% deferred loan with a MassHousing mortgage. The City of Boston offers up to $50,000 toward down payment and closing costs for eligible buyers purchasing in Boston. ONE+ adds help for residents of 29 communities. Amounts depend on income, price and program rules.
Is the $25,000 interest-free MassHousing offer still available?
No. That expanded offer ended early, with a final rate-lock deadline of July 2, 2026. MassHousing's standard down payment assistance options are still available.
Can I combine programs?
Sometimes. City programs can often be layered with a state mortgage program, and some lenders work with several. A participating lender can tell you which combinations are allowed for your purchase.
Do I need to take a homebuyer class?
Most programs require one. ONE Mortgage, ONE+ and the Boston program all require an approved first-time homebuyer course, many of which are offered online.
Is there a minimum credit score?
It varies. ONE Mortgage requires at least 640 for a single-family or condo and 660 for a two- or three-family. Other programs follow the lender and loan type.