Massachusetts First‑Time Homebuyer Programs (2026): My Greater Boston Guide

As a Greater Boston REALTOR®, I work with first‑time buyers every week who have solid incomes and steady plans—but feel stuck by down payment and closing costs. The good news: Massachusetts offers real, current help in 2026. Below, I’ll walk you through the statewide and local programs I use most with clients in Cambridge, Boston, Middlesex and Essex counties, and North & South Shore communities, plus how we fit them into your offer and closing timeline.

Quick overview: who counts as a “first‑time buyer,” and why programs matter here

• In most programs, “first‑time” means you haven’t owned a home in the last three years (some exceptions exist for displaced homemakers/single parents). ONE+Boston, for example, uses this common three‑year definition. (content.boston.gov)
• Why it matters in Greater Boston: affordability remains tight. As of August 2026, MAR data showed statewide median single‑family prices around $695,000 and a jump in new listings versus last year—momentum, but prices are still high. (bostonagentmagazine.com)
• You don’t need to pick just one tool. We often pair a first‑time mortgage product with down payment and closing cost assistance from the state or your city/town when rules allow.

State programs most of my clients start with

MassHousing Mortgage + Down Payment Assistance (DPA)

MassHousing’s DPA can be paired with a MassHousing mortgage statewide and currently offers up to $30,000. Option 1 is a 0% interest, deferred‑payment second mortgage due at sale/refi/when the first mortgage is paid off; Options 2 and 3 are 15‑year amortizing seconds at 2% or 3%. Eligibility and limits apply. (masshousing.com)

Note a 2026 change: MassHousing temporarily expanded a separate 0% DPA window in spring–summer 2026 and then discontinued that limited‑time expansion in late June (locks after early July were not eligible for the temporary version). Today’s standing DPA options remain available; always confirm terms when you lock. (masshousing.com)

What I like for buyers: predictable, transparent DPA structures and broad property eligibility (1–4 units, condos) paired with an affordable first mortgage—plus required homebuyer education that truly prepares you. (masshousing.com)

Massachusetts Housing Partnership (MHP) ONE Mortgage and ONE+ models

MHP’s ONE Mortgage is a long‑running, low‑down‑payment loan designed for income‑eligible first‑time buyers, known for lower monthly payments and rigorous homebuyer education. The program framework and buyer steps are outlined on the Commonwealth’s program page. (mass.gov)

For City of Boston purchasers specifically, ONE+Boston layers City funds on top of ONE to discount the rate further and provide enhanced assistance. The City reports more than 1,000 homebuyers assisted through ONE+Boston as of June 18, 2026; the program remains active via Boston Home Center and MHP. (boston.gov)

Local assistance around Greater Boston (2026)

Every city/town sets its own rules—benefits, income limits, purchase price caps, owner‑occupancy requirements, recapture/forgiveness terms, timelines, and approved lenders often differ. Here are programs I check first for buyers in my service areas:

Boston (Mayor’s Office of Housing: Boston Home Center)

• Financial Assistance: Boston provides down payment/closing cost help to income‑eligible first‑time buyers and requires you to use a participating lender for its mortgage‑assisted programs. Workshops and counseling run year‑round. (content.boston.gov)
• ONE+Boston mortgage: a special ONE Mortgage variant with City funding that further reduces the fixed rate and can come with enhanced assistance for qualified Boston purchasers. (content.boston.gov)
• Voucher‑to‑homeownership note: BHA announced in August 2026 that the prior enhanced Boston down‑payment assistance for BHA homebuyers purchasing in Boston ended; rules can change, so we’ll verify current options if you have a voucher. (bostonhousing.org)

Cambridge (Community Development Department)

• Down Payment & Closing Cost Assistance: Cambridge offers a forgivable loan—20% of the loan is forgiven each year over five years if you occupy the home as your only residence. We confirm current loan caps and income limits with CDD before you go under contract. (cambridgema.gov)

North Suburban Consortium (NSC) communities (Arlington, Chelsea, Everett, Malden, Medford, Melrose, Revere, Winthrop)

• NSC Down Payment Assistance: First‑time buyers purchasing in any NSC city may be eligible for a DPA loan (the NSC has recently posted examples up to $10,000; we’ll verify the maximum when you apply). (medfordma.org)
• Malden’s program page also posts current HUD income limits and documentation for the NSC DPA pipeline. (cityofmalden.org)

North Shore: Salem

• Salem First‑Time Homebuyer Down Payment Assistance: A no‑interest, deferred‑payment loan that matches your down payment up to a stated cap (the City’s 2026 guidelines currently show a match up to $6,500, with program conditions and price limits—always check the latest PDF before you write an offer). (salemma.gov)

South Shore HOME Consortium (Quincy, Weymouth, Braintree, Randolph)

• First‑Time Homebuyer Program: 0% interest, deferred loans for eligible buyers purchasing in member communities, with 2026 income limits posted by Quincy’s Office of Healthy Homes. We confirm the latest max assistance and affordability/recapture terms during pre‑approval. (officeofhealthyhomes.org)

Somerville

• Closing Cost/Down Payment Assistance 110 Program: up to $5,000 as a 0% interest, five‑year forgivable loan for eligible first‑time buyers purchasing in Somerville. (somervillema.gov)

Eligibility checklist (what we verify up‑front)

Every program has fine print, but these items come up most often:

• Income limits and household size thresholds (vary by county/AMI and program year). (masshousing.com)
• Purchase price caps and property type limits (condo, 1–4 units, primary residence). (masshousing.com)
• First‑time status (typically no ownership in the past 3 years; some exceptions). (content.boston.gov)
• Homebuyer education certificate from an approved provider (MyMassHome/MHP/MassHousing list). (masshousing.com)
• Approved lenders or program‑specific lenders (especially in Boston). (content.boston.gov)
• Owner‑occupancy requirements and any resale/recapture provisions. (cambridgema.gov)

How we line up your mortgage, assistance, and closing

Here’s the timeline I use with first‑time clients so funding lands on time:

1. Education and consult: You complete a certified first‑time homebuyer class; we meet to map your budget, property types, and program fit. (masshousing.com)
2. Lender pre‑approval with the right product: We compare MassHousing vs. ONE/ONE+ options, and confirm whether a city DPA requires a specific lender or reservation step. (masshousing.com)
3. Program intake and documentation: We assemble income/asset docs and submit any DPA pre‑applications (NSC, Cambridge, Boston, Salem, South Shore Consortium). Processing times vary—starting early prevents delays. (medfordma.org)
4. Offer strategy: I’ll write terms that respect appraisal, any program‑specific inspections or property condition guidelines, and realistic closing dates so assistance can fund at closing. (masshousing.com)
5. Commitment to closing: We coordinate your DPA closing docs with your lender and the city/state administrator so the second mortgage (if any) is ready to record with your first mortgage. (masshousing.com)

Which program might fit? Three common buyer paths I see

• The Boston condo shopper: Current Boston renter with stable income and modest savings. ONE+Boston often shines because it combines a discounted fixed rate with enhanced assistance for eligible buyers purchasing in the city. We still compare MassHousing DPA if the property or profile points that way. (content.boston.gov)
• The Cambridge townhome/condo buyer: Wants to stay close to work, can contribute some savings, and values long‑term stability. Cambridge’s forgivable DPA can meaningfully reduce cash‑to‑close if you’ll owner‑occupy at least five years. We evaluate whether a MassHousing or ONE first mortgage best complements the assistance. (cambridgema.gov)
• The North or South Shore buyer: Considering Salem, Medford/Malden, Quincy/Weymouth/Braintree/Randolph. We screen the local DPA first (Salem match, NSC DPA, South Shore HOME Consortium), then match the mortgage to the program’s requirements and your comfort with monthly payments. (salemma.gov)

Pitfalls I help you avoid

• Deadlines and funding windows: Some assistance has limited funding or cut‑off dates; policy memos in 2026 changed mid‑season. We’ll lock your loan and reserve DPA early. (masshousing.com)
• Layering rules: Not all programs can be combined, and some (like ONE+Boston) are designed to be used on their own with participating lenders. (mhp.net)
• Appraisals and property condition: Assistance and lenders may require the home to meet specific standards; if repairs are needed, we plan for credits or timing so your financing complies. (masshousing.com)
• Resale/recapture terms: Forgivable or deferred loans often require owner‑occupancy and repayment if you sell/transfer/refi too soon. We’ll review your note before you commit. (cambridgema.gov)
• Approved‑lender lists: Boston’s programs, for instance, must go through participating lenders. Using the wrong lender can delay or jeopardize assistance. (content.boston.gov)

Where to start this week

• Take a certified homebuyer class and get your education certificate; the state maintains a convenient class hub and provider list. (masshousing.com)
• If you’re buying in Boston or Cambridge, review their program pages with me before we tour so we understand today’s income and price limits and the documentation you’ll need. (content.boston.gov)
• Want a quick market pulse while you shop? GBAR posts monthly Greater Boston stats, and MAR publishes statewide monthly data that we can tailor to your town and price band. (gbreb.com)

Let’s build your plan

Buying your first home isn’t just a transaction—it’s a life decision connected to timing, family, and finances. My role is to slow the process down, educate without jargon, and then move fast when the right home appears. If you’re starting anywhere in Greater Boston—from Cambridge and Somerville to Salem, Medford/Malden, Quincy, and the South Shore—reach out and I’ll map your options, confirm 2026 eligibility for each program, connect you with the right lender, and guide you through offer to closing.

I’m Marie Cumming, REALTOR® | Senior Real Estate Specialist based in Cambridge and serving Greater Boston, Middlesex & Essex counties, the North Shore and South Shore. If you’re planning a purchase or just exploring, let’s schedule a friendly, no‑pressure consult. We can also talk through my related posts—“Selling a Long‑Time Family Home in Greater Boston” and “Downsizing for 55+ in Greater Boston”—if you’re coordinating a sale with your first purchase.