Buying a Home in Massachusetts (2026): First-Time Buyer Programs, Loan Limits & Lenders

Massachusetts is a higher-priced market, so buyers often lean on low-down-payment programs and state assistance to bridge the gap between savings and the cash needed to close. Because Massachusetts has a smaller population, local lenders and the state housing agency play an outsized role — it pays to compare a few loan officers. A household earning around $168,000 a year could comfortably afford a typical Massachusetts home under the 31% housing guideline.

What does a home cost in Massachusetts?

Item	Massachusetts estimate
Typical home value	$525,800
3% down (conventional)	$15,774
3.5% down (FHA)	$18,403
20% down	$105,160
Est. monthly payment (FHA, 3.5% down)	$4,352
Household income to afford (31%)	$168,000

Rate assumption: 7.18% (Freddie Mac PMMS 30-year fixed average, week of November 5, 2026). Change it in the payment calculator.

What first-time home buyer programs does Massachusetts offer?

MassHousing is Massachusetts's housing finance agency. Its programs are offered through approved lenders and usually require homebuyer education plus income and purchase-price limits.

MassHousing Down Payment Assistance: A deferred second loan toward down payment and closing costs for eligible buyers.
Workforce Advantage: Higher assistance and reduced mortgage insurance for moderate-income first-time buyers.

Check current terms at MassHousing. Many Massachusetts cities and counties also run their own down payment assistance.

What are the Massachusetts loan limits for 2026?

Massachusetts has 14 counties; 7 are high-cost areas. Here are the official 2026 one-unit limits for its most populous counties (FHFA and HUD):

County	Conforming	FHA
Middlesex County	$962,550	$962,550
Worcester County	$832,750	$545,100
Essex County	$962,550	$962,550
Suffolk County	$962,550	$962,550
Norfolk County	$962,550	$962,550
Bristol County	$832,750	$787,750
Plymouth County	$962,550	$962,550
Hampden County	$832,750	$541,287
Barnstable County	$832,750	$828,000
Hampshire County	$832,750	$541,287
Berkshire County	$832,750	$541,287
Franklin County	$832,750	$541,287

See all Massachusetts county loan limits → VA loans have no limit for borrowers with full entitlement.

Which Massachusetts down payment assistance programs are verified?

MassHousing Down Payment Assistance (Option 1) — Up to $30,000 (deferred-payment loan)
MassHousing Down Payment Assistance (Option 2) — Up to $25,000 at a fixed 2% rate over 15 years (repayable second mortgage)

How much house can I afford in Massachusetts?

Use Massachusetts's own property tax rate and insurance average: $60k, $80k, $100k, $150k salaries, or see FHA requirements in Massachusetts.

How do property taxes affect buying in Massachusetts?

Homeowners in Massachusetts pay a median of $5,813 a year in property taxes — an effective rate of about 1.11% of the median home value, above the national average (Census ACS). Actual rates vary by county and municipality.

Which loan types are popular in Massachusetts?

Conventional Loan — Not government-backed; as little as 3% down for first-time buyers, PMI removable at 20% equity.
FHA Loan — Government-insured; 3.5% down with a 580 credit score and flexible debt-to-income rules.
VA Loan — For eligible veterans, service members and surviving spouses: 0% down and no monthly mortgage insurance.
USDA Loan — 0% down for moderate-income buyers in eligible rural and suburban areas.
Jumbo Loan — For loan amounts above the conforming limit; usually 10–20% down and 700+ credit.
First-Time Home Buyer Loans — Low-down-payment loans plus state assistance programs designed for first-time buyers.

Buying a home in Massachusetts cities

Middlesex County

Nantucket County

Nantucket — $1,359,200

Norfolk County

Quincy — $598,100 Brookline — $1,233,100 Weymouth Town — $516,200 Braintree Town — $623,200 Randolph Town — $463,500 Franklin Town — $567,100 Needham — $1,146,000 Norwood — $613,500 Wellesley — $1,513,400 Milton — $896,500 Dedham — $630,400 Holbrook — $436,500

Plymouth County

Brockton — $405,500 Bridgewater Town — $500,600 Abington — $516,300 Hull — $606,100

Suffolk County

Boston — $710,400 Revere — $566,200 Chelsea — $476,500 Winthrop Town — $606,900

Worcester County

Worcester — $339,500 Leominster — $345,000 Fitchburg — $295,500 Milford — $429,800 Gardner — $271,300 Southbridge Town — $267,000 Webster — $303,900

Browse every city page →

Massachusetts home buying FAQs

On a typical Massachusetts home of about $525,800, a 3.5% FHA down payment is roughly $18,403 and a 3% conventional down payment about $15,774, plus closing costs of 2%–5% of the loan.

Yes. MassHousing offers programs including MassHousing Down Payment Assistance, Workforce Advantage. Income, price and credit limits apply.

The 2026 baseline conforming limit for a one-unit home is $832,750 in most Massachusetts counties; designated high-cost counties can be higher.

FHA limits are set by county. For 2026 they start at $541,287 for one-unit homes in lower-cost areas and rise in higher-cost counties.

Sources

Data last updated October 23, 2026.

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Figures on this page are estimates for educational purposes only and are not a loan offer or commitment to lend. Rates, loan limits, fees and assistance programs change frequently and vary by lender, location and borrower profile. Confirm current terms with a licensed loan officer.