# Massachusetts Home Buyer Assistance in 2026: A Statewide Guide to Grants, Loans, and Tax Credits
Key Takeaways
•The headline deal is gone, but you're not out of options. The $25,000 interest-free MassHousing program required a mortgage lock — securing your rate and loan by a deadline — by July 2, 2026, per Mass.gov. That window closed as of today, August 14.
•Plenty remains open. MassHousing's standard down payment assistance, the ONE Mortgage family, a state tax credit, and thousands of other programs are still live.
•The bottom line: Down payment assistance lowers the amount you finance, which can lower your monthly bill even when prices stay high. Nationally, such programs cut a buyer's loan-to-value ratio — how much you borrow compared with the home's price — by an average of 8.8% (a national figure, not Massachusetts-specific), per the Down Payment Resource Q2 2026 report.
•Act on eligibility first. Confirm you haven't owned a home in three years, check your income against your county's cap, then compare programs with a MassHousing-approved lender.
What Happened to the $25,000 Interest-Free Program?
If you've been house-hunting in Massachusetts this year, you probably heard Governor Healey's headline offer: $25,000 at 0% interest, no monthly payments, straight toward a down payment.
That program was real. As of today, August 14, 2026, the window is shut.
Strong demand moved the deadline up. Per Mass.gov, buyers had to lock a MassHousing mortgage by July 2, 2026 to use the temporary 0% version. That early close tells you how much competition there was, so if you still qualify for something similar, move fast. Since April, the expansion helped 1,200 additional first-time buyers.
Demand Quickly Shortened the 0% Assistance Window
Snapshot showing the revised deadline and buyer uptake after the expanded 0% assistance option launched.
June 2026 update
Updated eligibility lock-in period end (due to demand)July 2, 2026
Additional first-time buyers supported since April1,200
Losing that one offer doesn't mean the well is dry. Per the Down Payment Resource Q2 2026 report, there were 2,746 homeownership programs nationwide as of July 1, 2026 — up 67 from the prior quarter.
The $25,000 headline is gone. The statewide toolkit isn't.
Is MassHousing Assistance Still Available After July?
Yes. Only the temporary 0% interest version expired. MassHousing's standard down payment assistance is still available in every Massachusetts city and town.
The difference now comes down to cost. Instead of 0% interest, standard assistance arrives as a 15-year second loan — a second mortgage repaid over time — at 2% to 3% interest, depending on your income, per Mass.gov. On $25,000, that adds roughly $4,000 to $6,000 in interest over the term — noticeably less generous than the expired deal, but you still get up to $25,000 toward your down payment.
That upfront cash hurdle is often what keeps renters renting. Assistance that helps you buy sooner means you start building equity instead of waiting on prices to drop.
Eligibility is still broad. You generally qualify as a first-time buyer if you haven't owned a home in the past three years. Income caps vary by region.
Income Eligibility Thresholds by Massachusetts Region
Comparison of example income thresholds tied to the MassHousing eligibility limit of up to 135% of area median income.
| Series | Label | Value |
|---|---|---|
| Area median income threshold | Eastern Massachusetts | $205,335 |
| Area median income threshold | Worcester County | $165,645 |
| Area median income threshold | The Berkshires | $137,565 |
| Area median income threshold | Hampden County | $129,870 |
Per the Governor Healey announcement, the highest listed cap statewide is $205,335 in eastern Massachusetts. Worcester County sits at $165,645. The Berkshires come in at $137,565, and Hampden County at $129,870.
These caps were set high to reach middle-class households squeezed by Massachusetts prices, but the "wide net" doesn't stretch evenly. A buyer in Hampden County has far less room than one in eastern Massachusetts — check your own county's number before assuming anything.
MassHousing also has a strong track record: four out of every five of its mortgages use this assistance tool, per MassHousing. Approved lenders handle this routinely, so expect a well-worn process, not an experiment.
Your next step: check eligibility at masshousing.com, then talk to a MassHousing-approved lender.
What Is the ONE Mortgage, and Who Is It For?
The ONE Mortgage family — ONE Mortgage, ONE+, and ONE+Boston — is run by the Massachusetts Housing Partnership. None of it depended on the expired $25,000 window, so all of it remains open now.
This is below-market financing built for long-term stability, not a short-term promotion.
Per the ONE Mortgage qualification guide — confirm current figures with an approved lender — you may need as little as 3% down for a condo, single-family, or two-family home, and 5% down for a three-family.
ONE Mortgage Down Payment Requirements by Property Type
Comparison of ONE Mortgage minimum down payment requirements across eligible property types.
| Series | Label | Value |
|---|---|---|
| Required down payment | Condo, single-family home, or two-family home | 3% |
| Required down payment | Three-family property | 5% |
The requirements are within reach for many buyers. Per the same guide, total household assets must stay under $100,000. Eligibility uses a 3-year prior-homeownership lookback and requires the property be your primary residence.
ONE Mortgage Eligibility Basics
At-a-glance eligibility requirements for buyers considering ONE Mortgage.
ONE Mortgage eligibility
Maximum total household assets allowed$100,000
Lookback period for prior homeownership to qualify as first-time homebuyer3 years
Must occupy property as primary residence (qualitative requirement)primary_residence_required
The wallet math is simple: a lower borrowing cost makes the same home more affordable month to month. ONE+Boston is the version tailored specifically to Boston buyers.
What Tax Credits and Grants Can Massachusetts Buyers Use?
Massachusetts also has a newer tool: the Massachusetts Homeownership Tax Credit.
Per Mass.gov, the credit is authorized for a multi-year window — confirm the current end date with your lender or the program page. It functions more as a supply tool than a direct buyer rebate, but more ownership units built today can mean more choices for buyers down the road.
Grant and assistance programs are plentiful too. Per the Down Payment Resource Q2 2026 report:
•Grants — money you do not repay — rose to 234 programs nationwide, about 9% of the total.
•2,046 programs — 75% — help with down payment or closing costs.
•Targeted help exists for educators (75 programs), veterans (54), first responders (51), and firefighters (46).
This isn't only for very low earners, either. The same report shows 62% of programs serve incomes above $100,000, and 291 carry no income limit at all.
Use Down Payment Resource's free search tool to match your income, location, job type, and loan plan.
What Are the Strongest Arguments Against Using This Help?
Fair questions deserve straight answers.
"The best program already expired — is there anything useful left?"
Yes. The 0% deal is gone, but the pipeline behind it is still large — 2,746 programs nationwide, up 67 in one quarter, per the Down Payment Resource Q2 2026 report. The value now lies in knowing where to look: standard MassHousing assistance, ONE loans, the tax credit, grants, and targeted programs.
"Assistance doesn't fix affordability if the price stays high."
Partly true. A grant or second loan won't force a seller to lower the price, and the 8.8% loan-to-value reduction is a national average, not a Massachusetts-specific figure — a modest offset against local price gains, not a cure. But it can still lower your monthly payment and the cash you need at closing. In a softening market, that offset might tip a specific home from out-of-reach to affordable.
"Are the income limits too high?"
They were set high on purpose, because Massachusetts prices reach far up the income ladder. Per the Warren Group, the median single-family price statewide has topped $600,000, pushing even solid middle-class incomes into needing help. That's the direct rebuttal to the mis-targeting worry: at these prices, higher earners still struggle to buy. Lower-income buyers may be better served by grants or the 291 no-income-limit programs, so route yourself to the tool that fits your budget. These tools ease the upfront cash barrier — they don't reverse a decade of price growth on their own.
What Should You Do Next in August 2026?
Work in this order:
1. Confirm your first-time buyer status. Most programs require no home ownership in the past three years and that you live in the property.
2. Check your income limit. Compare your household income with your county's cap.
3. Talk to the right lender. Compare MassHousing standard assistance with the ONE Mortgage family through a MassHousing-approved lender.
Timing may work in your favor. The Mortgage Reports notes that in early 2026, mortgage rates pulled back from recent extremes and inventory improved, giving you more room to plan and compare.
Negotiating room still varies by town. Per Boston Globe and Warren Group data, most Massachusetts communities saw prices rise sharply from 2020 to 2025. But the most recent year showed some softness — prices dipped in 62 communities and stayed flat in 10. In those towns, patience may serve you better than urgency.
One more angle worth knowing: accessory dwelling units — ADUs, small second homes on a lot — are now more widely permitted under recent Massachusetts law. Confirm current rules with your town. Per Boston Globe reporting, more than 1,200 were approved across 217 communities in 2025, with MassHousing ADU financing on the way.
The headline gift is gone, but the statewide toolkit is open this August.
Want to know which Massachusetts programs fit your income, town, and price range? Ask for a side-by-side eligibility review before your next offer.
