Last updated: July 14, 2026
Bottom line
Massachusetts has real help for first-time homebuyers, but most programs are not only for single mothers. Help usually comes as a low-cost mortgage, a second loan for the down payment, a city grant, or a bank-based grant. Your income, household size, credit, savings, property, and lender all matter.
The best statewide starting points are MassHousing down payment help, the ONE Mortgage rules, and the My Mass Home portal. Check all three before choosing a lender because one loan may lower your monthly payment while another offers more help at closing.
This page is for planning, not a promise of approval. A program lender or housing counselor must review your full file. You can also use ASMOM’s Massachusetts help guide for other state support while you prepare to buy.
If you need housing help today
Down payment help will not fix an eviction, foreclosure notice, shutoff, unsafe home, or need for shelter today. The RAFT application page explains short-term help for some rent, mortgage, utility, and other housing emergencies. You can also call 211 or use Mass 211 services to find local help.
Pregnant people and families with children under 21 can review the family shelter rules if they have nowhere safe to stay. ASMOM’s emergency help guide and state housing help list more places to start.
Where to start before house shopping
Take a buyer class
Many programs require an approved course. Use the education class calendar to find online and local options before you make an offer.
Meet a counselor
A counselor can check your budget, credit, debt, and timing without trying to sell you a mortgage. Use the HUD counselor finder and ask whether the agency offers pre-purchase counseling.
Compare two lenders
Ask each lender to price MassHousing, ONE Mortgage, local city help, and FHLBank Boston grants. A lender that does not offer a program cannot reserve it for you.
Check the city early
Use the municipal help list before signing a short closing contract. Local money may have extra forms, inspections, or funding limits.
Quick comparison of Massachusetts homebuyer help
| Program | Current help | Who may fit | Reality check |
|---|---|---|---|
| MassHousing | Up to $30,000 or $25,000, depending on income and loan option | Income-eligible first-time buyers using a MassHousing mortgage | This is a second mortgage, not always a grant. |
| ONE Mortgage | Low fixed rate, low down payment, no PMI, and possible payment help | Low- and moderate-income first-time buyers | Income, asset, credit, class, and property rules apply. |
| ONE+ | ONE Mortgage features plus a rate discount and possible closing help | Eligible buyers who currently live in one of 29 listed communities | Funds and final assistance must be reserved by a participating lender. |
| City programs | Grants, forgivable loans, or added down payment help | Buyers purchasing in the city that offers the program | Local funds can pause or run out. |
| FHLBank Boston | 2026 grants of up to $32,099, $25,000, or $40,000 by program | Income-eligible buyers using a participating member lender | The buyer cannot apply directly to FHLBank Boston. |
MassHousing down payment assistance
MassHousing assistance is available in every Massachusetts city and town when it is paired with an eligible MassHousing mortgage. It may be used for a single-family home, condominium, or two- to four-family property that will be your main home.
| Income band | Maximum help | Current terms |
|---|---|---|
| Below 60% of area median income | Up to $30,000 | 0% deferred second mortgage. The balance is due after sale, refinance, or payoff of the first mortgage. |
| 60% to 80% of area median income | Up to $25,000 | 15-year second mortgage at 2% with monthly payments. |
| 80% to 135% of area median income | Up to $25,000 | 15-year second mortgage at 3% with monthly payments. |
A temporary 0% offer ended
MassHousing briefly offered a wider $25,000 deferred loan at 0% in spring 2026. The agency’s June 2026 lender notice says new locks stopped in early July. New buyers should expect the regular options above unless MassHousing announces another change.
Start with a lender on the MassHousing lender list and ask for a written estimate showing the first mortgage, second mortgage, monthly payment, cash needed at closing, and when the assistance must be repaid. Do not compare programs only by the largest dollar amount.
ONE Mortgage and ONE+
ONE Mortgage
ONE Mortgage is offered through the Massachusetts Housing Partnership. It can require as little as 3% down for a condo, single-family home, or two-family home. A three-family property requires 5% down. The program has no private mortgage insurance and may include financial help for eligible buyers.
You generally must be a first-time buyer, complete an approved class, live in the home, stay under local income limits, and have less than $100,000 in counted household assets. The listed minimum credit score is 640 for a single-family home or condo and 660 for a two- or three-family home, although the lender must review the full file.
ONE+
ONE+ adds a permanent rate discount and down payment or closing cost help to ONE Mortgage. It is aimed at eligible buyers who currently live in one of 29 Massachusetts communities. The ONE+ program page lists the current communities and rules.
The lower rate may matter more than a larger grant because it can reduce the payment for many years. Ask a ONE lender to compare the total monthly payment and total cash needed with MassHousing, not just the rate shown in an ad.
Local homebuyer help in Massachusetts
City programs can add another layer, but they are tied to where you buy. Call before making an offer and ask whether funds are open for your planned closing date.
| Location | What the current program says | Important limit |
|---|---|---|
| Boston | The Boston buyer grant offers 3% of the price up to $50,000 for buyers below 100% AMI, or 2% up to $35,000 for buyers from 101% to 135% AMI. | Buy in Boston, use an approved lender, take Homebuying 101, meet income and asset rules, and use the home as your main home. |
| ONE+Boston | The ONE+Boston program combines a discounted mortgage rate with access to city down payment help. | Boston residency or other city rules, income, assets, credit, class, and lender approval apply. |
| BHA households | The BHA First Home program lists $75,000 for eligible BHA households buying in Boston. | The funding is in its final year. Applications after July 10, 2026 are not guaranteed this assistance. |
| Cambridge | The Cambridge assistance program offers up to $10,000 as a loan forgiven over five years. | You must buy in Cambridge, meet income rules, complete a class, and keep the home as your only residence. |
| Cambridge HomeBridge | The HomeBridge program helps eligible buyers purchase on the open market. | The buyer signs a long-term affordability restriction that affects resale. |
| Worcester | A local partner page lists Worcester down payment help of up to $5,000, while the city’s housing page lists the program among current grants. | Confirm funding, the application deadline, and property rules with the city before signing a short closing date. |
| Springfield | The Springfield buyer page says FY27 applications are being accepted, with funds expected after July 17, 2026. | The public page displays the dollar amount inconsistently. Get the current information sheet and exact amount in writing. |
If your city is not listed, check the statewide municipal list or ask an approved homebuyer class provider. ASMOM’s community support guide may also help you find local nonprofits and housing agencies.
FHLBank Boston grants through lenders
FHLBank Boston does not take applications from individual homebuyers. A participating bank or credit union must reserve the money for you. Funds are limited and are generally handled first come, first served.
- Equity Builder Program: The Equity Builder guide covers first-time buyers at or below 80% AMI. The 2026 maximum is up to $32,099 for allowed costs.
- Housing Our Workforce: The HOW buyer guide covers households above 80% and up to 120% AMI. The 2026 maximum is up to $25,000.
- Lift Up Homeownership: The Lift Up FAQ lists up to $40,000 for eligible first-time, first-generation buyers at or below 120% AMI in 2026.
These three FHLBank programs cannot be stacked with each other. Ask the lender which one fits, whether it can be combined with MassHousing or city aid, how long the home must remain your main home, and what repayment can be due if you sell or refinance early.
Documents to gather
Start one folder before applying. ASMOM’s documents checklist can help you organize records used for housing and other aid.
| Document | Why it may be needed | Practical step |
|---|---|---|
| Photo ID and household details | Identity, household size, and residency checks | Ask which adults and children must be listed. |
| Recent pay stubs and tax returns | Income and work history | Self-employed buyers may need profit-and-loss records. |
| Bank and asset statements | Savings, deposits, gifts, and asset limits | Keep a paper trail for large deposits. |
| Child support records | A lender may review support used as qualifying income | Use court or payment records, not screenshots alone. |
| Benefit award letters | Some programs review all household income | Ask how each benefit is treated before relying on it. |
| Class certificate | Required by many state and city programs | Finish the class early. |
| Pre-approval and loan estimate | Shows the loan, rate, payment, and cash needed | Make sure the assistance is named in writing. |
| Purchase contract | Needed to reserve many local or bank grants | Ask for enough time to complete extra reviews. |
If child care, food, or other monthly costs make the budget too tight, review child care help, food help in Massachusetts, and TAFDC cash help while you build a safer homebuying plan.
What to do if a lender says no
A denial does not always mean you can never buy. Ask for the written reason. The CFPB denial guide explains that a lender must give the main reasons or tell you how to request them.
- Read the denial letter and check whether the problem is credit, debt, income, savings, property type, or missing papers.
- Get your credit reports and dispute errors before applying again.
- Take the letter to a HUD-approved counselor and ask for a step-by-step plan.
- Ask whether another approved lender or program uses different rules. Do not send many new applications without a plan.
If the problem involves a mortgage lender or broker, the Division of Banks complaints page explains where to file a complaint. If you believe the denial was based on the property’s location, review the Mortgage Review Board. If you suspect discrimination by a lender, agent, seller, or housing provider, read the Massachusetts fair housing law and get advice from ASMOM’s Massachusetts legal help guide.
Common mistakes to avoid
- Calling every program a grant. MassHousing help is usually a second mortgage. Cambridge help is a forgivable loan. Ask what happens if you sell, refinance, or move.
- Choosing the lender first. Ask whether the lender offers MassHousing, ONE, and FHLBank Boston programs before paying for an application or appraisal.
- Using a short closing date. City and bank programs may need extra time for income review, inspection, and fund reservation.
- Spending every dollar at closing. Keep room for moving, repairs, child care, utilities, taxes, insurance, and emergencies.
- Ignoring older-home costs. Massachusetts homes may need roof, heat, plumbing, electrical, or lead work. Assistance with the purchase does not remove repair risk.
- Assuming support income will count. Ask the lender how child support, public benefits, overtime, gig work, or a second job will be documented.
Phone scripts
Script for a MassHousing lender
Hello, I am a first-time buyer in Massachusetts. Please compare the current MassHousing down payment options for my income level. I need the first mortgage payment, second mortgage payment, cash needed at closing, and repayment rules in writing.
Script for a ONE lender
Hello, can you screen me for ONE Mortgage and ONE+? Please check my city, household income, assets, credit, down payment, and class rules. I also want to know which local assistance can be combined with the loan.
Script for a city housing office
Hello, I plan to buy in your city. Are first-time buyer funds open for my expected closing month? What is the current maximum, when must I apply, and what loan, class, inspection, income, and owner-occupancy rules apply?
Script for a housing counselor
Hello, I am a single parent thinking about buying. Can you review my full monthly budget, credit, debt, savings, child care costs, and repair risk before I choose a lender or make an offer?
Resumen en español
Massachusetts ofrece ayuda real para compradores de primera vivienda, pero no suele ser una beca solo para madres solteras. La ayuda puede ser una segunda hipoteca, un préstamo perdonable, una subvención de la ciudad o una tasa de interés más baja.
Empiece con una clase para compradores, un consejero de vivienda aprobado y dos prestamistas que trabajen con MassHousing y ONE Mortgage. Pregunte cuánto debe pagar cada mes, cuánto dinero necesita para el cierre y qué debe devolver si vende o refinancia la vivienda.
Si necesita vivienda hoy, llame al 211 y pregunte por RAFT o refugio familiar. No firme una oferta hasta confirmar que los fondos locales están disponibles para su fecha de cierre.
FAQ
Are there down payment grants only for single mothers in Massachusetts?
Most programs are not only for single mothers. They usually use income, household size, first-time buyer status, credit, savings, property, and location rules.
Is MassHousing down payment assistance free money?
No. Current MassHousing help is a second mortgage. One option is deferred at 0%, while other options have monthly payments at 2% or 3%.
Can I combine state, city, and bank help?
Sometimes. MassHousing may work with some local help, but every program has its own stacking rules. The lender and city must approve the combination.
Can a Section 8 voucher help me buy a home?
Some housing authorities have a homeownership option. BHA has rules for eligible voucher households, but participation, income, work, savings, credit, and property rules apply.
What if I cannot afford to buy yet?
Ask a housing counselor for a written plan. Work on the main barrier first, such as credit errors, debt, savings, unstable income, or a payment that is too high.
About this guide
This guide uses official federal, state, local, and other high-trust nonprofit and community sources mentioned in the article.
A Single Mother is independent and is not a government agency, benefits office, lender, law firm, medical provider, or tax advisor.
Program rules, funding, local availability, and eligibility can change. Always confirm details with the official program before you apply or make decisions.
Verification: Last verified July 14, 2026, next review October 14, 2026.
Corrections: If you see something wrong or outdated, email suggestions@asinglemother.org.
Disclaimer: This article is for general information only. It is not legal, financial, medical, tax, immigration, disability, safety, or government-agency advice.