Buying a home
Data from November 2026
Buying a home in Massachusetts
A typical home in Massachusetts is worth $562,100 (Average 2020–2024). The FHA limit for one unit is $541,287–$1,249,125 depending on the county. Here is the minimum down payment each loan type asks at that price, every county’s limit, and the state’s assistance programs.
Key numbers in Massachusetts
- Typical home
- $562,100
- median value, Average 2020–2024
- 69% more than the U.S.
- FHA limit
- $541,287–$1,249,125
- one unit, by county
- In 10 of the 14 counties, the limit is above the national floor ($541,287).
- Conforming limit
- $832,750
- up to $1,249,125 in high-cost areas
- Above this amount, the loan is a “jumbo” loan.
- Minimum FHA down payment
- $19,674
- 3.5% of a $562,100 home
- VA and USDA ask for no down payment if you qualify.
Down payment
How much each loan asks up front
For a $562,100 home, the typical value in Massachusetts. The minimum down payment is each program’s rule. The monthly figure is an example of principal and interest over 30 years at the 7.18% average rate (November 5, 2026): no taxes, insurance or mortgage insurance.
Your price, rate and down payment will differ: run the calculator with your numbers. Closing costs are extra.
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FHA Program rule
Minimum down3.5%
In dollars$19,674
Per month$3,675
With a credit score of 580 or more. Carries mortgage insurance (MIP) up front and every month.
HUD Handbook 4000.1 (Update 18), II.A.2.a.iv — Minimum Required Investment · In effect since September 14, 2016
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Conventional Program rule
Minimum down3%
In dollars$16,863
Per month$3,694
3% is the lowest standard option. With less than 20% down you pay private mortgage insurance (PMI) until you have more equity.
Fannie Mae Selling Guide B5-6-01 — HomeReady Mortgage Loan and Borrower Eligibility · In effect since January 1, 2024
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VA Program rule
Minimum down0%
In dollars$0
Per month$3,808
For veterans, service members and some spouses. No down payment as long as the price is not above the appraisal; charges a one-time funding fee.
VA: Purchase loan — benefits · In effect since January 1, 2020
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USDA Program rule
Minimum down0%
In dollars$0
Per month$3,808
Only homes in eligible rural areas and households within USDA’s income limit. Finances the full price.
7 CFR §3555.103 — Maximum loan amount (Guaranteed Rural Housing Program) · In effect since December 9, 2013
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ITIN loans follow no federal rule: each lender sets its own down payment and rate, and usually asks for more. 15% is an example.
Loan limits
FHA and conforming limit in every county
FHA sets the limit by area: 10 of the 14 counties in Massachusetts are high-cost and sit above the national floor ($541,287). The conforming limit is the most Fannie Mae and Freddie Mac will buy; above it, the loan is a “jumbo”.
| Nantucket County | $1,249,125 | $1,249,125 | $1,593,800 | High-cost |
|---|---|---|---|---|
| Dukes County | $1,249,125 | $1,249,125 | $1,165,800 | High-cost |
| Middlesex County | $962,550 | $962,550 | $727,800 | High-cost |
| Suffolk County | $962,550 | $962,550 | $705,800 | High-cost |
| Norfolk County | $962,550 | $962,550 | $683,900 | High-cost |
| Essex County | $962,550 | $962,550 | $619,100 | High-cost |
| Plymouth County | $962,550 | $962,550 | $556,000 | High-cost |
| Barnstable County | $828,000 | $832,750 | $629,000 | High-cost |
| Bristol County | $787,750 | $832,750 | $451,200 | High-cost |
| Worcester County | $545,100 | $832,750 | $423,700 | High-cost |
| Hampshire County | $541,287 | $832,750 | $390,300 | National floor |
| Franklin County | $541,287 | $832,750 | $329,000 | National floor |
| Berkshire County | $541,287 | $832,750 | $305,400 | National floor |
| Hampden County | $541,287 | $832,750 | $298,800 | National floor |
- Nantucket $1,249,125$1,249,125
- Dukes $1,249,125$1,249,125
- Middlesex $962,550$962,550
- Suffolk $962,550$962,550
- Norfolk $962,550$962,550
- Essex $962,550$962,550
- Plymouth $962,550$962,550
- Barnstable $828,000$832,750
- Bristol $787,750$832,750
- Worcester $545,100$832,750
- Hampshire $541,287$832,750
- Franklin $541,287$832,750
- Berkshire $541,287$832,750
- Hampden $541,287$832,750
One unit. For 2- to 4-unit homes, each county page has the full table. Source: FHA mortgage limits (HUD) Data from 2026 data FHA mortgage limits (HUD) (external site)
Down payment help
Massachusetts programs for buyers
2 verified programs that put money toward the down payment or closing costs, or give a tax credit. With the source wording and the date we checked it.
Some help is a grant you never repay; other help is a second loan that is forgiven over the years or repaid when you sell. Each program’s tag says which kind it is.
See all programs-
MassHousing Down Payment Assistance
Verified November 5, 2026
Massachusetts state agency second mortgage for the down payment: up to $30,000 at 0% and deferred, or up to $25,000 at 2% or 3% over 15 years, for first-time buyers with eligible income
- Deferred
- Repayable
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City of Boston help with the down payment and closing costs: up to 3% of the price (maximum $50,000) with income under 100% of the median, or up to 2% (maximum $35,000) between 101% and 135%; it is a grant for people who already live in Boston and a deferred 0% loan for those who do not
- Grant
- Deferred
What the state publishes
Massachusetts rules that change the math
Exemptions that lower property tax and taxes paid when the deed is recorded, summarized from the official page each one cites.
Property tax in MassachusettsExemptions and caps
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Local senior exemption (clause 41C)
In cities and towns that adopt it, a person 70 or older (the municipality may lower the age to 65) who has lived in Massachusetts 10 years and owned the home 5 years, with income and assets under set limits, can get an exemption of $500 (or $4,000 of valuation, whichever cuts more tax). The municipality may double the amount. Ask your city or town assessor.
M.G.L. c. 59, §5, cl. 41C · Massachusetts General Court (General Laws) · Verified October 23, 2026
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Veterans' exemption (clause 22)
A veteran who is a legal resident of Massachusetts, discharged under other than dishonorable conditions, who lives in the home and belongs to one of the classes the law lists, gets an exemption of $400 (or $2,000 of valuation, whichever cuts more tax). One class is veterans with a disability rating of 10 percent or more from line-of-duty disabilities. The veteran must have lived in Massachusetts at least six months before entering service, or for 2 consecutive years before applying.
M.G.L. c. 59, §5, cl. 22 · Massachusetts General Court (General Laws) · Verified October 31, 2026
When the sale is recorded
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Deeds excise tax
When the deed is recorded the tax is $2.28 for each $500 (or fraction) of the price, when the price is over $100; in Barnstable County it is $3.24 per $500. It is paid by the person signing the deed, that is, the seller.
M.G.L. c. 64D, §1 · Secretary of the Commonwealth of Massachusetts (Registers of Deeds Association Deed Indexing Standards) · Verified October 23, 2026
Your next steps
Where to go next in Massachusetts
What you can do today, free and without giving personal information. Go in order: your numbers first, then the help.
- Run the numbers with your figures
The Massachusetts calculator already has the typical value, the average rate and the state’s property tax.
- Check whether you qualify for help
Each program says what it gives, who qualifies and when we checked it.
- Talk to a counselor for free
37 HUD-approved agencies help you prepare to buy; 19 say they serve in Spanish.
- Follow the steps to buy a home
From the budget to the keys, in order.
Frequently asked questions
How much down payment do I need for a typical home in Massachusetts?
For a $562,100 home (typical value, Average 2020–2024), the FHA minimum (3.5%) is $19,674 and the conventional minimum (3%) is $16,863. VA and USDA ask no down payment if you qualify. State programs can cover part of it.
Are there high-cost counties in Massachusetts?
Yes. In 2026 data, 10 of the 14 counties in Massachusetts have an FHA limit above the national floor ($541,287); the highest is Nantucket County ($1,249,125).
What is the conforming loan limit in Massachusetts?
In 2026 data, the conforming limit for one unit runs from $832,750 to $1,249,125 depending on the county in Massachusetts: the most Fannie Mae and Freddie Mac will buy. Above it, the loan is a “jumbo” and each lender sets its own terms.
What would the monthly payment be on a typical home in Massachusetts?
With $562,100, the FHA minimum down payment ($19,674) and the 7.18% average rate (November 5, 2026), principal and interest over 30 years comes to about $3,675 a month. Tax, insurance and mortgage insurance are missing: the calculator adds them.
What down payment help is there in Massachusetts?
We have verified 2 state programs in Massachusetts that put money toward the down payment or closing costs, or give a tax credit. Each shows the source wording, who qualifies and the date we checked it.