MassHousing Down Payment Assistance
Provides up to $25,000 in down payment assistance for eligible borrowers purchasing a home in Massachusetts.
Verify program detailsState homebuying guide
Massachusetts Mortgage Calculator Guide
The most useful way to plan a Massachusetts home purchase is to start broad and then narrow the estimate. I would begin with the statewide benchmark below, test several down payments, and then open the cities that match the actual search area before building a monthly budget. The current benchmark is $661,900, and this guide covers 50 city calculators. That sequence keeps the first estimate simple without hiding the local details that can change a real monthly payment.
- State benchmark
- $661,900
- City calculators
- 50
Need more than a statewide benchmark?
Use the complete mortgage payment and affordability calculator to enter your own purchase price, income, debts, loan program, closing costs, and extra-payment plan.
Down-payment comparison
What 5%, 10%, and 20% down could look like in Massachusetts
These examples use the $661,900 statewide benchmark, a 6.75% 30-year fixed planning rate, the 1.01% midpoint property-tax assumption, and 0.35% annually for homeowners insurance. PMI is illustrated at 1% annually below 20% down.
| Down payment | Cash down | Loan amount | Principal & interest | Property tax | Insurance & PMI | Estimated monthly payment |
|---|---|---|---|---|---|---|
| 5% | $33,095 | $628,805 | $4,078 | $557 | $745 | $5,380 |
| 10% | $66,190 | $595,710 | $3,864 | $557 | $745 | $5,166 |
| 20% | $132,380 | $529,520 | $3,434 | $557 | $193 | $4,185 |
The examples do not include HOA dues, closing costs, discount points, lender fees, flood insurance, or property-specific insurance adjustments. Change the city calculator inputs before using a result for a budget.
Local variation
Why one Massachusetts estimate should not represent every city
The available city-page tax assumptions run from 0.44% for Cambridge to 1.51% for Springfield, with a midpoint of 1.01% used in the statewide examples. That spread is a reminder to verify the parcel, assessment, exemptions, and taxing district before relying on a monthly number. Cambridge and Boxborough and Springfield are useful starting points for seeing how the planning assumptions vary inside Massachusetts.
These are effective-rate planning assumptions from 2024 public data, published in this system in 2026. Actual tax bills depend on assessed value, exemptions, levies, and the property's taxing districts.
Cash-to-close research
Homebuyer assistance in Massachusetts
The state-level research list currently contains 8 programs. MassHousing Down Payment Assistance and ONE Mortgage Program are included as a place to begin, not as a promise of approval. Funding, income limits, first-time-buyer definitions, participating lenders, and eligible locations can change, so I would confirm the current rules before counting assistance as cash available at closing.
ONE Mortgage Program
Offers a 30-year fixed-rate loan with a 3% down payment and no private mortgage insurance for low- and moderate-income first-time homebuyers.
Verify program detailsResidential Assistance for Families in Transition (RAFT)
Provides up to $7,000 per 12-month period to help families stay in their current home or move to a new one, covering rent, utilities, and other housing costs.
Verify program detailsHomeowner Assistance Fund (HAF)
Offers financial assistance to homeowners impacted by COVID-19 to help with mortgage payments, property taxes, and other housing-related costs.
Verify program detailsA practical review
Before relying on a Massachusetts payment estimate
01
Replace the statewide Massachusetts benchmark with the price of the homes actually being considered.
02
Open the relevant city calculator and verify the property-tax assumption against the parcel or local assessor.
03
Get a property-specific homeowners-insurance estimate and add HOA dues when they apply.
04
Compare several interest rates and down payments instead of budgeting from one optimistic scenario.
05
Confirm assistance rules with the official program source before reducing estimated cash to close.
Local calculators
Mortgage calculators across Massachusetts
Move from the statewide benchmark to the city that matches the actual search area. Each page carries its local tax geography, home-value benchmark, and nearby comparisons.
50 city pages
Common questions
Planning a mortgage in Massachusetts
How much is an estimated mortgage payment in Massachusetts?
Using the current $661,900 statewide home-value benchmark, 20% down, a 6.75% 30-year planning rate, the 1.01% midpoint property-tax assumption, and a 0.35% insurance assumption, the estimated monthly payment is $4,185. Actual property, loan, tax, and insurance details can differ.
Does the Massachusetts mortgage estimate include property taxes?
Yes. The statewide examples use a 1.01% midpoint from the available city-page assumptions. A property-specific estimate should use the actual parcel, assessment, exemptions, and local taxing districts.
How much down payment should I compare in Massachusetts?
The page compares 5%, 10%, and 20% down. A smaller down payment reduces upfront cash but can increase the loan balance and may add mortgage insurance. Program and loan requirements vary.
Where should I verify Massachusetts homebuyer assistance?
Start with each linked official program source. Verify current funding, income limits, purchase-price limits, property rules, participating lenders, and first-time-buyer definitions before relying on assistance.
Planning rate
6.75%
Tax midpoint
1.01%
Benchmark period
August 2026
Continue planning
Connect this estimate to the rest of your budget
Use the next calculator only when that part of your financial picture affects the decision you are making here.