What is the ONE Mortgage program?

ONE Mortgage is a MassHousing program for Massachusetts first-time buyers. It requires 3 percent down, charges no PMI, and offers a subsidized interest rate. Income limits apply (roughly $130,000 to $160,000 depending on household size and area).

What is the MassHousing income limit?

Income limits vary by program and area. The Boston metro limit is higher (around $160,000 for a 4-person household) than the rest of Massachusetts (around $128,000). ONE Mortgage has tighter limits than MyMassMortgage or MI Plus.

Can I get down payment assistance with MassHousing?

Yes. MassHousing's Down Payment Assistance program provides up to $25,000 toward your down payment as a deferred-payment loan. It pairs with ONE Mortgage or MyMassMortgage. First-time-buyer status required.

What counts as a first-time buyer?

In MassHousing programs, a first-time buyer is someone who has not owned a primary residence in the past 3 years. If you owned a vacation home or rental property, that may not disqualify you. Talk to GoldCoast for the specifics on your situation.

MassHousing Program Eligibility Calculator

Which Massachusetts first-time-buyer programs do you qualify for?

MassHousing runs several programs that lower the bar for first-time buyers in Massachusetts. The big ones are ONE Mortgage (3% down, no PMI, subsidized rate), MyMassMortgage, and MassHousing Mortgage with MI Plus. Eligibility hinges on income, household size, and where you are buying. Enter your numbers below for a quick check.

Household gross annual income

Pre-tax. Add all income-earning members of the household.

Target area

Boston metro income limits run higher than the rest of MA.

Household size

Are you a first-time buyer?

First-time means you have not owned a primary residence in the past 3 years.

Target home price

Talk to GoldCoast about your home ownership plan

Income limits and program rules change. The figures above are based on 2024-2025 MassHousing guidelines for AMI-based eligibility. Final qualification depends on credit, debt-to-income, and underwriting. For a binding eligibility check, talk to GoldCoast.

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The four big MassHousing programs explained

MassHousing runs the state’s main first-time-buyer programs. The differences come down to who can use them and what each one costs.

ONE Mortgage

The strongest first-time-buyer program in Massachusetts on monthly cost. Requires 3 percent down, no private mortgage insurance (PMI), and a subsidized interest rate. First-time buyers only (no primary residence ownership in the past 3 years). Income limits are tighter than other MassHousing programs.

MyMassMortgage

Standard conventional financing through MassHousing. Open to first-time and repeat buyers. Income limits run at standard area median income. Down payment minimums are conventional (typically 5 percent).

MassHousing Mortgage with MI Plus

The same conventional financing, but with the MI Plus benefit: if you lose your job within the first 10 years, MassHousing covers up to 6 months of mortgage payments. Higher income limit than ONE Mortgage. No first-time-buyer requirement.

Down Payment Assistance (DPA)

Pairs with ONE Mortgage or MyMassMortgage. Provides up to $25,000 toward your down payment as a deferred-payment loan. The money makes the deal possible when the cash on hand is the blocker.

How to use this

The calculator above runs your numbers against simplified eligibility cutoffs. Real eligibility depends on credit score, debt-to-income ratio, employment history, and which specific town you are buying in. For a binding eligibility check, talk to GoldCoast. We work with MassHousing-approved lenders.

Related guides at GoldCoast

All mortgage calculators: the full suite of tools
Massachusetts mortgage calculators: MA-specific tools
New Hampshire mortgage calculators: NH-specific tools
Maine mortgage calculators: ME-specific tools
PMI calculator: compare what PMI would cost outside the no-PMI ONE Mortgage program
How much rent can I afford?: rent affordability with home equivalent
First step to buying a home: start your conversation with GoldCoast

MassHousing First-Time Buyer Eligibility Calculator