Mortgage Broker in Beverly, MA
We’re at 100 Cummings Center, in the same building as the registry that records North Shore deeds. We shop your mortgage across many lenders and match it to the house you’re buying.
Free Quick Chat
Tell us the house or the town. A licensed loan officer calls you back. No credit pull to start.
We can pre-qualify you and show you options from several lenders. GoldCoast is a mortgage broker, not a lender.Thank you
Your request is in. A licensed loan officer will call you back, usually the same day. If it’s urgent, call 978-922-4446.
Figures from Redfin (three months to August 2026), the City of Beverly assessors and the Division of Local Services (fiscal 2026), and MBTA schedules.
Beverly Mortgages in 2026
Room Under the Line
Essex County is a high-cost area. With 20 percent down, a Beverly purchase stays under the one-unit jumbo line until about $1,203,000. At the median you’d borrow about $639,600.
| One unit | $962,550 |
|---|---|
| Two units | $1,232,250 |
| Three units | $1,489,500 |
| Four units | $1,851,100 |
Beverly Farms and the water can cross it, which means a different set of lenders.
First-Time Buyer Savings
Fannie Mae and Freddie Mac drop their loan-level price adjustments for first-time buyers at or under area median income.
A Beverly condo’s median was $484,000 in August, which puts a first home in reach with a low down payment. GoldCoast also works with MassHousing.
What Affects a Beverly Loan
Rate Down, Bill Up
Beverly’s fiscal 2026 rate fell from $10.99 to $10.81 per $1,000. The average single-family bill still rose about $407, because assessments rose 6.6 percent.
Why Beverly's rate stays low
Beverly taxes business at a higher rate, and the council approved the largest shift state law allows for the fifth year running. Without it a single rate would be about $11.99, so the shift is worth roughly $940 a year to a median homeowner.
Four Stations
Beverly Depot, North Beverly, Montserrat and Beverly Farms are all commuter rail stops. Morning trains from the Depot reach North Station in 41 to 42 minutes.
What that does to prices
Four walkable-to-rail neighborhoods share one tax rate, so the escrow line stays put while prices change street to street.
Registry Next Door
The Southern Essex Registry of Deeds is in Suite 206-C of 100 Cummings Center. We’re in Suite 544H of the same building.
Why that matters
Recording is the last step of a closing. Your attorney takes the deed and mortgage to the registry, and only then is the house legally yours. About thirty North Shore communities record there.
Beverly Flood Zones
of Beverly’s residential parcels touch a FEMA high-risk flood zone, mostly along the harbor and the Bass River. 35 Water Street on the harbor is Zone AE. 1 Water Street, a short walk away, is Zone X.
In a high-risk zone the lender requires flood insurance, added to your payment. Pan to your street, or send us the address.
Check an address with usLive FEMA flood layer. Official determinations: FEMA's Map Service Center.
Beverly Loan Details
Salem-Beverly Water
Beverly's water department buys from the Salem and Beverly Water Supply Board, fed by the Ipswich River and Wenham Lake. The South Essex Sewerage District treats the city's wastewater.
USDA Stops Here
Every Beverly address we checked is outside USDA's rural lending area. Wenham, next door, is inside it, so a zero-down USDA loan is a short drive away.
Tax Votes
State records show no Prop 2½ override or debt exclusion vote in Beverly. Voters adopted the Community Preservation Act in 2012, a 1% surcharge after the first $100,000 of value.
| Flood zones | 6.4% of residential parcels touch a high-risk zone. Map above. |
|---|---|
| Tax rate | $10.81 per $1,000 residential, $20.98 commercial (fiscal 2026). |
| MBTA Communities zoning | Compliant since December 31, 2024. A 98-acre overlay allows 2,734 homes as of right. |
| Commute | 41 to 42 minutes from Beverly Depot to North Station. |
| Deeds recorded at | Southern Essex Registry, 100 Cummings Center, Suite 206-C. |
Run Your Closing Costs
Beverly's $10.81 rate, four months of escrow and the Southern Essex registry fees, on any price you type.
What will closing cost in Beverly?
Start from Beverly's median price or type your own. Every line below is an estimate you can adjust.
Prefilled with the Beverly median. Change it to the house you are actually looking at.
Changes the loan amount, which moves several buyer line items.
| Line item | Estimate |
|---|---|
| Total | $0 |
The property tax, the deed excise and the recording fees above use Beverly's own figures: its current tax rate, its median sale price and the fees charged at its registry of deeds.
Talk to GoldCoast about your home ownership planAn estimate, not a quote. GoldCoast Mortgage Service is an independent mortgage brokerage, so we shop your loan across lenders rather than selling one bank's product. We can pre-qualify you and put real numbers against the house you are actually looking at.
An estimate, not a quote. Your Loan Estimate from the lender is the real number.
From Renting in Beverly to Owning
Two numbers settle it: the payment your rent would cover, and the cash to close. The calculator above covers the cash. These cover the rest.
Why a Local Broker
- We shop your loan across many lenders. A bank can only offer its own.
- We've worked from this Beverly address for more than 25 years, a few floors above the registry.
- A licensed loan officer picks up, not a call center.
Loan officers John Donlon, owner (NMLS #4931), Jeff Rolke (NMLS #1217216) and Matthew Teeter (NMLS #20485).
"John Donlon and his team at GoldCoast Mortgage are amazing to work with and made the whole process incredibly easy!!"Fred Berg, Google review
- A 15-minute quick chatNo credit pull to start.
- Your pre-qualificationWhat each loan type would cost on this home.
- We shop the lendersYou choose the loan and terms that fit.
Where Else We Work
Every town with its own GoldCoast page, by county. Crossing a county or state line changes your loan limit, your registry and your first-time buyer programs.
Essex County, MA
Beverly's own county, and the one we work in most. The 2026 conforming loan limit here is $962,550 for a single-family home.
- Amesbury, MA
- Andover, MA
- Boxford, MA
- Danvers, MA
- Georgetown, MA
- Gloucester, MA
- Groveland, MA
- Hamilton, MA
- Ipswich, MA
- Lawrence, MA
- Lynn, MA
- Lynnfield, MA
- Manchester-by-the-Sea, MA
- Marblehead, MA
- Merrimac, MA
- Methuen, MA
- Middleton, MA
- Nahant, MA
- Newbury, MA
- Newburyport, MA
- North Andover, MA
- Peabody, MA
- Rockport, MA
- Rowley, MA
- Saugus, MA
- Swampscott, MA
- Topsfield, MA
- Wenham, MA
- West Newbury, MA
Middlesex County, MA
Same $962,550 limit, different registry of deeds and very different tax rates.
- Acton, MA
- Arlington, MA
- Belmont, MA
- Billerica, MA
- Burlington, MA
- Cambridge, MA
- Chelmsford, MA
- Concord, MA
- Dracut, MA
- Everett, MA
- Framingham, MA
- Lexington, MA
- Lowell, MA
- Malden, MA
- Marlborough, MA
- Medford, MA
- Natick, MA
- Newton, MA
- North Reading, MA
- Reading, MA
- Somerville, MA
- Stoneham, MA
- Tewksbury, MA
- Wakefield, MA
- Waltham, MA
- Watertown, MA
- Wilmington, MA
- Winchester, MA
- Woburn, MA
Norfolk County, MA
Same limit again. South of Boston the property tax picture changes town by town.
- Brookline, MA
- Canton, MA
- Dedham, MA
- Foxborough, MA
- Franklin, MA
- Holbrook, MA
- Milton, MA
- Needham, MA
- Norwood, MA
- Quincy, MA
- Randolph, MA
- Sharon, MA
- Stoughton, MA
- Walpole, MA
- Wellesley, MA
- Westwood, MA
- Weymouth, MA
Suffolk County, MA
Boston's county. Condominium rules and building warrantability matter more here.
Rockingham County, NH
New Hampshire has no state income tax and no sales tax, which changes what a monthly payment leaves you. Loan limits and state programs differ from Massachusetts.
- Atkinson, NH
- Derry, NH
- Exeter, NH
- Hampstead, NH
- Hampton, NH
- Londonderry, NH
- Newmarket, NH
- Plaistow, NH
- Portsmouth, NH
- Salem, NH
- Seabrook, NH
- Stratham, NH
- Windham, NH
Hillsborough County, NH
Nashua and Manchester, the two largest cities in New Hampshire.
Strafford County, NH
The Seacoast and the university towns.
York County, ME
Maine has its own first-time-buyer programs and its own homestead exemption, and its loan limits are below the Massachusetts high-cost counties.
- Berwick, ME
- Biddeford, ME
- Eliot, ME
- Kennebunk, ME
- Kennebunkport, ME
- Kittery, ME
- Ogunquit, ME
- Old Orchard Beach, ME
- Saco, ME
- Sanford, ME
- South Berwick, ME
- Wells, ME
- York, ME
Cumberland County, ME
Portland and the towns around Casco Bay.
We also work in Salem, Essex, Haverhill, Melrose, Wayland, Medfield and Braintree, which have their own pages here. If your town isn't listed, call and ask.
Beverly Mortgage Questions
Can I come into the office?
Yes. We're at 100 Cummings Center, Suite 544H, with three licensed loan officers. Call 978-922-4446 first so someone is expecting you.
Do you work outside Massachusetts?
Yes. GoldCoast is licensed in Massachusetts (#MB1841), New Hampshire (#8303-MBR) and Maine (#CSO5794).
Is Beverly Farms jumbo territory?
Often. With 20 percent down, a purchase above about $1,203,000 needs a jumbo loan in Essex County. We'll tell you which side of the line a house is on before you offer.
Stop by the Office
We're at 100 Cummings Center, Suite 544H. Call ahead, or set up a quick chat and we'll start by phone.
Nearby: Danvers · Peabody · Wenham · Marblehead · Hamilton · Swampscott · What you can afford in Beverly · Every town we serve
GoldCoast Mortgage Service, Inc., 100 Cummings Center, Suite 544H, Beverly, MA 01915. 978-922-4446.
NMLS #1841. Massachusetts Division of Banks Mortgage Broker License #MB1841. GoldCoast is a mortgage broker, not a lender. Loan approval, rates and terms are set by the lender.