Mortgage Broker in Dorchester, MA
Three-decker, condo or single-family, the building decides which loans will work. We shop your mortgage across many lenders and match it to the house you’re buying.
Free Quick Chat
Tell us the building. 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 May 31, 2026), the City of Boston FY2026 assessing file and FEMA’s flood layer.
Dorchester Mortgages in 2026
Jumbo Line by Units
A jumbo loan is larger than the conforming limit for its county and unit count, and has stricter rules. Suffolk County’s 2026 limits rise with the units.
| One unit | $962,550 |
|---|---|
| Two units | $1,232,250 |
| Three units | $1,489,500 |
| Four units | $1,851,100 |
About 96% of Dorchester three-families are assessed under their line.
First-Time Buyer Fee Break
Fannie Mae and Freddie Mac waive their loan-level price adjustments, the fees that raise most rates, for first-time buyers at or under the area median income.
ONE+Boston lowers the down payment for city buyers.
| Condo, single or two-family | 3% down |
|---|---|
| Three-family | 5% down |
What Affects a Dorchester Loan
Third Unit Changes Rules
On FHA, a three-family has to pass a rent test that a two-family never faces.
What the rent test means
On an FHA loan for a three- or four-unit home, the building’s projected rent has to cover the full monthly payment. A two-family skips this test. If you’re weighing both, we’ll run each before you write an offer.
Small Associations
57% of Dorchester condos are in a two-to-four-unit association. On a conventional loan, that size skips the full project review. FHA’s single-unit route needs five units or more.
Why this matters for your down payment
If you planned on FHA for a unit in a three-unit building, the loan may not be available on that building. A conventional loan with a low down payment often is. We check the building before you’re under agreement.
Tax Bill Cut
Boston’s residential exemption took $4,353.74 off a fiscal 2026 owner-occupier bill. It doesn’t transfer from the seller. You apply, by April 1, 2027 for fiscal 2027.
Why your quote may not match the listing
The listing usually shows the seller’s tax with their exemption. Until yours is approved, the escrow on your loan is set at the full bill. We’ll show you both numbers.
Dorchester Flood Zones
of Dorchester’s homes and condos touch a FEMA high-risk flood zone. Most of the neighborhood is Zone X, minimal hazard.
In a high-risk zone the lender requires flood insurance, added to your monthly payment. Pan the map to your street, or send us the address.
Check an address with usLive FEMA flood layer. Official determinations: FEMA's Map Service Center.
Dorchester Loan Details
City Water and Sewer
The Boston Water and Sewer Commission serves the city, so a typical Dorchester purchase skips the well test and septic inspection lenders ask for in rural towns.
No USDA Zero-Down
USDA's 100% financing covers rural addresses only, and Boston is outside them. A three-family with ONE+Boston at 5% down is the closest thing here.
No Override Votes
Boston has never voted on a Prop 2½ override. The CPA adds 1% after the first $100,000 of value, $18.46 a year in the City's own example.
| Flood zones | 1.96% of homes and condos, 0.42% of three-deckers. Map above. |
|---|---|
| Property tax | $12.40 per $1,000 (fiscal 2026), before the residential exemption. |
| MBTA Communities zoning | Doesn't apply. Boston zones under its own law, outside the state act that carries the rule. |
| Commute downtown | Red Line, 9 to 17 minutes to Downtown Crossing. Fairmount Line, 16 to 19 to South Station. |
| Deeds recorded at | Suffolk Registry of Deeds |
Run Your Closing Costs
Dorchester closes on Boston's tax rate and the Suffolk registry's fees.
What will closing cost in Boston?
Start from Boston's median price or type your own. Every line below is an estimate you can adjust.
Prefilled with the Boston 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 Boston'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 Dorchester 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 know Boston's paperwork, from the residential exemption to small condo associations and the Suffolk 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.
Tools to Run Your Dorchester Numbers
Dorchester Mortgage Questions
Can I count the rent from the other units?
Usually yes, on a two-to-four-unit building you'll live in, but how much depends on the program and on how the leases are documented. Bring the current leases to the quick chat.
Do you work in my part of Dorchester?
Yes. We arrange mortgages in all four Dorchester ZIP codes (02121, 02122, 02124, 02125) and across the rest of Boston.
Do I have to come to Beverly?
No. We can do everything by phone and email. You're welcome at the office if you'd rather sit down.
Start With the Building
Send us the listing. We'll tell you which loans fit it before you make an offer.
Nearby: Milton · Brookline · Quincy · Cambridge · Dedham · Somerville · Boston · Refinancing in Dorchester · 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.