Massachusetts Mortgage Guide 2026
This Massachusetts mortgage guide covers everything you need to know about getting a mortgage in Massachusetts — FHA loan limits by county, MassHousing down payment assistance, property taxes, closing costs, and the 2026 Massachusetts housing market outlook.
Massachusetts Mortgage Guide: Loan Limits by County (2026)
Massachusetts’s 14 counties span a wide price range — from national-floor pricing in the Berkshires and the Pioneer Valley to some of the highest-cost limits in the country on Martha’s Vineyard and Nantucket. The five Greater Boston metro counties (Essex, Middlesex, Norfolk, Plymouth, and Suffolk) share an elevated limit due to the region’s higher home prices.
| County | Conforming Limit | FHA Limit | Notes |
|---|---|---|---|
| Barnstable (Cape Cod) | $832,750 | $828,000 | Cape Cod; near-floor FHA limit due to regional home prices |
| Berkshire | $832,750 | $541,287 | National floor |
| Bristol | $832,750 | $787,750 | Fall River / New Bedford area |
| Dukes (Martha’s Vineyard) | $1,249,125 | $1,249,125 | High-cost island area |
| Essex | $962,550 | $962,550 | Greater Boston metro |
| Franklin | $832,750 | $541,287 | National floor |
| Hampden (Springfield) | $832,750 | $541,287 | National floor |
| Hampshire | $832,750 | $541,287 | National floor |
| Middlesex | $962,550 | $962,550 | Greater Boston metro |
| Nantucket | $1,249,125 | $1,249,125 | High-cost island area |
| Norfolk | $962,550 | $962,550 | Greater Boston metro |
| Plymouth | $962,550 | $962,550 | Greater Boston metro |
| Suffolk (Boston) | $962,550 | $962,550 | Greater Boston metro |
| Worcester | $832,750 | $545,100 | Central Massachusetts |
FHA limits vary by county. Berkshire, Franklin, Hampden, and Hampshire counties sit at the $541,287 national floor. The five Greater Boston metro counties are elevated to $962,550, and Dukes and Nantucket counties carry the high-cost ceiling of $1,249,125. Always verify your specific county at HUD’s official FHA limit lookup tool, and confirm conforming limits at FHFA’s conforming loan limit page.
Loan Programs Available in Massachusetts
Massachusetts home buyers can choose from conventional, FHA, VA, USDA, and state-sponsored MassHousing loan programs, each suited to different credit profiles, down payment levels, and property locations.
| Program | Min. Down Payment | Best For |
|---|---|---|
| Conventional | 3-5% | Borrowers with strong credit seeking to avoid FHA’s upfront mortgage insurance premium |
| FHA | 3.5% | Borrowers with lower credit scores or higher debt-to-income ratios |
| VA | 0% | Eligible veterans, active-duty service members, and surviving spouses |
| USDA | 0% | Buyers in eligible rural Massachusetts areas within income limits |
| MassHousing Mortgage | Varies, DPA-eligible | Massachusetts residents seeking down payment assistance and MIPlus payment protection |
MassHousing partners with more than 80 participating lenders statewide. Its flagship MassHousing Mortgage product bundles in MIPlus, a built-in mortgage payment protection benefit, and can be paired with the state’s Down Payment Assistance program for eligible borrowers under the household income ceiling of $209,250.
MassHousing Down Payment Assistance
MassHousing offers Massachusetts home buyers three down payment assistance structures, each paired with a MassHousing first-mortgage loan.
| Option | Amount | Interest Rate | Repayment |
|---|---|---|---|
| Deferred Payment Loan | Up to $30,000 | 0% | Deferred — due at sale, refinance, or payoff |
| Amortizing Option A | Up to $25,000 | 2% | Amortized over 15 years |
| Amortizing Option B | Up to $25,000 | 3% | Amortized over 15 years |
Veterans and active-duty service members purchasing with a MassHousing Mortgage may also qualify for a $2,500 closing cost credit in addition to Down Payment Assistance. Current program terms, income limits, and purchase price limits are confirmed directly at masshousing.com.
Massachusetts Property Taxes
Massachusetts has no state-level property tax — property taxes are assessed and collected entirely by cities and towns, and rates vary significantly by municipality.
- Estimated effective property tax rate: roughly 1.0% of assessed home value statewide (Est.)
- Assessed values and rates are set locally by each city or town’s assessor
- The Senior Circuit Breaker income tax credit helps qualifying homeowners and renters age 65+ offset property tax or rent costs
- Deeds excise tax (charged at closing, not an annual property tax) is $4.56 per $1,000 of the sale price statewide
Confirm current municipal tax rates and exemption programs at the Massachusetts Department of Revenue.
Closing Costs in Massachusetts
Massachusetts buyers typically pay 2-4% of the purchase price in closing costs. Unlike many states, Massachusetts closings are customarily conducted by a licensed attorney, and the state’s deeds excise tax — $4.56 per $1,000 of sale price — is customarily paid by the seller rather than split between parties.
See our full Massachusetts Closing Costs Guide for a complete buyer and seller cost breakdown.
Massachusetts Housing Market Overview (2026)
Massachusetts’s median listing price was $749,450 as of July 2026, reflecting continued demand in the Greater Boston metro alongside more affordable markets in Western and Central Massachusetts. Housing supply remains tight in commuter-rail towns around Boston, while cities like Worcester and Springfield offer relatively lower entry price points within the state.
