If you are buying your first home, the good news is that first-time home buyer programs in Massachusetts can put real money toward your down payment and closing costs — often the biggest hurdle to ownership. As Christine Medeiros, Broker/Owner of Kokopelli Realty, LLC, an Accredited Buyer’s Representative (ABR) with more than 23 years of experience and 250-plus homes sold, I walk South Coast buyers through these first-time home buyer programs in Massachusetts every month. Most national articles list them generically; this trusted local broker will show you how they actually work here in New Bedford, Wareham, Fairhaven, and beyond.
Let’s break down the programs, who qualifies, and how to stack them.
MassHousing down payment assistance
The workhorse for most first-time buyers is MassHousing. It offers down payment assistance of up to $30,000 in every city and town in Massachusetts, structured as a second mortgage — either a 0% interest loan you repay later, or a low-rate amortizing loan. Paired with a MassHousing first mortgage, it can cover much of what stands between you and the closing table. You can review the current terms on the MassHousing down payment assistance page.
Eligibility is generous — many households earning up to 135% of area median income qualify — which makes this one of the most useful first-time home buyer programs in Massachusetts for South Coast salaries.
The ONE Mortgage program
ONE Mortgage, run through the Massachusetts Housing Partnership, is a favourite of mine for first-time buyers because it combines a low down payment, no private mortgage insurance (PMI), and a discounted interest rate. Skipping PMI alone can save a New Bedford or Acushnet buyer real money every month. As your experienced buyer’s agent, Christine Medeiros will help you compare a ONE Mortgage against MassHousing and conventional options.
MassDREAMS and periodic grants
The state periodically funds grant programs — such as MassDREAMS — that offer larger down payment and closing-cost grants to first-time buyers in designated communities, with New Bedford and Fall River historically among the eligible South Coast cities. These grant pools open and close as funding is committed, so availability changes through the year. It is worth checking current options on the state’s My Mass Home down payment assistance overview and asking a trusted local broker what is live right now.
Federal loan options first-time buyers use
Beyond the state programs, most first-time buyers lean on one of these:
- FHA loans — as little as 3.5% down, flexible credit requirements
- Conventional 97 — 3% down for qualified buyers
- VA loans — 0% down for eligible veterans and service members
- USDA loans — 0% down in eligible rural areas, which can include parts of Rochester and Freetown
The best fit depends on your credit, savings, and the home. This is exactly the conversation I have with every first-time buyer at Kokopelli Realty before we tour a single property.
How to actually stack the help
Here is the gap most articles skip — the order of operations:
- Talk to a lender and get pre-approved so you know your true budget
- Ask specifically which first-time home buyer programs in Massachusetts you qualify for
- Layer down payment assistance on top of your loan program
- Budget for Massachusetts closing costs — remember this is an attorney-closing state
- Tour with a trusted, experienced buyer’s agent who negotiates for you
As a Broker/Owner and dual-licensed agent in Massachusetts and Rhode Island, I coordinate directly with your lender and closing attorney so nothing falls through the cracks. My complete walkthrough of the buyer journey lives in my guide to buying a home on the South Coast of Massachusetts.
Getting started on the South Coast
Every South Coast town lives in a different price band, which changes how far your assistance goes. A first-time buyer’s dollar stretches further in Wareham or New Bedford than in Marion or Mattapoisett — see how the region compares in my New Bedford versus Fairhaven breakdown. When you are ready to start touring, explore active listings and neighbourhoods through the New Bedford community page at Kokopelli Realty or reach out through my about page.
Frequently asked questions
What are the best first-time home buyer programs in Massachusetts?
For most South Coast buyers, MassHousing down payment assistance and the ONE Mortgage program are the core options, sometimes combined with grant funding when it is available. The right mix depends on your income, credit, and target town — something Christine Medeiros helps you sort out early.
How much down payment do I really need?
Less than most people think. Between low-down-payment loans and down payment assistance, many first-time buyers close with far less than the traditional 20%. A trusted local broker and a good lender will show you the real number.
Do these programs work on the South Coast of Massachusetts?
Yes. These are statewide programs that apply across New Bedford, Fairhaven, Acushnet, Wareham, Rochester, and the rest of the South Coast, though some grants target specific communities.
Ready to buy your first home with a top, trusted South Coast broker guiding every step? Call Christine Medeiros at Kokopelli Realty, LLC at (508) 685-5840 or start the conversation on the website.
