Yes. Eligible veterans and active-duty service members can purchase a home in Massachusetts with zero down payment using a VA loan. There is no private mortgage insurance requirement and VA rates typically run below conventional financing. In high-cost counties including Essex and Middlesex, the 2026 VA loan limit is $962,550. Veterans with full entitlement have no effective price cap. Sean Goudreau has specialized in VA loans on the North Shore and Greater Boston since 2010.

The 2026 FHA loan limit for single-family homes in Essex, Middlesex, Suffolk, Norfolk, and Plymouth counties is $962,550. This is among the highest FHA limits in the country and covers most purchases in the Greater Boston and North Shore markets. FHA loans require a minimum 3.5% down payment with a credit score of 580 or above and are compatible with MassHousing down payment assistance of up to $30,000 for income-qualified buyers.

Massachusetts has several active down payment assistance programs in 2026. MassHousing DPA provides up to $30,000 statewide as a 0% interest deferred second mortgage for income-qualified buyers. The ONE Mortgage program through the Massachusetts Housing Partnership offers a 30-year fixed rate with 3% down and no private mortgage insurance. ONE+ adds closing cost and down payment assistance for buyers in 29 designated communities including Salem and Peabody. FHLBank Boston offers forgivable grants through participating lenders.

Yes. Self-employed buyers in Massachusetts have access to conventional loans, FHA loans, and Non-QM programs including bank statement loans, 1099 loans, and DSCR loans for investment properties. Bank statement loans qualify income based on 12 or 24 months of deposits rather than tax returns, which is particularly useful for business owners whose taxable income significantly understates their actual cash flow. Sean works with self-employed buyers across the North Shore and Greater Boston across all of these programs.

A VA loan assumption allows a qualified buyer to take over a seller's existing VA loan including its original interest rate and remaining balance rather than obtaining new financing. With many Massachusetts veterans having purchased between 2020 and 2022 at rates between 2.5% and 3.5%, assuming an existing VA loan can save over $1,100 per month on a $500,000 balance compared to borrowing at today's rates. The assumption funding fee is 0.50% and the process takes 60 to 120 days. Sean handles VA loan assumptions across the North Shore and Greater Boston.

The right loan depends on your military status, income structure, credit score, available down payment, and how long you plan to stay in the home. Veterans and active-duty service members should evaluate VA loans first given the zero down payment and no PMI advantages. First-time buyers with limited savings should compare FHA with MassHousing DPA stacking. Self-employed buyers with strong cash flow but lower taxable income should explore Non-QM bank statement options. Sean reviews your full picture and runs side-by-side comparisons across every program before making a recommendation.