See programs you qualify for
Get Matched Free →By Tyler Thompson · Licensed Real Estate Agent · Updated April 4, 2026
Homebuyer Programs in Amherst, MA (2026)
Amherst is a college town in Hampshire County, home to UMass Amherst and Amherst College, with a population of about 39,000 and a median home price around $490,000. Valley Community Development Corporation offers grants up to $4,500 specifically for first-time homebuyers purchasing in Amherst, and Pioneer Valley Habitat for Humanity builds affordable homes in the area for families earning 30-60% AMI. At the state level, MassHousing Down Payment Assistance provides up to $30,000 at 0% interest for buyers under 60% AMI, and the ONE Mortgage Program offers 30-year fixed-rate financing with just 3% down and no PMI. The MAHA STASH First-Gen Home Program provides grants up to $20,000 for first-generation homebuyers. By combining local, state, and nonprofit programs, eligible Amherst buyers could access over $54,000 in combined assistance.
State Programs in Massachusetts
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| MassDREAMS Down Payment Assistance Grant | Grant | Up to $50,000 for buyers earning up to 100% AMI; up to $35,000 for buyers earning 100-135% AMI | Yes | View → |
| MassHousing Down Payment Assistance | Deferred Loan | Up to $30,000 (below 60% AMI at 0% deferred); up to $25,000 (60-80% AMI at 2%); up to $25,000 (80-135% AMI at 3%) | Yes | View → |
| ONE Mortgage Program | Zero-Interest Loan | 30-year fixed-rate mortgage with 3% down payment and no PMI; qualified borrowers below 80% AMI receive an additional subsidy to lower monthly payments | Yes | View → |
- Type:
- Grant
- Amount:
- Up to $50,000 for buyers earning up to 100% AMI; up to $35,000 for buyers earning 100-135% AMI
- First-time only:
- Yes
- Type:
- Deferred Loan
- Amount:
- Up to $30,000 (below 60% AMI at 0% deferred); up to $25,000 (60-80% AMI at 2%); up to $25,000 (80-135% AMI at 3%)
- First-time only:
- Yes
- Type:
- Zero-Interest Loan
- Amount:
- 30-year fixed-rate mortgage with 3% down payment and no PMI; qualified borrowers below 80% AMI receive an additional subsidy to lower monthly payments
- First-time only:
- Yes
Federal Programs
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| FHA Loans | Government-Insured Mortgage | Up to FHA county loan limits ($541,287 floor to $1,249,125 ceiling for single-family in 2026) | No | View → |
| Good Neighbor Next Door (HUD) | Government Property Sale Program | 50% discount off the list price of HUD-owned homes | Yes | View → |
| Home Possible Mortgage (Freddie Mac) | Government-Guaranteed Mortgage | Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment | No | View → |
| HomeReady Mortgage (Fannie Mae) | Government-Guaranteed Mortgage | Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment | No | View → |
| HUD $100 Down Program | FHA-Financed HUD REO Purchase | Only $100 down payment required (vs. standard 3.5% FHA down payment). HUD may also pay up to 3% of buyer's closing costs. | No | View → |
| USDA Rural Development Loans | Government-Guaranteed Mortgage | 100% financing (no down payment required); loan amount up to appraised value | No | View → |
| VA Loans | Government-Guaranteed Mortgage | No loan limit for veterans with full entitlement (0% down at any price); partial entitlement subject to conforming limits ($832,750 standard in 2026) | No | View → |
- Type:
- Government-Insured Mortgage
- Amount:
- Up to FHA county loan limits ($541,287 floor to $1,249,125 ceiling for single-family in 2026)
- First-time only:
- No
- Type:
- Government Property Sale Program
- Amount:
- 50% discount off the list price of HUD-owned homes
- First-time only:
- Yes
- Type:
- Government-Guaranteed Mortgage
- Amount:
- Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment
- First-time only:
- No
- Type:
- Government-Guaranteed Mortgage
- Amount:
- Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment
- First-time only:
- No
- Type:
- FHA-Financed HUD REO Purchase
- Amount:
- Only $100 down payment required (vs. standard 3.5% FHA down payment). HUD may also pay up to 3% of buyer's closing costs.
- First-time only:
- No
- Type:
- Government-Guaranteed Mortgage
- Amount:
- 100% financing (no down payment required); loan amount up to appraised value
- First-time only:
- No
- Type:
- Government-Guaranteed Mortgage
- Amount:
- No loan limit for veterans with full entitlement (0% down at any price); partial entitlement subject to conforming limits ($832,750 standard in 2026)
- First-time only:
- No
Nonprofit Programs
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| MAHA STASH First-Gen Home Program | Grant | Up to $10,000 grant in Boston; up to $20,000 in other Massachusetts cities | Yes | View → |
| Pioneer Valley Habitat for Humanity Homeownership Program | Zero-Interest Loan | Affordable mortgage with payments not exceeding 30% of monthly income | Yes | View → |
| Valley CDC First-Time Homebuyer Grant (Amherst) | Grant | Up to $4,500 | Yes | View → |
- Type:
- Grant
- Amount:
- Up to $10,000 grant in Boston; up to $20,000 in other Massachusetts cities
- First-time only:
- Yes
- Type:
- Zero-Interest Loan
- Amount:
- Affordable mortgage with payments not exceeding 30% of monthly income
- First-time only:
- Yes
- Type:
- Grant
- Amount:
- Up to $4,500
- First-time only:
- Yes
How to Apply
Step 1: Check your eligibility. MassHousing DPA income limits for Hampshire County are approximately $160,650 at the 100% AMI tier. The Valley CDC grant requires income restrictions and first-time buyer status.
Step 2: Complete homebuyer education. Contact Way Finders, the HUD-approved housing counseling agency serving Western Massachusetts, to enroll in a certified first-time homebuyer education course. Way Finders is CHAPA, HUD, and NeighborWorks certified and offers monthly classes both in-person and online.
Step 3: Contact Valley CDC for local assistance. Reach out to Donna at Valley Community Development Corporation at 413-586-5855 x18 or email dc@ValleyCDC.com to learn about the Amherst first-time homebuyer grant of up to $4,500 and check current availability.
Step 4: Get pre-approved for a mortgage. Work with a MassHousing or MHP participating lender to get pre-approved. Ask about the ONE Mortgage Program, which offers a 30-year fixed rate with 3% down and no PMI. UMassFive College Federal Credit Union is a local MassHousing participating lender.
Step 5: Apply for state down payment assistance. Through your participating lender, apply for MassHousing Down Payment Assistance, which offers up to $30,000 at 0% interest for buyers under 60% AMI, or up to $25,000 at 2-3% interest for higher income tiers.
Step 6: Explore additional assistance. Contact MAHA about the STASH First-Gen Home Program if you are a first-generation homebuyer, which offers grants up to $20,000. Also check with Pioneer Valley Habitat for Humanity if your income is between 30-60% AMI.
Step 7: Find a home in Amherst and submit your purchase offer. Your lender and housing counselor will help coordinate the timing of your assistance funds with your closing.
Frequently Asked Questions
How much down payment assistance can I get in Amherst?+−
Do I have to be a first-time homebuyer to qualify?+−
What is the maximum home price I can pay?+−
What homebuyer education is required?+−
Is Amherst a Gateway City for MassDREAMS?+−
Does the Amherst Community Land Trust offer homebuyer assistance?+−
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