See programs you qualify for
Get Matched Free →Homebuyer Programs in Barnstable, MA (2026)
Barnstable is the largest town on Cape Cod and the county seat of Barnstable County, encompassing the villages of Hyannis, Centerville, Osterville, and several others. With a median home price around $780,000, Cape Cod's housing market presents real affordability challenges, but Barnstable buyers have access to an unusually strong set of assistance programs. As a designated Gateway City and MassDREAMS community, eligible first-time buyers can receive up to $50,000 in grant funding through MassDREAMS, up to $30,000 in deferred down payment assistance through MassHousing, and affordable fixed-rate financing with no PMI through the ONE Mortgage Program. Locally, the Hyannis Homebuyer Assistance Program (HHAP) offers up to $75,000 as an interest-free deferred loan, while the Barnstable County HOME Loan Program provides up to $20,000 in zero-interest assistance. The MAHA STASH First-Gen Home Program (up to $20,000) and Habitat for Humanity of Cape Cod round out the options. By stacking multiple programs, qualified Barnstable buyers could potentially access substantial combined assistance to help bridge the affordability gap on Cape Cod.
Top Homebuyer Programs in Barnstable
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| Hyannis Homebuyer Assistance Program (HHAP) | Deferred Loan | Up to $75,000 per loan (two loans available) | Yes | View → |
| Barnstable County HOME Loan Program | Deferred Loan | Up to $20,000 | Yes | View → |
| 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 → |
| FHLBA Community Partners Product | Forgivable Loan | Up to $20,000 in home purchase assistance for down payment and closing costs | No | View → |
| FHLBA First Time Homebuyer Product | Forgivable Loan | Up to $17,500 in home purchase assistance for down payment and closing costs | Yes | View → |
| FHLBA Workforce Housing Plus+ | Forgivable Loan | Up to $15,000 in home purchase assistance for down payment and closing costs | 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 → |
| Habitat for Humanity of Cape Cod Homeownership Program | Zero-Interest Loan | Affordable home purchase at approximately $170,250 with deed-restricted mortgage; monthly payment around $800 | Yes | View → |
| MAHA STASH First-Gen Home Program | Grant | Up to $10,000 grant in Boston; up to $20,000 in other Massachusetts cities | Yes | View → |
| 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:
- Deferred Loan
- Amount:
- Up to $75,000 per loan (two loans available)
- First-time only:
- Yes
- Type:
- Deferred Loan
- Amount:
- Up to $20,000
- First-time only:
- Yes
- 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:
- Forgivable Loan
- Amount:
- Up to $20,000 in home purchase assistance for down payment and closing costs
- First-time only:
- No
- Type:
- Forgivable Loan
- Amount:
- Up to $17,500 in home purchase assistance for down payment and closing costs
- First-time only:
- Yes
- Type:
- Forgivable Loan
- Amount:
- Up to $15,000 in home purchase assistance for down payment and closing costs
- 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
- Type:
- Zero-Interest Loan
- Amount:
- Affordable home purchase at approximately $170,250 with deed-restricted mortgage; monthly payment around $800
- First-time only:
- Yes
- Type:
- Grant
- Amount:
- Up to $10,000 grant in Boston; up to $20,000 in other Massachusetts cities
- First-time only:
- Yes
- 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
How to Apply
- Step 1:
Check your eligibility. Most programs require you to be a first-time homebuyer (no homeownership in the past 3 years) and meet income limits based on your household size and area median income (AMI). As a Gateway City, Barnstable buyers can earn up to 135% of AMI for several state programs. The HHAP and Barnstable County HOME programs require income below 80% AMI.
- Step 2:
Complete homebuyer education. Enroll in a first-time homebuyer education course through the Housing Assistance Corporation (HAC), Cape Cod's only HUD-certified housing counseling agency. Contact HAC at (508) 771-5400. Most programs require completion of homebuyer education before you can apply for assistance.
- Step 3:
Meet with a housing counselor. The Housing Assistance Corporation offers free one-on-one housing counseling including financial literacy, budgeting, and credit counseling. They can help you determine which programs you qualify for and how to stack multiple forms of assistance.
- Step 4:
Get pre-approved for a mortgage. Work with a MassHousing-approved lender or a ONE Mortgage participating lender to get pre-approved. Cape Cod 5 and the Cooperative Bank of Cape Cod are local lenders experienced with these programs. Your lender can help you apply for MassHousing DPA, MassDREAMS, and the ONE Mortgage Program simultaneously.
- Step 5:
Apply for the Hyannis Homebuyer Assistance Program. Contact the Town of Barnstable Housing and Community Development department at 508-862-4956. The HHAP provides up to $75,000 as an interest-free deferred loan for properties in the Hyannis area with a maximum purchase price of $325,000.
- Step 6:
Apply for the Barnstable County HOME Loan Program. Through HAC, apply for up to $20,000 in zero-interest, zero-payment down payment and closing cost assistance. This loan is repaid when the property is sold.
- Step 7:
Find a home and close. Search for properties that meet program requirements. The HHAP has a $325,000 purchase price limit for Hyannis properties. Your lender will coordinate applying all approved assistance at closing. Typical closing costs in Barnstable range from $15,500 to $23,500.