See programs you qualify for
Get Matched Free →By Tyler Thompson · Licensed Real Estate Agent · Updated April 5, 2026
Homebuyer Programs in Falmouth, MA (2026)
Falmouth is a charming coastal town on Cape Cod in Barnstable County, Massachusetts, known for its beaches, harbors, and strong year-round community of about 32,500 residents. With a median home price around $700,000, buying here can be a significant investment, but several assistance programs can help. The Housing Assistance Corporation of Cape Cod offers up to $20,000 in deferred down payment assistance for first-time buyers, while the statewide MassDREAMS program provides grants of up to $50,000 and MassHousing offers up to $30,000 in down payment help. The Falmouth Housing Trust also creates affordable homeownership opportunities through deed-restricted lotteries, and the Barnstable County HOME Loan Program provides up to $20,000 in additional support. By combining local, state, and federal programs, Falmouth homebuyers can potentially stack tens of thousands of dollars in assistance toward their purchase.
County Programs in Barnstable County
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| Barnstable County HOME Loan Program | Deferred Loan | Up to $20,000 | Yes | View → |
- Type:
- Deferred Loan
- Amount:
- Up to $20,000
- First-time only:
- Yes
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 |
|---|---|---|---|---|
| Falmouth Housing Trust Affordable Homeownership Program | Silent Second Mortgage | Homes sold at significantly below market rate through deed-restricted lottery | Yes | 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 → |
| HAC Cape Cod Down Payment & Closing Cost Assistance | Deferred Loan | Up to $20,000 | 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 → |
- Type:
- Silent Second Mortgage
- Amount:
- Homes sold at significantly below market rate through deed-restricted lottery
- First-time only:
- Yes
- 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:
- Deferred Loan
- Amount:
- Up to $20,000
- 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
How to Apply
Step 1: Check your eligibility. Most programs require household income at or below 80% to 135% of the Area Median Income for Barnstable County. Some programs like MassDREAMS serve buyers up to 135% AMI, while the HAC DPA targets households at 80% AMI or below.
Step 2: Complete homebuyer education. Contact the Housing Assistance Corporation of Cape Cod at (508) 771-5400 to enroll in a HUD-approved first-time homebuyer education course. HAC is the only HUD-approved counseling agency serving Cape Cod and the Islands.
Step 3: Contact HAC for down payment assistance. After completing your education course, work with a HAC counselor to apply for up to $20,000 in deferred down payment and closing cost assistance.
Step 4: Get pre-approved for a mortgage. Connect with a MassHousing-approved lender or a ONE Mortgage participating lender to explore affordable loan options with no PMI and competitive rates. Ask about stacking MassHousing DPA (up to $30,000) or MassDREAMS grants (up to $50,000) with your local assistance.
Step 5: Explore the Falmouth Housing Trust. If you earn at or below 80% AMI, join the Ready to Buy list at the Falmouth Housing Trust for affordable deed-restricted homes sold through lottery at significantly below market rate. Contact them at (508) 540-2370.
Step 6: Find a home within program limits. Work with your lender and housing counselor to identify properties that meet program requirements for your primary residence in Falmouth.
Step 7: Submit your applications. Apply for all programs you qualify for simultaneously. Processing times vary, so start early and keep in close contact with HAC and your lender.
Frequently Asked Questions
How much down payment assistance can I get in Falmouth?+−
Do I have to be a first-time homebuyer to qualify?+−
What is the maximum home price I can pay using these programs?+−
What homebuyer education is required?+−
What affordable homeownership options exist in Falmouth beyond DPA?+−
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