Massachusetts homebuyer resources, straight from the source
When a figure matters, go to the agency that sets it. This page collects the official Massachusetts and federal pages Mike sends buyers to most: HUD and the VA for FHA and VA loan rules, the USDA map for rural eligibility, the Division of Banks, the Department of Revenue for the deeds excise, and your county registry of deeds.
Where do the official Massachusetts links live?
Everything on the network's guide pages traces back to a primary source. Here is the short list, with what each one settles. Bookmark the two you will use most: FHFA for the county loan limits and your county registry of deeds for anything closing-cost related.
| Resource | What it settles | Go to |
|---|---|---|
| HUD / FHA | FHA loan rules and county limits | hud.gov |
| U.S. Dept. of Veterans Affairs | VA loan eligibility and entitlement | va.gov home loans |
| USDA | Rural eligibility map for 0% down | USDA eligibility map |
| Massachusetts Division of Banks | Lender licensing, consumer complaints | mass.gov Division of Banks |
| Massachusetts Dept. of Revenue | Deeds excise (tax stamps) rules | mass.gov Department of Revenue |
| County Registry of Deeds | Records the deed, collects the excise | Your county registry |
| NMLS Consumer Access | Verify a loan officer or company | nmlsconsumeraccess.org |
| FHFA | 2026 conforming loan limits by county | fhfa.gov |
Where are the FHA, VA, and USDA rules published?
The loans Mike runs trace back to federal agencies. FHA guidelines live in the HUD Handbook 4000.1 at hud.gov, VA loan rules are at the Department of Veterans Affairs at va.gov, and USDA eligibility, including which Massachusetts addresses qualify for 0% down, is on the USDA eligibility map. Most of Massachusetts is not USDA-eligible, so check your address before you count on it. Fannie Mae and Freddie Mac publish the 3% down conventional rules that keep a first-time buyer's cash to close low.
Who regulates Massachusetts mortgage lenders?
The Massachusetts Division of Banks licenses and supervises mortgage lenders and loan originators under M.G.L. Chapter 255E and 209 CMR 42, and it takes consumer complaints. It is the office to contact if something feels off about a company. For a quick identity check, look the person up on NMLS Consumer Access by name or license number. Mike Certo is NMLS #260555 and Cornerstone First Mortgage is NMLS #173855.
Who pays the Massachusetts deeds excise, and how much?
Massachusetts charges a deeds excise, sometimes called tax stamps, when a deed is recorded. The statewide rate is $4.56 per $1,000 of price, and the seller pays it. On a $715,000 home that runs about $3,260. Barnstable County, on Cape Cod, is higher at $6.48 per $1,000. The county registry of deeds records the deed and collects the excise, so the registry is where the money actually changes hands.
The islands add their own charge. Nantucket and Martha's Vineyard each levy a 2% Land Bank fee, paid by the buyer, with a large exemption on the first slice of the price. Nantucket exempts the first $1,400,000 in 2026. Both figures reset annually, so confirm the current exemption before you budget. The deeds-excise page shows the county-by-county math.
Can a Massachusetts town charge a local transfer fee?
No Massachusetts town currently charges a local transfer fee on high-priced sales. A proposed 0.5% to 2% fee on sales above roughly $1 million was stripped from the final 2024 Affordable Homes Act. It survives only as pending bills and home-rule petitions awaiting State House approval, as of 2026. So the claim that Massachusetts "allows" local transfer fees is not accurate yet. Watch for legislative changes if you are buying at the high end.
Where are the 2026 Massachusetts loan limits published?
The Federal Housing Finance Agency sets conforming loan limits each year, posted at fhfa.gov. For 2026 the one-unit baseline is $832,750, which covers Worcester, Springfield, and the western and central counties. Around Boston, in Suffolk, Middlesex, Norfolk, Essex, and Plymouth counties, the high-cost limit is $962,550. Dukes and Nantucket reach the $1,249,125 ceiling. A loan above your county's number is a jumbo. The programs page covers how jumbo underwriting differs.
Do I need a homebuyer education course in Massachusetts?
Some Massachusetts buyers do, depending on the loan. The 3% down conventional programs, HomeReady and Home Possible, ask a first-time buyer to complete a homebuyer education course, usually online or through an approved counseling agency such as a CHAPA member. FHA and VA loans do not require it. The class walks through budgeting, the closing process, and staying current after you move in. Even where it is optional, it is worth a few hours of your time for a first purchase. Ask Mike whether your loan needs it, so the certificate counts.
Massachusetts resources FAQ
What official pages should Massachusetts buyers bookmark?
Start with the agencies that set the rules. FHFA at fhfa.gov posts the 2026 conforming loan limits, HUD at hud.gov holds the FHA guidelines, the VA at va.gov covers veteran loans, and the USDA eligibility map shows which Massachusetts addresses qualify for 0% down. For the deeds excise, the Massachusetts Department of Revenue and your county registry of deeds are the source of record. Verify any loan officer on NMLS Consumer Access.
Who regulates mortgage lenders in Massachusetts?
The Massachusetts Division of Banks licenses and supervises mortgage lenders and loan originators under M.G.L. Chapter 255E and 209 CMR 42, and it takes consumer complaints. Every originator also appears on the national NMLS Consumer Access site by license number, which is the quickest way to confirm a loan officer is licensed. Mike Certo is NMLS #260555; Cornerstone First Mortgage is NMLS #173855.
Who pays the deeds excise in Massachusetts, and how much is it?
The seller pays the Massachusetts deeds excise, sometimes called tax stamps. The statewide rate is $4.56 per $1,000 of price, which is about $3,260 on a $715,000 home. Barnstable County, on Cape Cod, is higher at $6.48 per $1,000. Nantucket and Martha's Vineyard each add a 2% Land Bank fee paid by the buyer, with a large exemption on the first slice of the price. The county registry of deeds records the deed and collects the excise.
Can a Massachusetts town charge a transfer fee on a million-dollar sale?
Not yet. A proposed 0.5% to 2% fee on high-priced sales was stripped from the final 2024 Affordable Homes Act, and it survives only as pending bills and home-rule petitions awaiting State House approval as of 2026. No Massachusetts town currently levies one. So the claim that Massachusetts allows local transfer fees on million-dollar sales is not accurate today. Watch for legislative changes if you are buying at the high end.
Do I need a homebuyer education course in Massachusetts?
Some low down payment loans do. The 3% down conventional programs, HomeReady and Home Possible, ask a first-time buyer to complete a homebuyer education course, which can usually be finished online or through an approved counseling agency. FHA and VA loans do not require one. The course covers budgeting, the closing process, and keeping the home after you buy, so it is worth a few hours for a first purchase.