First-Time & Year-Round Buyers
Cape Cod and the Islands
Buying a home on Cape Cod or the Islands as a year-round resident is different from a seasonal purchase. Inventory is tight, prices are high relative to local incomes, and the programs that exist to help first-time buyers require specific steps. This page walks through the process, the state programs available to Massachusetts buyers, and the regional organizations that can help.
How Buying Works
Complete a Homebuyer Education Class
Massachusetts requires first-time buyers using certain state programs to complete an approved homebuyer education course. These classes cover budgeting, the purchase process, and your rights as a buyer. Many are available online and at low or no cost. Your lender or program administrator can point you to an approved provider.
Get Pre-Approved
Before you search in earnest, work with a lender to get a pre-approval letter. If you plan to use a state program such as ONE Mortgage or MassHousing, connect with a participating lender early — not every lender originates these loans. Pre-approval tells you your realistic price range and strengthens any offer you make.
Search for the Right Property
We search the full Cape Cod & Islands MLS on your behalf, filtering for properties that fit your budget, preferred towns, and the program rules that apply to your loan. State programs often have purchase-price limits and property-type requirements — we keep those in mind from the first search.
Make an Offer
When you find the right home, we prepare and present your offer. We advise on price, contingencies, and terms based on current market conditions in that town. Under Massachusetts law, we will ask you to sign a Mandatory Disclosure form and a Buyer Representation Agreement before we submit an offer on your behalf.
Inspection & Purchase and Sale Agreement
After an accepted offer, you will typically have a home inspection period. We coordinate timing and help you understand the results. The Purchase and Sale Agreement (P&S) is the binding contract — review it carefully with your attorney before signing. Massachusetts real estate attorneys handle closings here; we can refer you to local counsel.
Closing
Closing takes place at a registry of deeds or attorney's office. You will review and sign loan documents, pay closing costs, and receive the keys. If you are using a state program, your lender will coordinate the program-specific steps. We attend closing with you and remain available after the transaction.
State Programs for First-Time Buyers
ONE Mortgage
A state-supported 30-year fixed-rate mortgage for low- and moderate-income first-time homebuyers, with as little as 3% down and no private mortgage insurance. Income limits and eligibility rules apply; check the program site for current requirements.
MassHousing
State affordable-housing lender offering first-time homebuyer loans and down-payment assistance. Check MassHousing for current programs and eligibility.
Regional Housing Organizations
Regional planning agency for Barnstable County. Publishes housing data and policy resources for the Cape.
Nonprofit serving Barnstable County with rental assistance, homebuyer counseling, and affordable housing programs.
Serves the Lower and Outer Cape with affordable housing development and homebuyer support programs.
Develops and preserves affordable housing on Martha's Vineyard.
Administers public and affordable housing programs for Dukes County (Martha's Vineyard).
Nonprofit focused on year-round affordable housing on Nantucket Island.
Many towns also have their own housing trusts and down-payment or rental-assistance programs. See each town page for local links.
CCREN Housing Navigator
The CCREN Housing Navigator will bring rentals, year-round and attainable housing, and program information into one place. Coming soon.
Housing Resource Navigator ↗Working with CCREN Realty Group
CCREN Realty Group works directly with year-round residents and first-time buyers to help them understand the programs available, identify properties that fit those programs' purchase-price and property-type requirements, and coordinate with the program's participating lender throughout the transaction. You work directly with your broker — no hand-offs, no assistants.
Request a ConsultationProgram details change. CCREN Realty Group is not a lender and does not determine eligibility. Confirm current terms with the program or a participating lender. We do not receive compensation from any program or lender listed here.