First-Time Buyer's Guide: Greater Boston

What do first-time buyers need to know about buying a home in Greater Boston?

First-time buyers in Greater Boston need to get mortgage pre-approval before they start touring homes, understand that Massachusetts closings are attorney-driven, and be ready for a competitive market where offers move quickly. The process runs from pre-approval through offer, purchase and sale agreement, inspection, underwriting, and closing — and knowing what comes next at every stage is what keeps you in control.

Start Here: Get Your Financial Foundation Right

Before you fall in love with a house in Natick or start bookmarking condos in Framingham, you need to know what you can actually afford — and that means getting pre-approved, not just pre-qualified.

Pre-approval is a real underwriting review of your income, assets, credit, and debt. It tells sellers you're serious and tells you exactly what price range makes sense. In a market like MetroWest, where well-priced homes can see multiple offers within days, showing up without a pre-approval letter is a non-starter.

Here's what I tell every first-time buyer who comes to me: get pre-approved before you do anything else. Not after you find the house you want — before. The CFPB's homebuying process guide is a solid starting point for understanding what lenders look at and what documents you'll need to gather.

Massachusetts-specific programs worth knowing

Massachusetts has real resources for first-time buyers. MassHousing offers down payment assistance and below-market mortgage programs specifically for Massachusetts buyers. The Massachusetts Housing Finance Agency (MassHousing) administers programs that can reduce your upfront costs — your lender should know about these, but it's worth asking directly if they don't bring it up.

Also worth a look: the First Time Homebuyers Program and whether you qualify for any federal first-time buyer tax credits. Confirm everything with your lender and a tax advisor — eligibility rules change and your situation is specific to you.

Budget for more than the purchase price

Your mortgage payment is only part of your monthly housing cost. Property taxes, homeowner's insurance, and — if you're buying a condo — HOA fees all factor in. In Greater Boston and MetroWest, property tax rates vary by municipality, so a home priced the same in Newton versus Framingham will carry different annual tax bills. Check each town's assessor database before you fall in love with a number.

Closing costs are a separate line item entirely. They include things like title insurance, attorney fees, lender fees, prepaid homeowner's insurance, and the Massachusetts deed excise tax (a state transfer tax paid at recording, set by statute at $2.28 per $500 of consideration, per the Massachusetts Department of Revenue). Your lender is required to give you a Loan Estimate within three business days of application — read it carefully and ask questions about anything you don't recognize.

For a deeper dive into the financial side of the decision, this post walks through how to think about whether buying makes sense right now — worth reading before you commit to a timeline.

How the Massachusetts Home Purchase Process Actually Works

Massachusetts has a distinct homebuying process. If you've read national guides or watched out-of-state content, some of what you've seen won't apply here. Here's what actually happens in a Greater Boston transaction.

Step 1: Offer

You find a home you want. Your agent prepares a written offer — typically with a proposed price, financing contingency, inspection contingency, and proposed closing date. In competitive MetroWest markets, that offer may need to come in quickly and cleanly. I work with my buyers to understand what terms matter to a given seller so we're not just throwing a number at the wall.

Step 2: Home inspection

Once an offer is accepted, you'll schedule a home inspection — usually within 7–10 days. This is your opportunity to understand the physical condition of the property before you're legally committed. A good inspector will walk you through the house and explain what they find. Don't skip this, and don't waive it lightly. In Massachusetts, the inspection period is negotiated deal by deal, and what you do with the results — request repairs, negotiate on price, or walk away — depends on what the inspection reveals and how the market is moving.

The NAR Consumer Guide on Seller Disclosures explains what sellers are required to disclose about known material defects. In Massachusetts, the standard form is the Seller's Property Disclosure Statement, published by the Massachusetts Association of Realtors. Sellers disclose known material defects that could affect the property's value or safety — but a disclosure is not a substitute for your own inspection.

One thing first-time buyers in Greater Boston frequently encounter: older housing stock. A large portion of homes in Newton, Natick, and Framingham were built before 1978, which triggers the federal lead-based paint disclosure requirement. Sellers of pre-1978 homes must provide you with the EPA/HUD lead pamphlet and a lead paint disclosure, and you have the right to conduct a lead paint inspection before waiving that right in writing, per EPA regulations on lead disclosure. This is a practical reality of buying in this market — not a dealbreaker, but something to understand going in.

Step 3: Purchase and Sale Agreement

After the inspection is resolved, you move to the Purchase and Sale Agreement (P&S) — a more detailed, binding contract that supersedes the initial offer. This is where your Massachusetts real estate attorney becomes essential. Unlike many states where agents handle closing documents, Massachusetts closings are attorney-driven. Your attorney reviews the P&S, handles title examination, prepares the deed, and coordinates the closing. Hire your attorney early — before the P&S, not after.

At P&S signing, you'll typically put down a larger deposit (the exact amount is negotiated in the contract). This is earnest money that demonstrates your commitment to the purchase.

Step 4: Mortgage underwriting

While your attorney is reviewing title, your lender is processing your full mortgage application. Underwriting involves a deep review of your financials, a home appraisal ordered by the lender, and verification of everything in your pre-approval. Don't make any major financial moves — new credit accounts, large purchases, job changes — during this period. It can derail your approval at the worst possible moment.

The CFPB's closing checklist is a useful reference for what to expect in the final stretch before closing day.

Step 5: Closing

Closing in Massachusetts typically happens at your attorney's office. You'll sign the mortgage documents, the deed transfers, your attorney records the deed with the Registry of Deeds, and you get the keys. The whole process from accepted offer to closing typically runs 45–60 days with financing, though competitive sellers sometimes push for faster timelines — which is another reason to have your pre-approval and attorney lined up in advance.

If you're buying a condo, there's an additional layer: you'll need to review the association documents — bylaws, budget, meeting minutes, reserve fund status, and any pending or recent special assessments. This matters for your monthly budget and your mortgage approval. Per NAR guidance on seller disclosures, sellers in condo communities are generally expected to disclose association rules, fees, and known special assessments as part of the transaction package. Don't wait until the last minute to request these — they take time to gather and review.

Greater Boston First-Time Buyer: Process at a Glance Stage What Happens Key Action for You Pre-approval Lender reviews income, assets, credit Gather documents; get letter before you search Offer Written offer submitted with terms Work with your agent on price and contingencies Inspection Independent inspector evaluates property Attend inspection; review findings carefully Purchase & Sale Binding contract; larger deposit paid Have your attorney review before signing Underwriting Full mortgage review; appraisal ordered Avoid new debt or financial changes Closing Deed transfers; keys exchanged Bring ID, certified funds; confirm wire instructions with your attorney

What First-Time Buyers Often Get Wrong in This Market

I've worked with a lot of first-time buyers across Natick, Newton, and Framingham, and a few patterns come up again and again.

Waiting too long to get pre-approved. In a market where good homes move fast, not having a pre-approval letter means you're watching from the sidelines while someone else makes an offer.

Underestimating the importance of the attorney. Massachusetts is an attorney-closing state. Your attorney is not a formality — they're protecting your title, your contract terms, and your interests at the closing table. Budget for this cost and hire someone with Massachusetts residential real estate experience.

Focusing only on the purchase price. Two homes priced identically in different towns can have very different monthly costs once you factor in property taxes, HOA fees, and insurance. I always run through the full monthly picture with my buyers before they make an offer.

Skipping the inspection or waiving it without fully understanding the risk. In a competitive market, some buyers feel pressure to waive inspection contingencies. That's a decision that should be made with clear eyes about the property's condition and your risk tolerance — not out of panic. This is exactly the kind of strategic conversation I have with buyers before we submit an offer.

My post on 3 must-do's for first-time home buyers covers a few more fundamentals worth reading before you start your search.

The right guidance makes a real difference here. Your specific situation — your budget, your timeline, the neighborhoods you're targeting — determines which trade-offs are worth making. That's not something a checklist can answer for you. It's what a local agent who knows this market is for.

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Frequently Asked Questions

Do I need a real estate attorney to buy a house in Massachusetts?

Yes — Massachusetts is an attorney-closing state, and having a real estate attorney is standard practice, not optional. Your attorney handles title examination, reviews the Purchase and Sale Agreement, prepares closing documents, and coordinates deed recording with the Registry of Deeds. Hire your attorney before the P&S stage, not after.

When should a first-time buyer in Greater Boston get mortgage pre-approval?

Before you start seriously touring homes. In Greater Boston and MetroWest, competitive listings can receive offers within days of hitting the market. A pre-approval letter shows sellers you're a qualified buyer and tells you exactly what price range to focus on — it's the first step, not a formality you handle later.

What happens during the inspection period in a Greater Boston home purchase?

After your offer is accepted, you typically have 7–10 days (negotiated in the contract) to have the home professionally inspected. The inspector evaluates the structure, systems, and condition of the property. Based on the findings, you can request repairs or a price adjustment, accept the property as-is, or — if the contract allows — walk away. It's one of your most important opportunities to make an informed decision before you're fully committed.

How does the lead paint disclosure work for older homes in Greater Boston?

Federal law requires sellers of homes built before 1978 to provide buyers with the EPA/HUD lead paint pamphlet and a written lead paint disclosure, and to give buyers the opportunity to conduct a lead paint inspection before waiving that right in writing. Given the age of much of the housing stock in Newton, Natick, and Framingham, this comes up frequently — it's a standard part of the transaction, not a red flag on its own. Review the disclosure carefully and discuss any concerns with your agent and attorney.

Are condo special assessments disclosed before closing in Massachusetts?

Sellers in condo communities are generally expected to disclose known special assessments as part of the transaction documents. But don't rely solely on seller disclosure — request the full condo association documents (bylaws, budget, reserve fund study, recent meeting minutes) early in the process. Pending or recently approved special assessments can affect your monthly costs and your mortgage approval, so the sooner you review them, the better.

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Buying your first home in Greater Boston is absolutely doable — but the process has enough Massachusetts-specific steps that going in informed makes a meaningful difference. Get your pre-approval lined up, hire an attorney early, and work with an agent who knows how this market moves.

If you're ready to talk through your situation — what you can afford, which neighborhoods fit your goals, and what the current market looks like — schedule a consultation with me here. No pressure, no pitch — just a real conversation about your next step.

About Betsy Wilson

Betsy Wilson is a REALTOR® with William Raveis Real Estate, specializing in residential real estate across MetroWest and Greater Boston, including Natick, Newton, Framingham, and Wellesley. With over a decade of Massachusetts real estate experience, she helps buyers and sellers at every stage — from first-time homebuyers to downsizers and those navigating major life transitions. Her designations — ABR®, SRS, SRES®, SFR®, RENE, and PSA — reflect a broad range of expertise, and clients consistently value her clear communication, honest guidance, and hands-on support from start to finish. A Newton native and longtime Natick resident, Betsy is proud to serve the community she calls home.

William Raveis Real Estate · 508-730-7317

Equal Housing Opportunity. Betsy Wilson is licensed as a Real Estate Sales Person in the Commonwealth of Massachusetts. This article is for general informational purposes only and does not constitute legal, tax, or financial advice. Please confirm your specific costs, tax obligations, and transaction details with your attorney, tax advisor, lender, or closing officer.