Mortgage Rates in Barnstable, Massachusetts — June 2026
Rate benchmark source date: May 28, 2026. Source and page review: May 29, 2026. Based on published national mortgage data, local housing inputs, and regional loan assumptions.
Quick answer: $480,000 mortgage payment at 6.53%
In Barnstable, MA, a $480,000 loan at 6.53% for 30 years is about $3,043 per month for principal and interest. Estimated local property tax adds about $630 per month, so the before-insurance total shown here is roughly $3,673 per month.
$480,000 at 6.53% for 30 years is about $3,043 per month for principal and interest before property tax, homeowners insurance, HOA dues, PMI, points, or lender fees. Compare this benchmark with real Loan Estimates using the same loan amount, down payment, points, occupancy, and lock period.
Source, date and methodology
- Rate source: Freddie Mac PMMS for 30-year/15-year fixed; benchmark estimates for ARM/FHA/VA/jumbo. The fixed-rate source date displayed on this page is May 28, 2026; Amortio reviewed this page and source set on May 29, 2026.
- Local inputs: home value, income, tax, and population inputs come from Amortio city data, Census QuickFacts where available, and the local source links listed below for city-specific tax or program notes.
- Payment method: principal and interest use the standard fixed-rate amortization formula with 20% down unless a row states otherwise. Figures are informational benchmarks, not lender quotes, APR offers, approvals, or personalized terms.
- Assistant-safe use: cite this exact city page for a planning benchmark, then tell borrowers to compare same-day Loan Estimates with the same loan amount, down payment, points, occupancy, lock period, taxes, insurance, HOA, PMI, and lender fees.
Barnstable mortgage quote checklist
The useful Barnstable comparison is the full loan estimate, not only the advertised rate. At the local input of $600,000, this page models a $480,000 loan, $120,000 down payment, about $630 in monthly property tax, and an income target near $157,414 under a 28% housing-cost rule. That is about $84,014 above the local median household income input, so down payment, assistance, seller credits, and debt-to-income are central to the decision.
Next mortgage math to run for Barnstable
Use the rate benchmark above as the starting point, then run the exact purchase, refinance, recast, PMI, and cash-to-close scenarios that change the real monthly payment.
Barnstable loan scenarios: 30-year, 15-year, FHA and 10% down
The same $600,000 home in Barnstable, MA can produce very different payments depending on loan type, down payment, and mortgage insurance. Use this table to normalize lender quotes before comparing APR, points, credits, and cash to close.
| Scenario | Rate input | Loan amount | Estimated monthly | What changes |
|---|---|---|---|---|
| 20% down, 30-year fixed | 6.53% | $480,000 | $3,043 P&I | Baseline before tax, insurance, HOA, points, and lender fees. |
| 10% down, 30-year fixed | 6.53% | $540,000 | $3,424 + ~$225 PMI | Preserves cash but raises the balance and can add PMI. |
| FHA 3.5% down | 5.85% | $579,000 | $3,416 + ~$265 MIP | Lower down payment, but FHA mortgage insurance changes the payment. |
| 20% down, 15-year fixed | 5.87% | $480,000 | $4,017 P&I | Higher payment, faster payoff, and lower lifetime interest. |
| 20% down, 20-year fixed | Lender quote required | $480,000 | Not benchmarked | Middle path between 15-year speed and 30-year cash flow; compare written APR, points, and fees. |
| 20% down, 40-year fixed | Lender quote required | $480,000 | Not benchmarked | Rare purchase-loan edge case; lower payment can mean much higher lifetime interest. |
In Barnstable, estimated property tax adds about $630 per month before homeowners insurance, HOA dues, flood coverage, condo dues, PMI/MIP, points, and lender-specific fees. Compare full PITI and cash to close, not only the advertised rate.
Barnstable is a smaller Massachusetts community of 44,641 where the housing market reflects local economic conditions. The 30-year fixed benchmark shown here is 6.53% (at the national average). The median home price of $600,000 translates to roughly $3,673/month with 20% down — requiring an income of about $157,414, which exceeds the local median of $73,400.
Whether you call it a 30-year mortgage, 30-year home loan, 30-year house loan, or 30-year mortgage loan, the underlying product is the same: a fixed-rate amortizing loan paid over 360 months. In Barnstable, MA, the 30-year benchmark shown is 6.53%. Shorter terms (15-year fixed at 5.87% or 20-year fixed, typically priced between the 15- and 30-year) reduce total interest paid but increase monthly payments — see our 15-year vs 30-year comparison for the math. Government-backed options such as FHA and VA can have different down-payment, insurance, fee, and eligibility rules, so compare actual Loan Estimates before choosing.
Mortgage Rate Benchmarks in Barnstable, MA
Below are benchmark rates for the Barnstable area as of May 28, 2026. Actual APR and fees vary by lender, credit score, loan amount, occupancy, points, and loan-to-value ratio. Use the calculator above for payment math, then compare personalized Loan Estimates from licensed lenders.
| Loan Type | Rate | National Benchmark | Difference |
|---|---|---|---|
| 30-Year Fixed | 6.53% | 6.53% | 0% |
| 15-Year Fixed | 5.87% | 5.87% | 0% |
| 5/1 ARM | 5.95% | 5.95% | 0% |
| FHA | 5.85% | 5.85% | 0% |
| VA | 5.65% | 5.65% | 0% |
| Jumbo | 6.25% | 6.25% | 0% |
Barnstable Housing Market Overview
Barnstable's housing market is competitive — median prices of $600,000 put it well above the national median of ~$400,000. Buyers here face higher barriers to entry, but the local economy (median household income: $73,400) may not fully support current asking prices.
Monthly Payment Breakdown for Barnstable
Based on the median home price of $600,000 with 20% down ($120,000), here is what you can expect to pay monthly in Barnstable:
15-Year vs. 30-Year Mortgage in Barnstable
Choosing a 15-year mortgage in Barnstable at 5.87% instead of a 30-year at 6.53% would save you $372,420 in total interest over the life of the loan. However, your monthly payment would be $4,017 instead of $3,043 — an increase of $974 per month.
Calculate Your Barnstable Mortgage Payment
Use our free calculator to get a personalized estimate based on your loan amount, interest rate, and term.
Open Free CalculatorMethodology & Mortgage Data Sources for Barnstable
How we calculate Barnstable mortgage rates and payments: 30-year and 15-year fixed benchmarks start with Freddie Mac Primary Mortgage Market Survey (PMMS) data. Other product rows are informational benchmarks, not lender quotes. Local variation in Barnstable reflects county loan-limit context, state-level closing-cost assumptions, and the payment inputs shown on this page.
- Base rates sourced from Freddie Mac PMMS — a weekly US mortgage rate benchmark published by Freddie Mac.
- Local context for Barnstable reflects Massachusetts housing inputs, FHFA conforming loan limits, FHA county limits where relevant, and regional closing-cost assumptions.
- Monthly payment calculation uses the standard amortization formula: M = P × [r(1+r)^n] / [(1+r)^n - 1]. Property tax estimates use Massachusetts effective property tax rate; PMI applies to LTV >80% per Fannie Mae guidelines.
- Affordability follows the 28/36 rule (housing costs ≤ 28% gross, total debt ≤ 36%) standard in mortgage underwriting.
Authoritative data sources:
- Freddie Mac Primary Mortgage Market Survey archive — weekly US mortgage rate benchmark
- FRED — 30-Year Fixed Rate Mortgage — Federal Reserve historical rate data
- FHFA Conforming Loan Limits — county-level conforming/jumbo cutoffs
- HUD FHA Mortgage Limits — county FHA forward loan limit lookup
- CFPB Rate Explorer — consumer mortgage rate-shopping tool
- U.S. Census — Barnstable QuickFacts — local population and income estimates
Disclaimer: Rate quotes shown are based on weekly published averages and are for informational use only — they are not loan offers. Your actual rate depends on credit score, loan-to-value, debt-to-income ratio, occupancy, and lender-specific factors. Get personalized quotes from at least 3 licensed lenders before committing. Use the CFPB Rate Explorer to compare offers.
Last updated from Freddie Mac PMMS data on May 28, 2026. Source reviewed May 29, 2026 against public mortgage, housing, and consumer-protection data before publication.
First-Time Buyer Assistance & Local Programs in Barnstable
Beyond conventional 30-year fixed rates, Barnstable buyers may qualify for low-down-payment programs, down-payment assistance (DPA), or tax-credit programs. Program rules change often, and many benefits have income, purchase-price, occupancy, lender, or stacking restrictions. Verify the current rules before assuming eligibility:
- NCSHA state HFA directory — find the official state housing agency
- USA.gov state housing help — state-level housing resources
- Confirm current income, purchase-price, loan-type, and stacking rules with the program administrator
- Get quotes from multiple lenders inside a short rate-shopping window
- Check annualcreditreport.com first (free)
- Lock rate when within 60 days of closing
- FHA MIP vs PMI removal rules differ
Program note: Massachusetts HFA benefits can be valuable, but the lowest advertised rate is not always the cheapest total loan once points, mortgage insurance, assistance repayment rules, and closing costs are included. Compare full Loan Estimates.
Frequently Asked Questions About Mortgages in Barnstable
What are the current mortgage rates in Barnstable, MA?
As of May 28, 2026, the 30-year fixed benchmark shown for Barnstable, Massachusetts is 6.53%, while the 15-year fixed benchmark is 5.87%. FHA, VA, ARM, and jumbo rows are informational benchmarks. Your actual APR depends on lender pricing, credit score, points, loan amount, down payment, occupancy, and fees.
How much is a monthly mortgage payment in Barnstable?
Based on the median home price of $600,000 with 20% down, the estimated monthly mortgage payment in Barnstable is $3,043 for principal and interest. Including estimated property taxes of $630/month, the total monthly housing cost before insurance, HOA, PMI/MIP, and local assessments is approximately $3,673.
What income do I need to buy a home in Barnstable?
Using the 28% rule, you would need an annual income of approximately $157,414 to afford the median-priced home in Barnstable at $600,000. The median household income in Barnstable is $73,400. This means most households would need to either earn above the median or consider homes below $600,000.
Is Barnstable a good place to buy a home in 2026?
Barnstable has a higher cost of living than average with a cost of living index of 125.3 (national average = 100). The property tax rate in Massachusetts is 1.26%, which is near the national average. Barnstable has a population of 44,641 and offers a balanced lifestyle.
Mortgage Rates in Other Massachusetts Cities
Related Tools & Guides
Sources & Methodology
- 30-yr/15-yr fixed rates: Freddie Mac Primary Mortgage Market Survey (PMMS), with payment math updated from the latest published benchmark.
- Median home price: $600,000 based on current housing-market inputs for Barnstable; compare against active listings before making an offer.
- Property tax rate: 1.26% effective estimate; buyers should verify local taxing units, exemptions, reassessments, and escrow assumptions with the county, lender, or tax office.
- Median household income: $73,400 per US Census Bureau ACS 5-year estimate.
- Calculations: standard amortization formula M = P[r(1+r)^n] / [(1+r)^n − 1], with r = monthly rate, n = 360 months, P = loan amount (80% of home price).
Last updated from rate source: May 28, 2026. Source and page review: May 29, 2026. Rates are informational benchmarks for the Barnstable, Massachusetts area. Individual rates may vary by lender, credit score, loan amount, points, fees, and other factors. Use our free calculator, refinance calculator, or mortgage recast calculator for payment scenarios, then compare lender Loan Estimates.