Applications / Mortgage Analytics / Lenders / Massachusetts / HarborOne Bank
Brockton, MA · State non-member bank · FDIC · $5.6 billion assets · 312 loans in 2025
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312
loans originated, 2025
767
applications, 2025
5
states and territories
0
gaps bigger than at similar lenders
Our analysis, 2025
HarborOne Bank lends mostly for home improvement, and its loans fell 32% to 312 in 2025 while similar lenders grew 9%.
Home-improvement loans were 54.5% of its lending and refinances 26.3%. Purchases were only 5.1%. Every loan was conventional, and none was higher-priced (a rate well above the average for similar loans), against 2.0% at similar lenders (state non-member banks making between half and twice as many loans).
Its originations fell 32%, while similar lenders grew 9% and the whole market 10%. The count peaked at 875 in 2022 and has fallen each year since. It has swung widely, from 18 in 2020 to that peak, so a change in the products it emphasizes, or in how its lending is booked, could explain much of a single year's move.
It ranks 180 of 664 lenders in Boston-Cambridge-Newton, where it has lent since at least 1990; Citizens Bank leads. In Providence-Warwick its share fell 0.1 points to 0.2%, which its smaller volume could account for. It entered Lewiston-Auburn in 2025.
Low- and moderate-income (LMI) borrowers took 28.4% of its loans, against 28.1% at similar lenders. Its typical rate, 6.74%, was close to their 6.79%.
Similar lenders: same lender type, originations between half and twice the lender's in the data year. Written from the 2025 HMDA data and checked figure by figure against it.
FIG. 1 — LOANS ORIGINATED, 2018–2025
Originated means the loan was made: applications denied, withdrawn or not accepted are not counted. HarborOne Bank took 767 applications in 2025.
SOURCE: FFIEC HMDA, LOANS ORIGINATED (ACTION TAKEN: LOAN ORIGINATED)
FIG. 2 — PRODUCT MIX, 2025
Home improvement 54.5% · Refinance 26.3% · Other 14.1% · Purchase 5.1%
Conventional 100.0% · of 312 loans. Purchase: buying a home. Refinance: replacing an existing mortgage, including cash-out. FHA: insured by the Federal Housing Administration. VA: guaranteed by the Department of Veterans Affairs. Conventional: neither.
SOURCE: FFIEC HMDA 2025, LOANS ORIGINATED
Where it lends, 2025
| State | Loans | Share |
|---|---|---|
| Massachusetts | 227 | 72.8% |
| Rhode Island | 69 | 22.1% |
| New Hampshire | 14 | 4.5% |
| Connecticut | 1 | 0.3% |
| Maine | 1 | 0.3% |
Largest metro areas, 2025
| Metro area | Loans |
|---|---|
| Boston | 156 |
| Providence-Warwick | 118 |
| Cambridge-Newton-Framingham | 12 |
| Rockingham County-Strafford County | 7 |
| Barnstable Town | 5 |
| Amherst Town-Northampton | 3 |
| Manchester-Nashua | 3 |
| Bridgeport-Stamford-Danbury | 1 |
| Lewiston-Auburn | 1 |
| Worcester | 1 |
Identifiers
| LEI (Legal Entity Identifier, the global company code HMDA has used since 2018) | 549300E0KRXI8PZWAO17 | 2018–2025 |
| RSSD (the Federal Reserve's identifier for banks and their parents) | 40499 | 2004–2023 |
| Respondent ID (the HMDA filer code before 2018) | 567560 | 1992–2012 |
| Respondent ID (the HMDA filer code before 2018) | 359070 | 2013–2017 |
Established 1 July 2013. Reported under HMDA 1992-2025.
Mergers, name changes, data editions and corrections: HarborOne Bank's data.
HarborOne Bank's data
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