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Charlesbank Homes at a glance

· Private foundation

Charlesbank Homes

Its FY2025 filing reports that it accepted unsolicited grant applications.

$1.1M
Granted FY2025still arriving
20
Grants FY2025still arriving
1
States reached
$75k
Largest
01What it fundsRead
02The needRead
03Its granteesRead
04Its fieldRead
05Through PlinthRead
01What it funds
0197% classified

What it funded, over time

Every grant placed by its stated purpose and the recipient’s mission, by year, FY2021 to 2025.

Housing & Shelter$4.2MHuman Services$431kCommunity Improvement$300kHealth$220kEmployment$50kOther$0
02FY2025 · 20 grants

Where the money goes

Grants by size, and the largest recipients.

By grant size · FY2025

  • $10k–50k2 grants · $50k
  • $50k–250k18 grants · $1.0M
$50,000
Median grant
1
States reached
$21M
Total assets
Largest grants
RecipientAmount
NOAH$75,000
BOSTON NEIGHBORHOOD COMMUNITY LAND TRUST$75,000
COMMUNITY TEAM WORK$75,000
COMMUNITY ACTION FOR BETTER HOUSING$75,000
THE HAVEN PROJECT$57,500
THE NEIGHBORHOOD DEVELOPERS$50,000
PLANNING OFFICE FOR URBAN AFFAIRS$50,000
LYNN SHELTER ASSOCIATION INC$50,000
HABITAT FOR HUMANITY SOUTH SHORE$50,000
HABITAT FOR HUMANITY CAPE COD$50,000
PIONEER VALLEY HABITAT FOR HUMANITY$50,000
FAMILY AID$50,000
FATHER BILL'S AND MAINSPRING$50,000
OLD COLONY HABITAT FOR HUMANITY$50,000
COMMONWEALTH LAND TRUST$50,000
02The need
03

Does the money reach high-need areas?

Each grant placed by the hardship in its grantee’s ZIP, against the area’s typical level.

show:

Its human-services grants (FY21–25, $510k) land where the poverty rate runs at 11%, against an area that typically sits at 7%. 100% of those dollars go to grantees based in above-average-need neighborhoods. Most of its grants land in higher-need ZIPs.

area typical 7%ACTION INC: $50k → 10%ACTION INC: $50k → 10%PINE STREET INN: $50k → 16%SOUTH MIDDLESEX OPPORTUNITY COUNCIL: $50k → 8%WELLSPRING HOUSE: $50k → 10%JEREMIAH'S INN: $40k → 11%SOUTH MIDDLESEX OPPORTUNITY COUNCIL: $42k → 8%COMMUNITY TEAM WORK: $75k → 8%CAMBRIDGE FAMILY & CHILDRENS SERVICES: $43k → 8%ST FRANCIS HOUSE: $60k → 16%0%20%40%50%more need →
grant to an above-average-need area below average· circle size = grant amount
How this is measured
Matched: human-services grants are those whose grantee’s IRS cause code is Human Services. Placed by people below the poverty line in the grantee’s ZIP, averaged from the tracts in that ZIP.
How this is measured
US grants placed by each grantee’s ZIP, which can differ from where services are delivered. Need from public data (U.S. Census/ACS, CDC PLACES, Eviction Lab, USDA), shown as context about the area, never attributed to the funder’s giving.
03Its grantees
repeat funding

Who it funds again

Organizations funded in more than one year, against those funded once.

56%of every dollar goes to organizations it has funded before.
$3.0M · 22 repeat orgs$2.4M to everyone else

Grantees it renews have grown median revenue +42% since the first grant, against +4% for those funded once.

22 repeat relationships: 9 still active in FY2025, 13 since wound down; 11 grantees were first funded in FY2025 (too recent to call).

How the two cohorts compare

Re-uppedFunded once

Organizations

22
31

Total granted

$3.0M
$1.7M

Median revenue growth · since first grant

+42%
+4%

Still filing today

82%
74%

New vs renewed · share of each year

In FY2025, 40% of grant dollars renewed an existing relationship; $633k went to new ones.

50%100%’21’22’23’24’25
RenewedFirst-time

Where new relationships form · theme of each grantee’s first grant

’21’22’23’24’25
Housing & ShelterHuman ServicesCommunity ImprovementHealthArts & CultureOther
How this is measured
First-time means a grantee’s first year in the filing window; renewed means funded in an earlier year too. The renewed share climbs naturally as a portfolio matures, so the signal is a year that bucks it (a wave of new grantees). The earliest year is left-censored: relationships that predate the data read as new. Theme is the grantee’s IRS cause.

Backed again, and grew

  • HF
    HABITAT FOR HUMANITY NORTH CENTRAL MASSACHUSETTS INC
    3× · 2021–2023 · $200k · revenue +94%
  • SB
    SOUTHWEST BOSTON COMMUNITY DEVELOPMENT CORPORATION AND AFFILIATES
    2× · 2021–2022 · $150k · revenue +42%
  • HALEY HOUSE INC & AFFILIATES
    3× · 2021–2025 · $150k · revenue +97%

Funded once

  • CC
    CATHOLIC CHARITIES OF WORCESTER
    one grant, 2024 · $100k
  • AK
    ABBY KELLEY FOSTER HOUSE INC
    one grant, 2024 · $100k · revenue +4%
  • NEWVUE COMMUNITIES INC
    one grant, 2023 · $76k · revenue -7%
How this is measured

Repeat means funded in two or more distinct years. Growth and survival are read from each grantee’s own subsequent IRS filings.

04Its field

Closest unfunded matches

The nonprofits that most resemble its grantees but are not funded by it, scored along the direction from the rest of the field toward the portfolio. A resemblance in what they say they do, not a recommendation.

1
Lowell Area Housing Inc Dba Schneider Manor
—
2
Housing Assistance Corporation

Hac's mission is to promote and implement the right of all people on cape cod and the islands to occupy safe and affordable housing. to achieve this goal, hac has concentrated its major programs around rental subsidies, shelter services,…

Housing & Shelter
3
Habitat for Humanity - Central Berkshire

Cbhfh, an affordable housing developer who brings people together to build homes, communities and hope. cbhfh partners with low and moderate income families to build and rehabilitate simple, decent, energy efficient homes for home…

Housing & Shelter
4
Neighborworks Soma Realty Inc

Facilitating the advancement of low and moderate income persons and other underserved residents in the south shore area of massachusetts and to assist such persons in finding and acquiring suitable housing by providing real estate…

Housing & Shelter
5
Habitat Community Housing Development Inc

Development of affordable housing

—
6
Massachusetts Affordable Housing Alliance Inc

Maha breaks down barriers facing first-time and first-generation home buyers and owners through education, counseling, advocacy, and grassroots organizing.

Housing & Shelter
7
Housing Solutions for Southeastern Massachusetts

To promote, organize and manage programs that provide affordable housing in order to improve the quality of life in the southeastern massachusetts area.

Housing & Shelter
8
House of Hope Housing Inc

To promote improved social and economic conditions of families who are or who have recently been homeless; to promote, develop, and manage affordable housing for families and to assist in carrying out the charitable purposes of house of…

Housing & Shelter
9
Neighborhood Housing Services of the South Shore Inc

Neighborworks housing solutions provides neighborhood revitalization through promoting, developing and maintaining affordable housing in southeastern massachusetts

Housing & Shelter
10
The Cambridge Homes
—
11
Safe Harbour Inc

Safe harbour provides a continuum of housing and supportive services for homeless and nearly homeless individuals and families in our communities.

Housing & Shelter
12
Boston Affordable Housing Coalition Inc

Preserve affordable low income housing in boston and the surrounding area

Housing & Shelter
How this is measured
The grantee most central to the portfolio’s shape is Bread & Roses Housing Inc; the most unlike its peers is Chinatown Community Land Trust Inc. Resemblance is measured on each organization’s own IRS 990 mission text; it reflects how work is described, not its quality or impact.
04the grantee network

51 grantees tracked through their own filings, 2017–2025.

Each grant beside the grantee’s revenue from every source, year by year.

How this is measured

Counted here: distinct organizations funded across 2017 to 2025, not grant rows in a single year, so this will not match the grant count on the cover. 51 of the 64 grantees resolved in that span have returns of their own we could reconcile.

Each grantee is resolved to its own IRS returns. Association, dated; never a causal claim.

1
Load-bearing (≥25% of a budget)
6
Early backer (in before they grew)
50/51
Grantees still filing
25/51
Grew since first funded

Where the money sits, by cause and then by grantee

HABITAT FOR HUMANITY - CAPE COD: $250,000 · OtherHABITAT FOR HUMANITY - CAPE CODHABITAT FOR HUMANITY SOUTH SHORE: $231,865 · OtherHABITAT FOR HUMANITY SOUTH SHOREHABITAT FOR HUMANITY NORTH CENTRAL MASSACHUSETTS INC: $200,000 · OtherHABITAT FOR HUMANITY NORTH CENTRAL MASSACHUSETT…BAY COVE HUMAN SERVICES INC: $140,450 · OtherBAY COVE HUMAN SERVICES INCHABITAT FOR HUMANITY METRO WESTWORCESTER: $125,000 · OtherHABITAT FOR HUMANITY METRO WESTWORCESTEROLD COLONY HABITAT FOR HUMANITY: $119,338 · OtherIndividual grant recipient: $100,000 · OtherCATHOLIC CHARITIES OF WORCESTER: $100,000 · Other+17 more: $989,085 · Other+17 moreHABITAT FOR HUMANITY OF GREATER LOWELL INC: $200,000 · Housing & ShelterHABITAT FOR HUMANITY OF GREATER LOWELL INCPLANNING OFFICE FOR URBAN AFFAIRS INC: $157,200 · Housing & ShelterPLANNING OFFICE FOR URBAN AFFAIRS INCWORCESTER COMMON GROUND INC: $150,000 · Housing & ShelterWORCESTER COMMON GROUND INCHALEY HOUSE INC & AFFILIATES: $150,000 · Housing & ShelterHALEY HOUSE INC & AFFILIATESCARITAS COMMUNITIES INC: $129,705 · Housing & ShelterCARITAS COMMUNITIES INCSOJOURNER HOUSE INC: $125,000 · Housing & ShelterSOJOURNER HOUSE INCBOSTON NEIGHBORHOOD COMMUNITY LAND TRUST INC: $125,000 · Housing & ShelterBOSTON NEIGHBORHOOD COMMUNITY LAND TRUST INCHEADING HOME INC: $109,175 · Housing & ShelterTHE NEIGHBORHOOD DEVELOPERS INC: $100,000 · Housing & ShelterHABITAT FOR HUMANITY GREATER BOSTON INC: $100,000 · Housing & ShelterABBY KELLEY FOSTER HOUSE INC: $100,000 · Housing & ShelterNEWVUE COMMUNITIES INC: $75,968 · Housing & ShelterINDEPENDENT HOUSING SOLUTIONS INC: $75,000 · Housing & Shelter+13 more: $641,582 · Housing & Shelter+13 moreACTION INC: $100,000 · Human ServicesACTION INCSOUTH MIDDLESEX OPPORTUNITY COUNCIL INC: $92,000 · Human ServicesSOUTH MIDD…Community Teamwork Inc: $75,000 · Human ServicesCommunity …SAINT FRANCIS HOUSE INC: $60,000 · Human ServicesSAINT FRAN…PINE STREET INN INC: $50,000 · Human ServicesPINE STREE…WELLSPRING HOUSE INC: $50,000 · Human ServicesWELLSPRING…BRIDGES HOMEWARD INC: $42,500 · Human ServicesBRIDGES HO…JEREMIAH'S INN INC: $40,000 · Human ServicesJEREMIAH'S…SOUTHWEST BOSTON COMMUNITY DEVELOPMENT CORPORATION AND AFFILIATES: $150,000 · Community ImprovementHILLTOWN COMMUNITY DEVELOPMENT CORPORATION: $50,000 · Community ImprovementVICTORY PROGRAMS INC: $49,569 · HealthEMH Recovery Inc: $30,100 · HealthCHINATOWN COMMUNITY LAND TRUST INC: $50,000 · Arts & Culture
Other$2,255,738Housing & Shelter$2,238,630Human Services$509,500Community Improvement$200,000Health$79,669Arts & Culture$50,000

Each grantee by its size and the funder’s share of it; top left is load-bearing

25%50%75%100%$1.0M$10M$100Mgrantee revenue →↑ funder's share of their budgetHABITAT FOR HUMANITY NORTH CENTRAL MASSACHUSETTS INC: $200,000 over 3y, 5.3% of budgetHABITAT FOR HUMANITY OF GREATER LOWELL INC: $200,000 over 4y, 3.2% of budgetPLANNING OFFICE FOR URBAN AFFAIRS INC: $157,200 over 3y, 0.9% of budgetWORCESTER COMMON GROUND INC: $150,000 over 2y, 5.9% of budgetSOUTHWEST BOSTON COMMUNITY DEVELOPMENT CORPORATION AND AFFILIATES: $150,000 over 2y, 6.2% of budgetHALEY HOUSE INC & AFFILIATES: $150,000 over 3y, 1.5% of budgetBAY COVE HUMAN SERVICES INC: $140,450 over 3y, 0.0% of budgetCARITAS COMMUNITIES INC: $129,705 over 2y, 1.4% of budgetSOJOURNER HOUSE INC: $125,000 over 2y, 7.0% of budgetBOSTON NEIGHBORHOOD COMMUNITY LAND TRUST INC: $125,000 over 2y, 7.9% of budgetOLD COLONY HABITAT FOR HUMANITY: $119,338 over 2y, 3.9% of budgetHEADING HOME INC: $109,175 over 2y, 0.2% of budgetTHE NEIGHBORHOOD DEVELOPERS INC: $100,000 over 2y, 0.5% of budgetHABITAT FOR HUMANITY GREATER BOSTON INC: $100,000 over 2y, 1.1% of budgetABBY KELLEY FOSTER HOUSE INC: $100,000 over 1y, 3.4% of budgetACTION INC: $100,000 over 2y, 0.1% of budgetSOUTH MIDDLESEX OPPORTUNITY COUNCIL INC: $92,000 over 2y, 0.0% of budgetNEWVUE COMMUNITIES INC: $75,968 over 1y, 1.8% of budgetBuzzards Bay Area Habitat For Humanity Inc: $75,000 over 2y, 8.2% of budgetCommunity Teamwork Inc: $75,000 over 1y, 0.0% of budgetCOMMUNITY ACTION FOR BETTER HOUSING INC: $75,000 over 1y, 3.0% of budgetINDEPENDENT HOUSING SOLUTIONS INC: $75,000 over 1y, 26% of budgetSAINT FRANCIS HOUSE INC: $60,000 over 1y, 0.3% of budgetNORTHERN BERKSHIRE HABITAT FOR HUMANITY INC: $60,000 over 1y, 16% of budgetThe Haven Project Inc: $57,500 over 1y, 2.9% of budgetPINE STREET INN INC: $50,000 over 1y, 0.1% of budgetCASCAP INC: $50,000 over 1y, 4.8% of budgetLYNN SHELTER ASSOCIATION INC: $50,000 over 1y, 0.5% of budgetHABITAT FOR HUMANITY OF CAPE COD INC: $50,000 over 1y, 1.1% of budgetBREAD & ROSES HOUSING INC: $50,000 over 1y, 4.2% of budgetVIETNAM VETERANS WORKSHOP INC DBA NEW ENGLAND CENTER AND HOME FOR VETERANS: $50,000 over 1y, 0.4% of budgetWELLSPRING HOUSE INC: $50,000 over 1y, 1.4% of budgetHEARTHWAY INC: $50,000 over 1y, 2.0% of budgetFAMILYAID BOSTON INC: $50,000 over 1y, 0.2% of budgetISLAND HOUSING TRUST CORPORATION: $50,000 over 1y, 0.9% of budgetHILLTOWN COMMUNITY DEVELOPMENT CORPORATION: $50,000 over 1y, 1.1% of budgetRURAL DEVELOPMENT INC: $50,000 over 1y, 3.1% of budgetHARBORLIGHT COMMUNITY PARTNERS INC: $50,000 over 1y, 0.4% of budgetCHINATOWN COMMUNITY LAND TRUST INC: $50,000 over 1y, 7.2% of budgetPIONEER VALLEY HABITAT FOR HUMANITY INC: $50,000 over 1y, 2.9% of budgetFATHER BILL'S & MAINSPRING INC: $50,000 over 1y, 0.1% of budgetLAWRENCE COMMUNITYWORKS INC: $50,000 over 1y, 0.6% of budgetVICTORY PROGRAMS INC: $49,569 over 2y, 0.1% of budgetSOUTH BOSTON NEIGHBORHOOD DEVELOPMENT CORPORATION: $43,440 over 1y, 2.6% of budgetJEREMIAH'S INN INC: $40,000 over 1y, 1.3% of budgetROSIE'S PLACE INC: $38,142 over 1y, 0.2% of budgetDOVE INC: $31,585 over 1y, 0.7% of budgetEMH Recovery Inc: $30,100 over 1y, 2.4% of budget
Grantee by grantee: a decade per organization, before and after funding

A decade per grantee: revenue shaded, grants as bars, all rows on one timeline.

Co-funders

Grantmakers whose grantees overlap with this funder’s far more than size alone predicts. Closer means stronger alignment; arcs show where they also fund each other. Here they form a tightly interlocked group: most of these funders back each other's grantees too.

United Way Of Massach…Eastern Bank Foundati…Boston Foundation IncAmelia Peabody Charit…Rockland Trust Charit…Cummings Foundation G…Td Charitable Foundat…Salem Five Charitable…Massachusetts Bankers…Cambridge Savings Cha…Health Resources in A…Agnes M Lindsay Trust
United Way Of Massachusetts Bay IncMA54.5× affinity25 shared granteesties to 11 of 11Hover any node to trace its alignments.Compare side by side →

Open a dossier: United Way Of Massachusetts Bay Inc · Eastern Bank Foundation · Boston Foundation Inc · Amelia Peabody Charitable Fund Trust · Rockland Trust Charitable Foundation Inc · Cummings Foundation Grants Inc (Fka Oneworld Boston Inc) · Td Charitable Foundation · Salem Five Charitable Foundation Inc · Massachusetts Bankers Association Charitable Foundation Inc · Cambridge Savings Charitable Foundation Inc · Health Resources in Action Inc · Agnes M Lindsay Trust

How this is measured
Affinity is a Gamma-Poisson posterior co-funding rate, re-centered on the typical rate, so thin evidence shrinks toward no signal. Overlap is association, not proof of shared intent.

How much its grantees rely on government

Each dot is one organization Charlesbank Homes funds: left to right is the share of its income from government, bottom to top the share from Charlesbank Homes. Bigger dots raise more.

2024
’20’21’22’23’24’25
no gov · 130%2%8%17%30%funder's share of their income ↑0%25%50%75%100%share of the org’s income from government →median 14%
  • Bridges Homeward Inc: 77% of income from government
  • Bay Cove Human Services Inc: 70% of income from government
  • Vietnam Veterans Workshop Inc Dba New England Center and Home for Veterans: 66% of income from government
  • Dove Inc: 60% of income from government
  • Victory Programs Inc: 49% of income from government
  • Newvue Communities Inc: 40% of income from government
  • Father Bill's & Mainspring Inc: 24% of income from government
  • Community Teamwork Inc: 23% of income from government
  • Rural Development Inc: 18% of income from government
  • South Middlesex Opportunity Council Inc: 18% of income from government
  • Saint Francis House Inc: 18% of income from government
  • Heading Home Inc: 17% of income from government
  • Emh Recovery Inc: 14% of income from government
  • Lynn Shelter Association Inc: 12% of income from government
  • Pine Street Inn Inc: 11% of income from government
  • Sojourner House Inc: 11% of income from government
  • Wellspring House Inc: 9% of income from government
  • Lawrence Communityworks Inc: 9% of income from government
  • Familyaid Boston Inc: 4% of income from government
  • The Neighborhood Developers Inc: 3% of income from government
  • Action Inc: 3% of income from government
  • Hearthway Inc: 2% of income from government
  • Jeremiah's Inn Inc: 2% of income from government
  • Island Housing Trust Corporation: 1% of income from government
  • Worcester Common Ground Inc: 1% of income from government
  • Rosie's Place Inc: 0% of income from government
no gov moneyreceives it· size = income
13get no government money at all
10report government grants on their 990 we could not trace to a source (not plotted)
4rely on government for over half their income
typical government reliance, FY20–25
How this is measured
Government income is each org’s traced federal awards (USASpending grants and contracts) plus state payments (open checkbooks) as a share of its total revenue (IRS Form 990); the self-reported government-grant line (990 line 1e) is carried for cross-check: a grantee that reports government grants we could not trace to a source is left off the chart rather than shown as receiving none. An association, not a claim that a grant caused the public funding. Coverage is precision-first, a floor rather than a census; state records exist for 9 states, so a grantee outside them shows no state figure (dimmed) rather than a false zero. Federal award amounts are obligations, which can span years, so a single-year share is indicative. 990 filings lag 12 to 24 months.
05Through Plinth

Warm introductions · Powered by PlinthPlus

How do I get to Charlesbank Homes?

Find your warmest path to Charlesbank Homes through trustees and officers whose names appear on both boards. Search for your organization and Plinth traces the shortest route it can evidence.

Each link is a name appearing on two organizations’ public IRS 990 filings, matched on that name and, where the filings support it, on location. A same-state match has geographic support, which is a second matching feature rather than confirmation that the two are one person; a cross-state one is the likeliest to be two people who share a name. Every hop shows its tier, low-confidence and distant paths are held back rather than guessed, and it is worth confirming the person before you use the introduction.

On method. Every financial figure here is read from IRS e-file XML, the funder’s own 990/990-PF, and from the multi-year returns of the 64 grantees we resolved, each linked to its source. Grantee outcomes are each organization’s own program-service reporting (Form 990, Part III), read as association with funding, never as caused by it. Low-confidence name matches are suppressed rather than guessed. How we build these →

How this is measured
Each figure carries one of six labels. Filed is what the funder reported on its return. Official is another government record about an organization, such as a federal award or a charity register, joined by name where no shared identifier exists. Resolved is an identity we worked out where the filing named a recipient without an EIN, kept only above a measured confidence threshold. Computed is arithmetic over those, like themes, portfolio clusters and co-funder strength. Context is a statistic about a place rather than about an organization, which is what the need overlay is: it describes the area a grantee’s address sits in, not where its work lands. Inferred is drawn by a model from text, like the partnerships read out of public news and organization websites. Each is labeled where it appears.

Generated from the IRS Form 990-PF e-file return for fiscal year 2025, released 2025. Filings run roughly 12 to 24 months behind; figures are dated accordingly.

Source object · view filing

Play a game based on Charlesbank Homes’ filings →

More from the funding graph

The unnamed billions
grants reported with no recipient in the public record
The regranting layer
51% of grant dollars land in the regranting layer
The DAF merry-go-round
$9.7B circulates between donor-advised funds
The endowment market
who holds foundation money, and what just moved
The camps
funders cluster by geography, not ideology
By state
where grant money is based, and what stays home