Q2 single-family median sale price
$529,000 +5.8% from Q2 2025 Median means half of sales were above and half were below. It is not the price of every home.Rhode Island · Q1 + Q2
Residential
Mid-Year
Market Report
January through June 2026, translated into the decisions buyers and sellers are actually trying to make.
Overall market story
More options.
A clearer way forward.
If you are trying to buy or sell a $300,000–$500,000 home right now, the market can feel like it is sending two different messages at once.
You may see more homes available, then watch the right one move quickly. You may hear prices are still rising, then see a listing sit. Both can be true. Rhode Island ended June with more listings across the three residential property types than it had a year earlier, but pending activity did not rise with them. That gave some buyers more room to compare without turning the whole state into a buyer’s market.
For single-family homes, the statewide median sale price was $493,500 in Q1 and $529,000 in Q2. Q2 closed-sale volume was lower than the same quarter in 2025, while the median was 5.8% higher. That is not a crash. It is also not permission for every seller to name any price and expect the market to accept it.
Mortgage rates were another source of anxiety. Freddie Mac’s weekly 30-year average moved between 5.98% and 6.53% during the first half of the year and stood at 6.49% on June 25. Nobody can promise the next move. What we can do is run the full monthly cost now and compare it with another six or twelve months of rent, carrying costs, or life on hold.
A statewide headline cannot tell you what to do. The house, town, price, condition, financing, and timing still shape where you have room. We can help you evaluate those one by one. Start here
The numbers for buyers
What the first half means
when you are trying to buy.
Statewide numbers are context, not a yes-or-no answer. Your price range, monthly ceiling, and target towns matter more than one headline.
Buy now or wait?
Do not make the call from a rate prediction. Compare a property you can afford now with the real cost of waiting: rent, savings growth, rate movement, and the chance that the same home price changes too.
Model the monthly costWhat can I afford monthly?
Start with the full payment, not a mortgage-only teaser. Include principal, interest, taxes, insurance, possible PMI, condo fees, maintenance reserves, and the cash needed to close.
Open the calculatorHow competitive is my town?
In Q2, single-family homes averaged 21 days on market in East Providence and North Providence, 27 in Warwick and Pawtucket, and 28 in Cranston. That is useful context, but price range and condition still change the answer.
How much leverage do I have?
More listings can create options, especially when a home is overpriced or needs work. But sale-to-list ratio, price reductions, seller concessions, failed listings, and inspection flexibility are not published in the public source set. We review those directly for the property and price band.
Review a specific propertyWhere is the best value?
There is no single “best” town. In Q2, the single-family median was $420,000 in Pawtucket, $420,500 in Woonsocket, $460,000 in East Providence, $462,000 in Warwick, $469,900 in North Providence, and $482,500 in Cranston. Price is only one part of value. Taxes, condition, commute, inventory, and resale fit belong in the same conversation.
Town-by-town data39 Rhode Island municipalities · Q2 2026
| Town | Median | Closed sales | Avg. DOM |
|---|---|---|---|
| Bristol County | |||
| Barrington | $805,000 | 59 | 27 |
| Bristol | $639,000 | 50 | 29 |
| Warren | $575,000 | 17 | 21 |
| Kent County | |||
| Coventry | $470,000 | 97 | 40 |
| East Greenwich | $900,000 | 34 | 29 |
| Warwick | $462,000 | 237 | 27 |
| West Greenwich | $760,000 | 15 | 38 |
| West Warwick | $437,500 | 58 | 28 |
| Newport County | |||
| Jamestown | $1,150,000 | 17 | 54 |
| Little Compton | $847,500 | 8 | 69 |
| Middletown | $812,000 | 26 | 38 |
| Newport | $1,400,000 | 40 | 44 |
| Portsmouth | $804,500 | 50 | 39 |
| Tiverton | $487,500 | 42 | 34 |
| Providence County | |||
| Burrillville | $469,900 | 31 | 29 |
| Central Falls | $392,000 | 5 | 14 |
| Cranston | $482,500 | 164 | 28 |
| Cumberland | $579,000 | 78 | 25 |
| East Providence | $460,000 | 86 | 21 |
| Foster | $435,000 | 11 | 53 |
| Glocester | $520,000 | 22 | 43 |
| Johnston | $504,000 | 66 | 34 |
| Lincoln | $543,000 | 43 | 41 |
| North Providence | $469,900 | 69 | 21 |
| North Smithfield | $530,000 | 21 | 21 |
| Pawtucket | $420,000 | 81 | 27 |
| Providence | $481,000 | 144 | 30 |
| Scituate | $575,000 | 29 | 63 |
| Smithfield | $610,500 | 37 | 29 |
| Woonsocket | $420,500 | 47 | 23 |
| Washington County | |||
| Block Island | $2,225,000 | 3 | 392 |
| Charlestown | $700,000 | 25 | 42 |
| Exeter | $602,000 | 11 | 16 |
| Hopkinton | $510,000 | 14 | 27 |
| Narragansett | $877,500 | 48 | 29 |
| North Kingstown | $750,000 | 57 | 38 |
| Richmond | $740,000 | 18 | 32 |
| South Kingstown | $650,000 | 65 | 39 |
| Westerly | $647,400 | 51 | 44 |
The numbers for sellers
Demand is still there.
The market is checking the price.
Higher quarterly medians do not automatically raise the value of your home. The best result starts with recent comparable sales and the competition buyers can choose today.
closed sales in the first half
−6.1%versus H1 2025Q2 median sale price
39 daysaverage market timeQ2 median sale price
34 daysaverage market time06
What is my home likely worth?
Not “the statewide median.” We start with compatible recent sales, then account for location, condition, property facts, updates, and the homes competing with yours now.
07
Sell now or wait?
Waiting is not free. Compare today’s demand with seasonality, mortgage and maintenance carrying costs, your next purchase, and what has to go right for waiting to pay off.
08
Which asking price is strongest?
Below the supported range may build attention but can leave money on the table. Inside the range usually creates the clearest buyer response. Above it can reduce exposure, add appraisal risk, and lead to a public price cut.
09
What work is worth doing?
Fix condition issues that scare buyers or lenders. Improve presentation where small changes matter. Be careful with renovations that may not return their full cost. This needs a walk-through, not a generic checklist.
10
How long, what will I net, and what happens next?
Plan for both marketing time and contract-to-close. Your net includes mortgage payoff, commission, transfer tax, attorney and recording costs, credits, repairs, and moving costs. Then decide whether to sell first, buy first, use a contingency, or discuss bridge financing with a qualified lender.
Ready for a property-specific answer?
Turn the statewide context into a plan for your home.
Active properties
See what buyers can choose today.
Live inventory changes. Open Spectrum’s external property search for current availability rather than treating the January–June sales figures as active inventory.
Live external property search
Browse current Rhode Island residential listings.
The search opens on Spectrum’s property-search site, where availability and listing details can update independently of this report.
External search link checked August 12, 2026. Listing availability is not frozen in this report.Plan with the whole number
Open the calculator you need.
Start with a monthly payment estimate, then open the budget tool when you want the wider household view.
Calculator fallback: The report remains readable if Curaytor blocks scripts. Interactive fields appear only when this Custom HTML block is allowed to run JavaScript.
01Mortgage calculatorMonthly payment, extra-payment impact, and payoff schedule.
Payment
See what makes up the estimated monthly payment.
Estimated monthly total$0
Principal & interest$00% of the estimated monthly payment
Estimated loan amount$0
This is an estimate only. Taxes, insurance, PMI, loan terms, rates, closing costs, and lender requirements can change the real number.
Schedule
Compare the payoff path and the effect of an extra monthly principal payment.
Your mortgage payments over 30 years add up to $0. Estimated payment: $0.
Remaining Interest Principal
Interest saved$0
Paid off sooner—
Extra monthly$0
Search active properties in this range
Includes every active property priced at or below $600,000.
02Personal budget calculatorIncome, expenses, debt ratios, and the amount left before housing.
Sold properties
Real results. Different price points.
These are verified Spectrum-represented closings from the first half of 2026. One result does not predict another property’s value.
Multifamily$1,273,500
263–271 Elm Street, Woonsocket
Closed Mar 25 & Apr 22, 2026 · MLS 1404312, 1404317
Multifamily$1,000,000
735 Broadway, Pawtucket
Closed Apr 17, 2026 · MLS 1403688
Multifamily$850,000
248 Church Street, Burrillville
Closed Mar 25, 2026 · MLS 1398529
Single family$785,000
99 Browns Corner Road, West Greenwich
Closed Jun 3, 2026 · MLS 1411235
Single family$380,000
128 Cleveland Street, Woonsocket
Closed May 18, 2026 · MLS 1408921
Single family$375,000
83 Fourth Avenue, Woonsocket
Closed May 13, 2026 · MLS 1403993Your numbers. Your timing.
Let’s work through
your next move.
Bring the home, town, price range, payment, or timing question that is keeping you stuck. We will work through the options without pretending we can predict the future.
Schedule a consultation