The market in numbers
Home values over the last two years
The typical home in the Providence metro was worth $495,200 in September 2024 and $525,800 in August 2026, a change of +6.2% over two years. Values are at the highest point of the period.
Where prices are rising fastest
The ten Providence ZIP codes with the strongest change in home values over the past twelve months.
| ZIP code | Area | Home value | 12 months | 5 yrs, per year |
|---|---|---|---|---|
| 02835 | Jamestown, RI | $1,205,700 | +11.1% | +6.5% |
| 02840 | Newport, RI | $969,300 | +8.7% | +7.1% |
| 02891 | Westerly, RI | $636,700 | +8.7% | +6.7% |
| 02852 | North Kingstown, RI | $640,700 | +6.8% | +6.7% |
| 02879 | South Kingstown, RI | $739,200 | +6.7% | +6.9% |
| 02874 | North Kingstown, RI | $888,400 | +6.5% | +7.8% |
| 02859 | Burrillville, RI | $475,500 | +6.4% | +5.8% |
| 02748 | Dartmouth, MA | $687,200 | +6.2% | +6.6% |
| 02827 | Coventry, RI | $549,800 | +6.1% | +6.7% |
| 02790 | Westport, MA | $675,000 | +6.1% | +4.3% |
Where prices are falling
3 of the metro's ZIP codes are below where they were a year ago. These are the ten largest declines.
| ZIP code | Area | Home value | 12 months | From its peak |
|---|---|---|---|---|
| 02903 | Providence, RI | $445,600 | −0.5% | −0.6% |
| 02817 | West Greenwich, RI | $566,000 | −0.5% | −1.6% |
| 02895 | Woonsocket, RI | $387,100 | 0.0% | −0.7% |
Best rental yields
Gross yield is a year's rent divided by the home value, before costs. These are the 10 highest yields among the 51 Providence ZIP codes with a rent index.
| ZIP code | Area | Home value | Monthly rent | Gross yield | Rent, 12 months |
|---|---|---|---|---|---|
| 02903 | Providence, RI | $445,600 | $2,400 | 6.5% | +2.9% |
| 02909 | Providence, RI | $387,500 | $2,000 | 6.2% | +5.0% |
| 02908 | Providence, RI | $418,500 | $2,200 | 6.2% | +7.3% |
| 02886 | Warwick, RI | $424,700 | $2,200 | 6.1% | n/a |
| 02861 | Pawtucket, RI | $403,700 | $2,000 | 5.9% | +5.1% |
| 02914 | East Providence, RI | $428,500 | $2,100 | 5.8% | +5.6% |
| 02905 | Providence, RI | $425,300 | $2,100 | 5.8% | +6.2% |
| 02915 | East Providence, RI | $444,300 | $2,100 | 5.7% | +4.4% |
| 02919 | Johnston, RI | $455,700 | $2,100 | 5.6% | n/a |
| 02920 | Cranston, RI | $455,700 | $2,100 | 5.6% | +2.1% |
Most affordable against local incomes
Home value divided by the median household income of the people who live in the ZIP code. A lower multiple means homes cost fewer years of local earnings. The metro typical is 5.3×.
| ZIP code | Area | Home value | Median income | Price to income |
|---|---|---|---|---|
| 02858 | Burrillville, RI | $462,500 | $128,600 | 3.6× |
| 02827 | Coventry, RI | $549,800 | $152,300 | 3.6× |
| 02725 | Somerset, MA | $484,000 | $129,300 | 3.7× |
| 02859 | Burrillville, RI | $475,500 | $124,600 | 3.8× |
| 02702 | Freetown, MA | $593,900 | $153,000 | 3.9× |
| 02830 | Burrillville, RI | $489,700 | $121,100 | 4.0× |
| 02715 | Dighton, MA | $579,600 | $140,100 | 4.1× |
| 02808 | Bradford, RI | $445,200 | $106,700 | 4.2× |
| 02817 | West Greenwich, RI | $566,000 | $135,600 | 4.2× |
| 02831 | Scituate, RI | $581,000 | $137,200 | 4.2× |
Who is moving in
Household moves between the 2022 and 2023 tax years. Migration is measured by county, so the figures cover each county in the metro rather than single ZIP codes. 3 of the metro's 6 counties gained households. The last column is how much more, or less, the average arriving household earned than the average household that left.
| County | Net households | Net income moved | Arrivals vs leavers, per household |
|---|---|---|---|
| Kent County, RI | +676 | +$18.9M | −$3,249 |
| Bristol County, MA | +336 | −$143.8M | −$7,729 |
| Bristol County, RI | +8 | +$69.9M | +$22,881 |
| Providence County, RI | −90 | −$190.1M | −$6,516 |
| Washington County, RI | −392 | +$95.2M | +$19,361 |
| Newport County, RI | −460 | +$81.2M | +$23,247 |
What CITIZEN sees
CITIZEN grades every US ZIP code on one national scale, reading price and its direction, rent, local earnings, resident equity and where buyers and their money are arriving from. Grades are ranks: an A is the top 10% of the country, an F the bottom 10%. In the Providence metro, 2 of 101 ZIP codes grade A and 0 grade F. Which ones, and why, is in CITIZEN.
All 101 ZIP codes
Every ZIP code in the metro with a home value, in numerical order.
Show all 101 ZIP codes
| ZIP code | Area | Home value | 12 months | 5 yrs, per year | Monthly rent | Gross yield |
|---|---|---|---|---|---|---|
| 02048 | Mansfield, MA | $714,800 | +3.2% | +5.4% | $2,700 | 4.6% |
| 02356 | Easton, MA | $759,100 | +3.1% | +4.7% | $2,800 | 4.4% |
| 02375 | Easton, MA | $632,000 | +5.8% | +5.6% | n/a | n/a |
| 02702 | Freetown, MA | $593,900 | +4.2% | +5.4% | n/a | n/a |
| 02703 | Attleboro, MA | $540,600 | +3.0% | +5.2% | $2,400 | 5.2% |
| 02715 | Dighton, MA | $579,600 | +3.3% | +5.1% | n/a | n/a |
| 02717 | Freetown, MA | $610,600 | +5.0% | +5.6% | n/a | n/a |
| 02718 | Taunton, MA | $578,200 | +5.0% | +5.3% | n/a | n/a |
| 02719 | Fairhaven, MA | $511,000 | +3.1% | +4.9% | $2,100 | 4.8% |
| 02720 | Fall River, MA | $456,400 | +1.7% | +5.4% | $1,900 | 5.0% |
| 02721 | Fall River, MA | $447,800 | +1.9% | +5.0% | $1,800 | 4.9% |
| 02723 | Fall River, MA | $438,600 | +3.7% | +5.9% | n/a | n/a |
| 02724 | Fall River, MA | $436,700 | +3.0% | +5.6% | $1,800 | 5.0% |
| 02725 | Somerset, MA | $484,000 | +2.8% | +5.4% | n/a | n/a |
| 02726 | Somerset, MA | $517,800 | +3.1% | +5.3% | n/a | n/a |
| 02740 | New Bedford, MA | $429,800 | +3.6% | +6.0% | $1,900 | 5.3% |
| 02743 | Acushnet, MA | $534,500 | +4.1% | +4.5% | n/a | n/a |
| 02744 | New Bedford, MA | $452,000 | +3.8% | +6.6% | $1,500 | 4.0% |
| 02745 | New Bedford, MA | $455,000 | +3.5% | +6.0% | $1,900 | 5.0% |
| 02746 | New Bedford, MA | $433,300 | +4.1% | +6.2% | $1,800 | 4.8% |
| 02747 | Dartmouth, MA | $588,500 | +5.3% | +5.3% | n/a | n/a |
| 02748 | Dartmouth, MA | $687,200 | +6.2% | +6.6% | $2,400 | 4.2% |
| 02760 | North Attleboro, MA | $607,100 | +2.9% | +5.2% | $2,200 | 4.4% |
| 02763 | North Attleboro, MA | $664,600 | +2.5% | +5.2% | n/a | n/a |
| 02766 | Norton, MA | $596,500 | +3.9% | +5.3% | $2,800 | 5.6% |
| 02767 | Raynham, MA | $645,000 | +2.9% | +5.1% | n/a | n/a |
| 02769 | Rehoboth, MA | $673,500 | +4.4% | +4.9% | n/a | n/a |
| 02771 | Seekonk, MA | $582,800 | +3.9% | +5.3% | n/a | n/a |
| 02777 | Swansea, MA | $522,500 | +3.5% | +5.3% | n/a | n/a |
| 02779 | Berkley, MA | $634,900 | +4.3% | +5.2% | n/a | n/a |
| 02780 | Taunton, MA | $520,800 | +4.0% | +5.2% | $2,100 | 4.8% |
| 02790 | Westport, MA | $675,000 | +6.1% | +4.3% | n/a | n/a |
| 02804 | Hopkinton, RI | $465,200 | +2.6% | +6.0% | n/a | n/a |
| 02806 | Barrington, RI | $818,600 | +3.5% | +6.8% | n/a | n/a |
| 02807 | New Shoreham, RI | $1,839,600 | +3.5% | +9.2% | n/a | n/a |
| 02808 | Bradford, RI | $445,200 | +4.1% | +5.5% | n/a | n/a |
| 02809 | Bristol, RI | $617,500 | +2.6% | +5.2% | $2,600 | 5.1% |
| 02812 | Richmond, RI | $532,600 | +3.5% | +5.5% | n/a | n/a |
| 02813 | Charlestown, RI | $705,900 | +3.9% | +6.2% | $2,500 | 4.2% |
| 02814 | Glocester, RI | $503,600 | +2.9% | +5.8% | n/a | n/a |
| 02815 | Scituate, RI | $525,900 | +0.6% | +4.0% | n/a | n/a |
| 02816 | Coventry, RI | $460,800 | +4.4% | +6.0% | $1,900 | 5.0% |
| 02817 | West Greenwich, RI | $566,000 | −0.5% | +5.7% | n/a | n/a |
| 02818 | East Greenwich, RI | $730,400 | +3.9% | +7.4% | $2,600 | 4.3% |
| 02822 | Exeter, RI | $623,200 | +2.7% | +6.4% | n/a | n/a |
| 02825 | Foster, RI | $562,900 | +3.5% | +6.5% | n/a | n/a |
| 02827 | Coventry, RI | $549,800 | +6.1% | +6.7% | n/a | n/a |
| 02828 | Smithfield, RI | $528,900 | +4.6% | +6.1% | n/a | n/a |
| 02830 | Burrillville, RI | $489,700 | +5.6% | +5.5% | n/a | n/a |
| 02831 | Scituate, RI | $581,000 | +2.8% | +5.0% | n/a | n/a |
| 02832 | Hopkinton, RI | $502,500 | +3.5% | +5.2% | n/a | n/a |
| 02833 | Hopkinton, RI | $503,100 | +4.1% | +5.9% | n/a | n/a |
| 02835 | Jamestown, RI | $1,205,700 | +11.1% | +6.5% | n/a | n/a |
| 02837 | Little Compton, RI | $982,900 | +4.5% | +6.2% | n/a | n/a |
| 02838 | Lincoln, RI | $447,900 | +3.9% | +5.9% | $2,000 | 5.3% |
| 02839 | Burrillville, RI | $506,600 | +5.3% | +6.0% | n/a | n/a |
| 02840 | Newport, RI | $969,300 | +8.7% | +7.1% | $3,100 | 3.8% |
| 02842 | Middletown, RI | $762,800 | +5.4% | +7.1% | $3,400 | 5.3% |
| 02852 | North Kingstown, RI | $640,700 | +6.8% | +6.7% | $2,400 | 4.4% |
| 02857 | Scituate, RI | $545,700 | +3.5% | +5.3% | n/a | n/a |
| 02858 | Burrillville, RI | $462,500 | +4.0% | +5.0% | n/a | n/a |
| 02859 | Burrillville, RI | $475,500 | +6.4% | +5.8% | n/a | n/a |
| 02860 | Pawtucket, RI | $394,800 | +0.7% | +6.1% | $1,800 | 5.6% |
| 02861 | Pawtucket, RI | $403,700 | +1.8% | +5.8% | $2,000 | 5.9% |
| 02863 | Central Falls, RI | $382,200 | +1.0% | +5.9% | $1,600 | 5.0% |
| 02864 | Cumberland, RI | $523,600 | +2.3% | +5.3% | $2,300 | 5.3% |
| 02865 | Lincoln, RI | $571,000 | +5.3% | +5.7% | n/a | n/a |
| 02871 | Portsmouth, RI | $697,300 | +3.7% | +5.7% | $2,900 | 5.0% |
| 02873 | Hopkinton, RI | $513,200 | +3.4% | +6.4% | n/a | n/a |
| 02874 | North Kingstown, RI | $888,400 | +6.5% | +7.8% | n/a | n/a |
| 02878 | Tiverton, RI | $556,800 | +2.6% | +5.8% | n/a | n/a |
| 02879 | South Kingstown, RI | $739,200 | +6.7% | +6.9% | $2,600 | 4.2% |
| 02881 | South Kingstown, RI | $692,900 | +4.7% | +6.6% | n/a | n/a |
| 02882 | Narragansett, RI | $883,800 | +5.4% | +7.4% | $2,800 | 3.8% |
| 02885 | Warren, RI | $551,900 | +2.5% | +5.6% | $2,300 | 5.1% |
| 02886 | Warwick, RI | $424,700 | +4.0% | +6.0% | $2,200 | 6.1% |
| 02888 | Warwick, RI | $414,400 | +3.7% | +6.3% | n/a | n/a |
| 02889 | Warwick, RI | $414,400 | +5.3% | +6.4% | n/a | n/a |
| 02891 | Westerly, RI | $636,700 | +8.7% | +6.7% | $2,100 | 4.0% |
| 02892 | Richmond, RI | $602,000 | +4.1% | +6.0% | n/a | n/a |
| 02893 | West Warwick, RI | $408,300 | +5.5% | +6.6% | $1,900 | 5.5% |
| 02894 | Richmond, RI | $499,300 | +1.6% | +5.5% | n/a | n/a |
| 02895 | Woonsocket, RI | $387,100 | 0.0% | +5.5% | $1,600 | 5.0% |
| 02896 | North Smithfield, RI | $516,800 | +2.0% | +4.8% | n/a | n/a |
| 02898 | Richmond, RI | $499,600 | +3.8% | +5.6% | n/a | n/a |
| 02903 | Providence, RI | $445,600 | −0.5% | +3.8% | $2,400 | 6.5% |
| 02904 | North Providence, RI | $403,100 | +2.0% | +6.1% | $1,900 | 5.6% |
| 02905 | Providence, RI | $425,300 | +1.5% | +6.4% | $2,100 | 5.8% |
| 02906 | Providence, RI | $818,400 | +4.9% | +7.6% | $2,500 | 3.7% |
| 02907 | Providence, RI | $402,800 | +2.8% | +6.5% | $1,800 | 5.5% |
| 02908 | Providence, RI | $418,500 | +2.5% | +6.2% | $2,200 | 6.2% |
| 02909 | Providence, RI | $387,500 | +2.5% | +6.6% | $2,000 | 6.2% |
| 02910 | Cranston, RI | $409,100 | +1.3% | +5.3% | $1,900 | 5.5% |
| 02911 | North Providence, RI | $425,800 | +2.3% | +5.6% | $1,800 | 5.0% |
| 02914 | East Providence, RI | $428,500 | +0.9% | +5.5% | $2,100 | 5.8% |
| 02915 | East Providence, RI | $444,300 | +2.5% | +6.4% | $2,100 | 5.7% |
| 02916 | East Providence, RI | $498,800 | +4.0% | +6.7% | $2,100 | 5.1% |
| 02917 | Smithfield, RI | $525,800 | +5.3% | +6.4% | $1,800 | 4.2% |
| 02919 | Johnston, RI | $455,700 | +1.9% | +5.9% | $2,100 | 5.6% |
| 02920 | Cranston, RI | $455,700 | +1.8% | +5.6% | $2,100 | 5.6% |
| 02921 | Cranston, RI | $648,400 | +2.5% | +6.2% | $2,600 | 4.8% |
Questions
Are home prices going up or down in Providence?
Up. Home values across the Providence-Warwick metro are up 3.8% over the past twelve months, to a typical $526K, and 98 of its 101 ZIP codes are higher than a year ago.
What is the typical home value in Providence?
$525,800 across the metro's 101 ZIP codes, as of August 2026. It ranges from $382,200 in ZIP 02863 to $1,839,600 in ZIP 02807.
What is the typical rent in Providence?
About $2,100 a month, across the 51 ZIP codes with rent data, up 5.1% over the past year.
Which Providence ZIP codes are rising fastest?
02835 (Jamestown, RI, +11.1%), 02840 (Newport, RI, +8.7%), 02891 (Westerly, RI, +8.7%), over the past twelve months.
What is the forecast for Providence home prices?
The forecast for the typical ZIP code in the metro is +2.5% over the next twelve months. Forecasts are estimates and change every month.
Other housing markets
- Worcester, MA
- Boston, MA
- Hartford, CT
- New Haven, CT
- Bridgeport, CT
- Albany, NY
- New York, NY
- Allentown, PA
- All markets
Sources and method
- Source: CITIZEN, Lualdi Advisors' US housing market intelligence. Home values, rents and forecasts through August 2026; household incomes 2020 to 2024; migration for tax years 2022 to 2023; new homes permitted in 2025.
- Metro figures are medians across the ZIP codes in the metro, not a separate metro index. The two-year chart is the median ZIP value for each month. Grades and scores are CITIZEN's own.
- Updated monthly. Last updated 2026-10-14.
