Sep 2026
$546K
+4.6% year-over-year
How it’s calculated
Rolling 3-month median sale price vs. same 3 months one year prior.
Providence, RI housing market
Providence, RI metro median sale price $546K in Sep 2026, up 4.6% year over year. Also days on market, price cuts, affordability and ZIP-code figures.
The median sale price in the Providence, RI metro is $546K as of Sep 2026, up 4.6% from a year earlier. The gain is larger than in most of the 193 U.S. metros Pecan Street ranks on this measure. FHFA's repeat-sales index for the metro agrees within 0.1 points (up 4.7% through Q2 2026).
Providence is the only metro Pecan Street tracks in Rhode Island; nationally, the metros closest to it on median sale price ($546K) are Fort Collins, CO ($545K) and St. George, UT ($548K). On median days on market (39 days), the closest are Harrisburg, PA (39 days) and Springfield, MA (39 days).
Listings spent a median 39 days on market in Sep 2026, the 17th-fewest of the 195 metros. 32% of active listings carry a price cut, 0.1 points more than a year earlier. That share is lower than in most of the 195 metros. Median asking prices sit about 4% above the median sale price. Building permits authorized 448 new housing units in Aug 2026.
At the 7.38% 30-year fixed rate with 20% down, principal and interest on a median-priced home come to $3,017 a month; at 28% of gross income, that takes about $129K a year. The median sale price equals about 20 years of HUD Fair Market Rent, a ratio down 5.2% from a year earlier. That ratio is higher than in most of the 193 metros. Active listings ask a median $360 per square foot, up 8.8% from a year earlier.
Median list prices are higher than a year earlier in six of the 12 ZIP codes in the table below and lower in six.
Headline
Oct 14, 2026
7.38%
30-year fixed
Where it comes from
National benchmark: Optimal Blue OBMMI 30-year conforming, via FRED. An average of rates borrowers have actually locked, updated daily.
The same rate appears on every market page.
Principal & interest
$3,017/mo
$129K/yr income needed
How it’s calculated
Payment — this market’s median sale price with 20% down, on a 30-year fixed loan at the rate shown. Principal and interest only — no property tax, insurance, PMI or HOA.
Income needed — that payment at 28% of gross income. A rule of thumb, not a lending decision.
How Providence compares to other U.S. metros
| Days on market | ↓179th of 195 |
|---|---|
| Price-to-rent | ↑26th of 193 (top 14%) |
| Home-price growth | ↑47th of 193 (top 25%) |
| Price cuts | ↓142nd of 195 |
| Asking-vs-sale gap | ↓103rd of 166 |
Rank across the U.S. metros Pecan Street tracks, on market data alone — a higher rank means more of that measure (more price cuts, faster price growth, a wider asking-vs-sale gap, a higher price-to-rent ratio, or more days on market). The bar shows where this metro sits within that metric’s own cohort (left is more, right is less); ↑ and ↓ mark the positions furthest from the middle, and rows are ordered the same way. Metrics without data for this metro are omitted.
Affordability
| Price-to-rent ratio | ≈ 20 -5.2% YoY ↑26th of 193 (top 14%) |
|---|---|
| Asking price / sq ft | $360 +8.8% YoY |
Price-to-rent divides the median sale price by the annual HUD Fair Market Rent (a 3-bedroom, 40th-percentile benchmark), so it is a directional rent-vs-buy read, not a cap rate; its year-over-year change is directional in the same way. Asking price per square foot is the median across active for-sale listings (Realtor.com), as of Sep 2026. The bar under a figure places this metro among the U.S. metros we track on that measure, highest first.
Market pressure
| Listings with a price cut | ≈ 32% +0.1 pts YoY ↓142nd of 195 |
|---|---|
| New housing units permitted | 448 |
The median asking price $569K runs about 4% above the median sale price $546K.
Price-cut share is the portion of active for-sale listings that have taken a price reduction (Realtor.com), as of Sep 2026. New housing units authorized by residential building permits in the metro that month — new supply in the pipeline, which counts of existing listings don't capture (US Census Bureau, Building Permits Survey), as of Aug 2026. Asking is the median list price of active listings (Realtor.com, this month); sale is the headline median of recent closings (Redfin, a rolling 3-month median) — distinct sources and windows, so the gap is a directional read, not a like-for-like difference. The bar under a figure places this metro among the U.S. metros we track on that measure, highest first.
Market facts
| ZIPs with listing data | 12 shown of 111 |
|---|---|
| MLS board of record | StateWide MLS |
| Price methodology | Redfin vs FHFA HPI |
| Data as of | Sep 2026 |
Recent signals
No signals flagged for this market right now.
Price reconciliation
normal · 0.1ppRedfin (metro) +4.6% | FHFA HPI · Q2 2026 +4.7% |
Year-over-year home-price change from two independent methods — Redfin (monthly sold price) and FHFA (quarterly repeat-sales index). When they diverge, the market is mid-shift; cite the figure with that in mind.
Market dispatches
Citable market dispatches for Providence → Latest dispatch: Jul 10, 2026.
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Try it freeZIP-level data
| ZIP | Median list price | Active listings | New listings | Price reductions | Days on market | Home value |
|---|---|---|---|---|---|---|
| 02703 | $525K↓ | 72↑ | 52↑ | 28↑ | 36↑ | $543K↑ |
| 02720 | $425K↑ | 62↑ | 20↑ | 26↑ | 57↑ | $457K↑ |
| 02780 | $494K↓ | 72↑ | 48↑ | 28↑ | 39↑ | $523K↑ |
| 02816 | $527K↓ | 79↑ | 44↑ | 16↑ | 38↑ | $464K↑ |
| 02818 | $902K↑ | 66↑ | 36↑ | 10↑ | 43↓ | $735K↑ |
| 02864 | $562K↓ | 59↑ | 42↑ | 18↓ | 33 | $527K↑ |
| 02871 | $922K↓ | 63↑ | 22↓ | 30↑ | 49↓ | $701K↑ |
| 02879 | $965K↑ | 75↑ | 34↑ | 14↑ | 41↓ | $744K↑ |
| 02882 | $1.3M↑ | 55↑ | 20↑ | 8↑ | 61↓ | $893K↑ |
| 02891 | $1.1M↑ | 60↓ | 28↑ | 10↓ | 44↑ | $641K↑ |
| 02893 | $425K↑ | 56↑ | 40↑ | 16↑ | 21↓ | $411K↑ |
| 02919 | $512K↓ | 57↑ | 36↑ | 18↑ | 32↑ | $458K↑ |
ZIP figures from Realtor.com listing data; home value from Zillow ZHVI. ZIP codes shown have the most complete listing-data history and active for-sale inventory in this metro; the latest available month is shown per ZIP. Arrows show the direction of each figure against the same three months a year earlier; no arrow means the change rounds to zero or the comparison isn't available.