Photo: Quintin Soloviev · CC BY 4.01,376 homes sold in Providence in the last year, at a typical $550K
About one sale in 5 is a condo. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Providence homes are listed.
Every place Providence homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Providence.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
20% of Providence’s sales are condos, at $32K less than a house
523 houses and 278 condos sold in the year to May 2026. Houses sell faster and draw more bidding wars.
typical sale · 523 sold in 12 months
- Per square foot
- $290RI $309
- Days to sell
- 32
- Sold over asking
- 51%
- Listings with a price cut
- 23%
typical sale · 278 sold in 12 months
- Per square foot
- $404RI $324
- Days to sell
- 40
- Sold over asking
- 28%
- Listings with a price cut
- 20%
Multi-family (2–4 units): 574 sold, typical $638K
Townhouses: 1 sold, typical $435K
Too few sales in 12 months for reliable figures.
Fewer homes sell than before 2022, at 3.1 times the 2016 price
1,376 sales in the last year, against 2,336 in 2021 and a low of 1,365 in 2023. The typical sale went from $175K in 2016 to $550K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $550K buys in Providence
Check a listing against what Providence homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Providence are more common than before the pandemic, but 45% fewer homes come up for sale
We read every month of Providence’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 1,376 sales.
If you’re buying in Providence
- Shop in March. It brings about 212 new listings a month, close to the busiest month, with fewer bidding wars (40% over asking).
- You can negotiate. 20% of listings have cut their price, against 16% before the pandemic.
- Bid near asking. Buyers paid 100% of the list price on average; 46% paid over.
- You’ll usually have time. Only 42% of homes go under contract within two weeks; the typical one takes 33 days.
Spring brings the homes; summer brings the bidding wars
May has the most new listings (about 234 a month), but July is the most competitive: 47% of July sales close over asking. March and April offer nearly as much choice with fewer homes bid up (40%). February has the least competition (35%).
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and about like Rhode Island as a whole
| Providence now | 2017–19 | 2021 peak | RI now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 46% | 33% | 57% | 45% |
| Gone within two weeksShare of homes under contract within 14 days | 42% | 41% | 56% | 46% |
| Listings with a price cutShare of homes for sale that cut their price | 20% | 16% | 14% | 19% |
| Price paid vs. askingAverage sale price ÷ list price | 100% | 98.7% | 102.2% | 100.1% |
| Days to sellMedian days from listing to contract | 33 | 50 | 29 | 33 |
280 homes for sale on a typical day
That’s 1.7 times the 2023 low (163), 45% fewer than in 2017–19 and well under 2012’s 1035.
1 in 5 listings has cut its price
20% in the last year, against 16% in 2017–19 and 19% across Rhode Island.
Since 2019, houses are up 103%, condos 78%
A house typically sold for $460K in the last year (523 sales), a condo for $428K (278).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Providence ranks 18th of 38 busy Rhode Island markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Providence is in the middle of the pack.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Providence home costs about $3,429 a month
Price: Providence’s typical sale, last 12 months. Property tax at Providence’s 1.2% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Providence is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in May
The month with the most choice. December has the fewest, about 99.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $550K home, about $6,710 a year.
Taxes vs. neighborsSchools
The schools grade for Providence, from test results, graduation and how much students grow.
Schools in ProvidenceTypical commute
The average one-way trip to work for people who live in Providence.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
North Providence, Pawtucket and Central Falls sell for less a square foot
The busier markets within 25 miles of Providence, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Providence | 1,376 | $550K | $266 | 46% | 33 |
| Cranston | 777 | $479K | $268 | 55% | 32 |
| Pawtucket | 533 | $428K | $240 | 59% | 29 |
| East Providence | 452 | $444K | $289 | 54% | 24 |
| North Providence | 427 | $410K | $247 | 53% | 28 |
| Johnston | 313 | $471K | $259 | 49% | 30 |
| Central Falls | 53 | $540K | $189 | 49% | 42 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Providence, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Providence. People who follow the town see it, and so do people comparing Providence with their own town. No commission, no listing fee.
Questions about buying a home in Providence
What do homes sell for in Providence, RI?
1,376 homes sold in the year to May 2026 at a typical $550K, $266 a square foot. Houses sold for about $460K, condos for about $428K.
Is Providence a buyer’s or seller’s market?
A seller’s market: 279 homes were for sale in May 2026 and 113 sold, about 2.5 months of supply. Buyers paid 100% of asking on average, and 20% of listings cut their price.
When is the best time to buy in Providence?
May brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Providence?
About 1.2% of a home’s value a year. On a $550K home that’s near $6,710.
Where can I see homes for sale in Providence?
Zillow, Redfin, Realtor.com and Homes.com all carry Providence’s MLS listings; the search links above open each one filtered to Providence.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).