HomesEAST BAY
n Downsizing just got upsized
n A front yard sanctuary
n The lowdown on prices
n How much can you buy?
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The lowest ends of the market are out of reach for many
There are a few creative options for those shopping at the low end of the market, but singlefamily prices present a high hurdle for most
While it is common for Realtors, the print media and the real estate industry to highlight the sale prices and homes of the highest selling properties that have sold or have listed for sale, not much is said about the lowest sale prices. Those highpriced, distinctive homes are interesting to look at, to see the pictures of those kitchens, baths, architectural details, pools, etc., but most of us won’t buy or live in one of those multimillion-dollar homes during our lifetimes.
All data was collected from RI Multiple Listing Service and compares the first 8 months of 2025 vs. 2020 Lowest sold stick built home from each community was also derived from RI MLS
Shown above are lowest, single-family, stick-built home sale prices of 2025 in each East Bay community; the median single-family home sale prices this year; the median single-family home sale prices just five years ago; and the rate of increase in those median sale prices from 2020 to today. As seen here, the most affordable homes range from $120,000 in East Providence and $150,000 in Tiverton, to more than $500,000 in Little Compton. However, Doug Gablinske reports that most of these lowest-priced homes required substantial rehabilitation, gutting or razing. The staggering increases in median prices include more than 50% in Barrington, Warren and Jamestown, more than 60% in East Providence, more than 80% in Bristol and Middletown, and more than 100% in Newport. Douglas GABLINSKE
The median price is also of interest, as it is the mid-price point that most homes sell for in a particular city or town in the East Bay.
For this column, I decided to highlight the lowest price range of the single-family sales market in the East Bay during the first nine months of 2025 — which is of interest to first-time buyers on the lower end of the pricing spectrum, as well as it is depressing! It is of interest to see the now “high” prices at the bottom of the market — or how little you can buy at the bottom of the real estate market in the East Bay.
It is certainly a struggle for those trying to get a footing in the real estate market here, based on the high cost to live in the East Bay.
There are various options for a buyer to consider at the lowest end of the market, including manufactured homes or mobile homes, which can be on tires
with a skirt around them or put upon cinder blocks or less than a concrete structure for a footing. A few East Bay communities have mobile home parks; Portsmouth, Tiverton and Middletown are the three that come to mind.
These residences are on leased land that is rented by the month. Therefore the cost to purchase does not include the land, and the cost to construct is far less than stick-built homes. Prices range from $38,000 to $218,000 for these types of residences in the first eight months of 2025.
Countryview Estates, located in the northeast corner of Tiverton, off of Route 81, is a 55+ residential community that has smaller manufactured homes with no basements on more than leased residential lots that range from 14,000 to 18,000
square feet. These properties sold for between $230,000 and $325,000 in the first eight months of this year and are a great alternative for some of my generation. The complex also has on the grounds a clubhouse, a heated swimming pool and a gymnasium.
For stick-built, wood construction homes on concrete foundations, which are either full foundations, crawl spaces or concrete slabs, the lowest priced homes offer sticker shock, compared to just five years ago. The range in the East Bay of the lowest-priced stickbuilt home so far this year begins at $120,000 in East Providence and extends to $527,000 in Little Compton. Deed restricted sales and/or buyer income restricted home sales typically used in affordable housing sales have been exclud-
ed in my data collection and analysis. Without exception, all of these homes required substantial rehabilitation, gutting or razing.
Not surprisingly, during the first eight months of 2025 there was a correlation between town median price and the town’s lowest home sold price. For example, East Providence has the lowest median of the ten East Bay cities and towns, at $427,000, and the lowest sale price, at $120,000. Little Compton had one of the highest medians, at $950,000, and the highest of the lowest sale prices, at $527,000.
The overall median for the ten East Bay towns was $712,500, a sobering number compared to just five years ago, when the median for the ten towns was $455,000, a staggering 57 percent increase.
The median increase in many of the municipalities was much higher. Newport led all municipalities with more than a 133 percent increase. Bristol was next with an 84 percent increase, followed by Middletown with an 81 percent increase. The East Bay is a beautiful place to live, but I will close this column as I have closed many others, with this same question … Where will our children live?
Douglas Gablinske owns AppraiseRI, a 29-year-old statewide real estate appraisal company located in Bristol. He is chairman of the Warren Taxpayer Appeal Board, is vice-chairman of the R.I. Real Estate Appraisal Board, a certified real estate appraiser and real estate broker. He can be reached at Doug@ AppraiseRI.biz.
The
lowest-price home
sales of 2025 (so far)
Shown here are the lowest-priced, stick-built, single-family home sales through the first eight months of 2025, in each East Bay community. “Stickbuilt” refers to wood construction homes, built atop concrete slabs or foundations. Manufactured or mobile homes, which can be less
Downsize spaces, not expectations
Since the 2024 change in ADU laws, Tiny Homes of New England has seen a surge in business as more families explore housing options
BY MICHELLE MERCURE mmercure@eastbaymediagroup.com
When Rhode Island passed a law in August of 2024 legalizing accessory dwelling units on homeowners' property, it opened the door — literally — to more affordable housing solutions. And Joseph Pagnani, Kyle Seyboth and the rest of the team at Tiny Homes of New England, were ready to build those doors.
“The demand is through the roof. It feels like the first inning of a nine-inning baseball game, Kyle said of the growing number of people asking for additional housing on their properties. He went on to say, “The need for housing is huge, and people are realizing that tiny homes are a real solution.” According to Kyle, much of the demand comes from families — whether it’s loved ones struggling to find affordable housing or relatives needing to stay close for childcare or elder care.
According to Kyle, the cost makes sense. He said, “Assisted living can run $6,000 to $8,000 a month. An ADU is a fraction of that; it adds long-term value to the property, and keeps family together.”
Tiny doesn’t always mean an ADU, though. The team at Tiny Homes of New England has completed jobs across Rhode Island that include garage conversions, basement conversions, and even the addition of extra rooms.
One of the first spaces Joseph’s team completed was a 300-square-foot garage conversion for a woman who wanted to move closer to her daughter and help raise her grandchildren. “That was the start of something we kept seeing over and over,” Joseph said. “Most of our clients aren’t just looking for extra space — they’re looking for ways to keep family together.”
According to Kyle, that theme runs through nearly every project. Whether it’s parents moving in to age in place, adult children coming back home, or families pooling resources to survive Rhode Island’s skyrocketing housing market, these homes are less about downsizing and more about building equity and
The team at Tiny Homes of New England guides clients through every step of the process, ensuring the space meets their exact needs. Durable materials, like longlasting windows, are used throughout this home.
keeping family ties strong.
A custom built family project
Jonathan Egan, property owner in Bristol, has a brother who is married with two young children. He watched them try to find affordable housing for years, noting that, “They kept hitting a
ed to help them jump-start their life.”
When the state law changed, Jonathan saw the chance. He has since begun replacing a dilapidated two-car garage with a new ADU designed by Joseph’s team. His brother’s family comes by weekly to check on the progress, watching as the space that will soon be their home takes shape. “The kids get to see their bedrooms being built, they actually try making decisions like picking out the countertops,” Jonathan laughed. “It’s a family project — and that’s the beauty of it.”
Lisa Wensberg, a Middletown resident, faced a different family challenge. Her 32-year-old daughter became disabled after COVID and neither Lisa or her daughter could keep up with Boston rent. Lisa considered everything — fifth wheels, apartments in Middletown, even moving her back into the family’s colonial — but nothing felt right. She wanted her to have her own space and be able to afford it.
Then, she met Joseph from Tiny Homes of New England and a custom build on her property became the end game. “From the first meeting, I knew he was all in,” she said. “He was honest, respectful of budgets, and understood exactly what we needed.”
Together they designed a 600-squarefoot cottage tucked into the wooded property: a small home with a porch, cathedral ceilings, and a warm, lightfilled interior. “It’s a mini house, but it’s also a real home,” Lisa said. “This new law, Joseph’s team, and town authorities really listened to our story and gave us options we never had before. It’s keeping our family together.”
Each space created by the team at Tiny Homes of New England is done from start to finish — and at the end of every project, Joseph says, “It’s like we become part of the family.”
brick wall until the law around ADUs was passed.” Then, he was able to lend a hand in the right direction — that direction being Bristol.
“Housing is crazy right now,” Jonathan said. “And they’re working so hard, saving money, but everything they earn just goes to rent. We (he and his wife) want-
Joseph sees the movement toward bringing (and keeping) families together through designed spaces not only as a solution to immediate housing issues in Rhode Island, but also a way for families to build equity together, creating a longterm solution. Projects in East Providence are awaiting approval, and new homes in Middletown, Tiverton, and Bristol are also underway — more and more tiny spaces are being built for families to grow equity and strengthen ties.
Joseph Pagnani of Tiny Homes of New England stands beside a nearly finished custom-built ADU in Bristol, providing a young family with affordable housing.
PHOTOS BY RICHARD W. DIONNE JR.
Front yards deserve sanctuary status too
For this couple, a simple neighborhood walk sparked a front yard transformation that’s become the ‘talk of the town’
BY MICHELLE MERCURE mmercure@eastbaymediagroup.com
Spotting a butterfly fluttering by, smelling the scent of a freshly sprouted flower, or hearing the hum of a nearby bumblebee were all the joys of native plants in the backyard — before perfectly manicured, bright green lawns became the norm. Now, a new (or is it old?) trend is sprouting — the pollinator garden. And it’s not just transforming backyards — it’s making its way into front yards too.
When neighborhood walks became a daily ritual during the COVID pandemic for Barrington couple Wendy and Mike Zucker, there was one particular stop that made them pause in their tracks. Cindy and Ed Moura’s pollinator garden, alive with color and buzzing with activity, stood out among rows of neatly trimmed lawns. It became the spark that led them to rethink their own front yard.
However, their endeavor to incorporate a native garden onto their property began in the backyard. “Well, we are dog owners
so the backyard needed to have a lawn for them, so we kind of created some native spaces, but kept the lawn in the middle for them to run around,” said Wendy. But the front yard — that was another story.
After having conversations with Cindy and Ed Moura about their pollinator garden, and doing some research of their own, the couple decided to replace the entire front yard with a pollinator garden.
Slowly, they began to dig it up — by themselves — as the neighbors watched, full of curiosity.
A sanctuary in the making
Now in its third year, the garden is well established — but far from finished. “I don’t know that it ever ends,” Wendy said. She explained that there are so many factors involved in maintaining a pollinator garden: plants bloom, spread, and reseed themselves, birds carry seeds to new corners, beds expand, plants are moved, and new varieties are added.
Although having a lawn requires the same amount of work, with seeding, watering, weeding, and the raking of leaves or mowing — depending on the season — according to Wendy, the work put into the pollinator garden came with a prize. It became a sanctuary for butter-
flies, hummingbirds, bees, herself — and her neighbors.
“At first, the neighbors watched curiously, as we dug up our front lawn. But over time, many began to stop, ask questions, and linger to admire the hummingbirds and butterflies,” said Wendy. Just as Cindy and Ed Moura’s pollinator garden once inspired them, their front yard seems to be sparking an interest in the neighbors — possibly getting them to reimagine
their own front yards.
As summer winds down, Wendy can be found sitting on a wooden bench located near the lavender bushes because as she said, “Who doesn’t want to take in the fresh scent of lavender?” She may also be found near the hibiscus that is in bloom, because it’s only in bloom for a moment in time, a reminder of the forever fluctuating space — a front yard sanctuary — a pollinator garden has to offer.
Tips for creating a pollinator-friendly front yard
n Research different ideas - Find local resources like Cindy and Ed Moura at Prickly Ed’s Cactus Patch Native Plant Emporium, Pollinator Pathway of Rhode Island, or Rhode Island Wild Plant Society to gain an idea of what can be done with your space.
n Use pathways to guide visitors - a gravel or stone path can lead people through your garden while protecting plants and creating visual interest.
n Keep some lawn for balance - leaving a small strip of grass provides contrast and makes the garden feel approachable.
n Include a fragrant seating area - plant herbs or flowers like lavender around a bench to create a spot where you can pause and enjoy the scents.
n Focus on perennials - choose plants that come back year after year to minimize replanting and maintain a consistent habitat for pollinators.
n Plant seasonal showstoppers - add flowers like hibiscus for dramatic, short-term blooms that draw attention and support pollinators during their peak activity.
PHOTOS BY RICHARD W. DIONNE JR.
LEFT: In Barrington, the owners of this home transformed their entire front lawn into a pollinator garden — a sanctuary for bees, butterflies, and neighbors to enjoy. RIGHT: A stone pathway winds through the front yard garden, brightened by Black-eyed Susans in full bloom.
Great gifts for new homeowners
With the challenges of becoming a homeowner in 2025, the act of gift-giving has taken on new value
Homeownership is a goal that many people aspire to. However, a complicated housing market in the United States, marked by high prices and high interest rates, has led the homeownership rate to dip to 65.1 percent in the first quarter of 2025. This decline marked a five-year low, and younger homeowners, particularly those under age 35, have found buying a home particularly challenging, according to the U.S. Census Bureau and the Federal Reserve Economic Data.
Those who have been successful with their homeownership endeavors can benefit from all
In a year when buying a home feels out of reach for many, thoughtful gifts carry even greater meaning
the help they can get to offset rising costs. The excitement of a new space often comes with a long list of home needs, making housewarming gifts practical and appealing this holiday season. The following are a selec-
tion of items that can benefit any new homeowner.
Practical essentials
New homeowners will need to outfit their homes with basic household items. As repairs
and remodeling might be the first tasks to tackle, a high-quality tool kit and some key power tools will be invaluable. Additional practical gifts include a fire extinguisher, smart home devices, a sturdy step stool, and painting equipment.
Kitchen gadgets
Plenty of action takes place in the kitchen, and this room often is referred to as the heart of a home. Upgrading the space with an arsenal of culinary tools is often slow-going for new homeowners. That’s when gifts of a durable coffee maker, a set of mixing bowls, a cutlery set, cast-iron cookware, or stylish serving platters can help get homeowners established.
Cozy corners
A new home may seem stark at the outset. Gifts of creature comforts like throw blankets,
lush bedding, luxurious soaps, scented candles, accent lighting, low-maintenance houseplants, or a Bluetooth smart speaker can create a welcoming retreat.
Helping hands
New homeowners likely will appreciate a little help by way of services that can take some of the work off of their shoulders. A gift of lawn care or cleaning services will get the property and home looking its best. For the security-minded, gifting security cameras or access to a remote security monitoring service will be thoughtful. Homeowners who have pools or spas may appreciate a maintenance service that helps with cleaning and water balancing. New homeowners have much on their plates, so well-intentioned holiday gifts can fill in the gaps as they begin life in their new abodes.
How far can your money go …?
An examination of recent property sales in the East Bay can be sobering for many buyers hoping to find their first home, or even their second or third homes, in this market. In some communities, it is easier to find a recent milliondollar sale than it is to find a sale for less
than $500,000 in the single-family market.
In the following pages are more than a dozen homes that sold within the past three months. They offer a snapshot into how far your money can go when looking for an East Bay home.
What you can buy for $400,000
EAST PROVIDENCE
n 34 Dearborn Drive, Riverside
This 3-bedroom, 1.5-bath ranch has an updated full bathroom and spacious kitchen. It includes extra living space in the finished lower level, which includes a cozy family room and a wet bar.
n Sale price: $421,000
n Listed by: Patty Bain, RE/MAX River’s Edge
WARREN
n 15 Greene St.
This cottage near the heart of downtown Warren has one bedroom, one bathroom and 902 square feet, along with freshly painted interiors, a brand-new bathroom, and a refreshed kitchen complete with new flooring.
n Sold for: $403,000
n Listed by: Deb Jobin, RE/MAX River’s Edge
Realtor Associate 401.862.3803 emily@hoganri.com hoganassociatesre.com/ about-emily-chappell.php
Broker Associate
401.225.8555
cathywicks2002@gmail.com
hoganassociatesre.com/ about-cathy-wicks.php
With over 38 years of combined Real Estate experience, 620 + closings and $167,884,789.00 in sales volume, we have mastered the art of navigating in all types of markets. Our focus on personalized transitions and complete concierge services make us different. More than just real estate professionals, we provide hands-on full service management, ensuring a seamless and stress-free experience for all parties.
What Makes Us Different?
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Personalized Approach – We respect your timeline and comfort, moving at a pace that suits your needs.
At the heart of our service is a simple philosophy: Service, Not Sales. Your needs come first, and we are committed to providing a confidential, personalized experience.
Call, email or text for a confidential conversation today. We proudly support Visiting Nurse Home and Hospice throughout the State of RI. www.togetherweserveyou.com
What you can buy for $600,000
n 15 Terrace Drive
This sun-filled Cape offers charm, comfort, and thoughtful updates throughout, along with three bedrooms and 1,600 square feet of living space. The flexible floor plan includes a convenient first-floor bedroom and full bathroom, and a refreshed kitchen. Outside is an expansive deck, a fenced-in backyard and a spacious patio.
n Sold for: $635,000
n Listed by: Kristin McGrath, Century 21 Topsail
PORTSMOUTH
n 161 Freeborn St.
Nestled on a hillside, this quaint, country, two-bed, two-bath, single-level home is filled with sunlight and charm. The cottage provides an open concept kitchen-tofamily room with vaulted ceilings.
n Sold for: $570,000
n Listed by: Dina Karousos / Nicole Lucenti Team, Gustave White Sotheby’s
BARRINGTON
n 264 Sowams Road
This beautifully renovated early-1900s Arts & Crafts bungalow has two full bathrooms and two bedrooms, plus a loft. The primary suite features vaulted ceiling, private deck, and spa-like bath with soaking tub, walk-in shower, and vintage marble vanity.
n Sold for: $631,000
n Listed by: Marisa Ferris, Residential Properties
WESTPORT
n 142 Plymouth Blvd.
This well maintained, four-bedroom home sits on an acre, with woods, gardens and updates galore. The charming cape has an open living room, dining room and kitchen area, featuring a bay window, a nicely designed fireplace and kitchen upgrades.
n Sold for: $640,000
n Listed by: Nicole Plante, Even Keel Realty
BRISTOL
n 50 Clipper Way
This home in the Hopeworth Estates waterfront community is one of the original structures in this area and has been named "Cottage In The Field.” Built circa 1884, it sits on a lovely corner lot with expansive front porch and back deck, both connected to a home filled with charm and character.
n Sold for: $839,999
n Listed by: Tracey Mulvey, RE/MAX River’s Edge
n 1912 Crandall Road
Sought after and rarely available, this charming Dennis Talbot cottage in South Tiverton, near the Adamsville line, provides simple and efficient open-concept living. It showcases the signature bowed roof, floor to ceiling windows on main floor, gorgeous wide-planked peg & groove wood floors, exposed beams and natural wood ceiling. Each room looks out over professionally landscaped grounds, stonewalls, and abundant scenic perennial gardens.
n Sold for: $840,000
n Listed by: Carol Goyette, Hearth & Harbor Realty
BRISTOL
TIVERTON
EAST PROVIDENCE
n 20 Kettle Point Ave.
This Kettle Point townhouse has 4 bedrooms, 3 1/2 bathrooms and is in pristine condition. A wide-open floor plan is flooded with natural light. There are two full owner’s suites (one on each level), plus two additional generous bedrooms and an open second-floor sitting room, along with a two-car integral garage.
n
n
Ralph Curti, Residential Properties
n 31 Peaceful Way
Nestled in the heart of Tiverton’s historic Four Corners, this home blends classic New England charm and modern comfort. It is situated on a serene, 1.5-acre lot, with 2,519 square feet of living space, 3 bedrooms and 2.5 bathrooms, including a first-floor master with ensuite, vast pine and hardwood floors throughout, complemented by custom-built-ins and two fireplaces.
n Sold for: $1,205,000
n Listed by: Kimberly Marion, Engel & Volkers
TIVERTON
BARRINGTON
n 9 Conway Drive
This charming Colonial with modern updates includes a private backyard oasis, with in-ground pool and plenty of green space. Updated throughout, it includes 4 bedrooms, 2.5 bathroom, a bright, open layout, an updated kitchen and an oversized bonus room.
n Sold for: $990,000
n Listed by: Midge Berkery, Mott & Chace Sotheby’s
LITTLE COMPTON
n 420 Long Highway
This home has been renovated inside and out, top to bottom, with meticulous craftsmanship. The home offers a blend of classic charm and modern elegance, along with 3 bedrooms and 2.5 bathrooms, on a large, picturesque lot, adorned with stone walls, lush plantings and surrounded by farm fields.
n Sold for: $1,265,000
n Listed by: Renee Welchman, Compass
LITTLE COMPTON
n 8 S. of Commons Road
This charming Colonial in the heart of the Little Compton Commons offers a serene Farm Coast feel with pretty grounds, mature plantings, artisan stone walls and wonderful outdoor living space. Meticulously renovated and lovingly maintained, the home blends timeless character with modern comfort.
n Sold for: $950,000
n Listed by: Cherry Arnold, Mott & Chace Sotheby’s
PORTSMOUTH
n 15 Roger William Ct.
This meticulously maintained home has a gracious front porch with views of the Sakonnet River, a kitchen with water views, oversized walk-in pantry and a new backsplash and countertops. The family room is home to a wood stove and sliders that lead to a new Trex deck and private, park-like landscaping. The first floor has an additional updated great room, dining room and a newly renovated full bathroom.
n Sold for: $1,325,000
n Listed by: Dina Karousos / Nicole Lucenti Team, Gustave White Sotheby’s
n 99 Boyce Ave.
This custom-built waterfront gem is tucked in a charming Barrington enclave, on a private corner lot with sweeping views of Hundred Acre Cove from nearly every room. Spanning three sun-filled levels, it offers exceptional entertaining space and seamless indoor-outdoor living.
n Sold for: $2,007,500
n Listed by: Sarah Huard, Mott & Chace Sotheby’s
n 15 Drumstick Drive
This much admired, expanded and updated Cape on sought after Rumstick Point includes deeded water access to Narragansett Bay. It exudes coastal charm and gracious living from sun filled spaces filled with unique architectural details, including an expansive bonus room with a gas fireplace, a secret office, an updated kitchen, a large living area with a handsome stone fireplace and a large screened-in porch.
n Sold for: $2,100,000
n Listed by: Listed by: Kirk Schryver Team, Compass
BARRINGTON
BARRINGTON
