Homes
n The East Bay is the region’s hottest market
n High prices and housing shortage
n Tips to clear a cluttered home
n How to survive big home renovation projects
The market speaks for itself – the East Bay is #1
An analysis of 2025 sales shows Newport is sizzling hot, and the East Bay is the most expensive place to buy a home
The BIG NEWS in East Bay real estate news for 2025 was the Newport singlefamily median price increasing by a whopping 51%, from $1,000,000 to $1,510,000! Newport’s 2025 single-family median also dwarfed the nearest competitive towns of Jamestown and Little Compton by half a million dollars. It is a staggering number and price increase when you consider the median is the halfway point between the lowestpriced sale and the highest-priced sale. The average price, on the other hand, can swing wildly due to the impact of just a few multi-million-dollar home sales on Bellevue Avenue or Ten Mile Drive. The median dataset is a more reliable and stable piece of data because it is not weighted just by sale price but by being measured as the middle point of the number of sales, and there were only 145 singlefamily home sales in Newport in 2025. For a median to increase by 51%, comparing the year over year, shows what a “red hot” real estate market Newport has been and continues to be.
As recently as 2020, just five years ago, the Newport single-family median was $625,000, and there were 258 sales. That is a 142% increase in sale price and a reduction of 44% of units sold, from 258 units in 2020 to only 145 units sold in 2025. It also provides a vivid reminder of the supply/demand dynamics of the real estate market over the past five years. With so many fewer sales and lots of money chasing those few listings, it is easy to understand why prices have gone through the roof. And the trend won’t stop until the housing supply increases, which won’t happen until interest rates come down. When they do, homeowners currently locked into mortgage rates between 2.5% and 3.75% may finally feel comfortable enough to let those low mortgage rates go and sell their homes, so they can transition into other living situations.
Without more housing supply, we can expect prices to continue to increase.
Newport & East Providence stand alone
Further analysis of real estate trends in East Bay towns demonstrates Newport’s resilient real estate market for not just sin-
gle-family homes, but for the 2-4 family and condominium residences, too. Newport was the only township out of ten East Bay communities that registered doubledigit median price increases for all three residential real estate categories! The only other community to register an increase in those three categories was East Providence.
The East Bay is hot
In other 2025 East Bay real estate news, seven of the top 10 highest median single family home sales (excluding Block Island) were located in the East Bay! They included Newport, Jamestown, Little Compton, Barrington, Middletown, Portsmouth and Bristol. The East Bay continues to be the most sought after real estate market in Rhode Island, and for good reason.
The amount of coastline can’t be matched by the West Bay, and of course northern Rhode Island has no coastline at all. That coastline offers waterfront locations, as well as water views, which buyers seek out and will pay more for. Our beaches, historic architecture in Newport, Bristol and Warren, and attractive, downtown centers create an appeal that can’t be matched anywhere but here.
The Barrington market unexpectedly experienced a setback unlike no other East Bay community, as the medians in Barrington for all three residential categories declined in 2025 vs. 2024. On the other hand, the number of single-family home sales in Barrington increased by 20%, from 175 units sold in 2024 to 211 sold in 2025, which was the highest single-family percentage of units sold throughout the East Bay. I would hypothesize that the top-notch Barrington school system is the reason for the continued demand for single-family homes in Barrington, but why that demand did not contribute to an increase in the median price is puzzling.
Condo prices fall
The condo market across the East Bay also seemed fatigued, as the median price declined in these six East Bay communities: Bristol, Warren, Barrington, Portsmouth, Middletown and Tiverton. Only Newport and East Providence showed price strength in the condominium market in 2025.
The percentage of price increases in 2025, like it did in 2024, showed signs of cooling, with price increases moderating, except for a certain few communities, which continue to exhibit strong appeal.
As we enter 2026, supply is still not
The chart above shows median sale prices and units sold for every East Bay town, comparing 2025 to 2024. Single-family home prices increased mildly (Warren and East Providence) to dramatically (Bristol and Portsmouth) to extraordinarily (Newport). The number of units sold remained historically low, with some increases and some decreases across the region. The data is based on a compilation and analysis by the writer of 2025 RI Multiple Listing Service Median Prices. Median is the exact middle of a data set, with half the numbers higher and half the numbers lower. Red denotes decreasing data.
what it should be for a balanced market, which is typically measured by a sixmonth supply. Therefore we will continue to see prices increase in 2026 and beyond, unless interest rates come down and supply increases through interest rate reduction and more housing construction. Douglas Gablinske owns AppraiseRI, a 30
year old statewide real estate appraisal company located in Bristol. He is Chairman of the Warren Taxpayer Appeal Board, is vice-chairman of the RI Real Estate Appraisal Board, a certified real estate appraiser and real estate broker in Rhode Island. He can be reached at Doug@AppraiseRI.biz.
Douglas GABLINSKE
Realtors report more high prices, housing shortage
End-of-year data shows a median sales price of nearly half a million dollars and a market still tipped highly in favor of sellers
Rhode Island’s housing shortage showed little improvement from December 2024 to December 2025, contributing to sustained price increases. Though the month closed with a 13.7% increase in the number of single-family homes listed on the market since December of last year, pentup demand continued to deplete available inventory, causing the state’s housing supply to remain relatively flat from a year ago.
As a result of the persistent low inventory, at $496,950, the monthly median price of December’s singlefamily home sales represented a 5.7 percent year-over-year increase.
The National Association of Realtors recently reported that there is a 3.3-month supply of single-family homes and condominiums nationwide. Rhode Island, by comparison, has less than a two-month supply, far below the five to six months of inventory needed for buyers to regain a better negotiating position. Despite that, the number of Rhode Island’s closed sales increased 3.3% last month, though homes under contract last month fell 3.1% compared to December 2024. While falling pending sales typically signify fewer closed transactions in the weeks ahead, lower interest rates could reverse that outcome.
Transitioning to 2026
Though sales picked up by 3.3% throughout 2024 following 2023’s historically slow market, the momentum eased in 2025. The number of singlefamily homes sold in 2025 was just 1.3% higher than the previous year.
“Last year’s median sales price came in just shy of $500,000 at $499,900. It’s not hard to figure out why owning a home is a privilege that is accessible to fewer people every day. It’s hard for a first-time buyer to compete with wealthier out-of-staters or baby boomers looking to downsize. Thankfully
mortgage rates are coming down. That won’t be the magic bullet that changes the trajectory of our housing crisis, but every little bit helps,” said Michael Pereira, president of the Rhode Island Association of Realtors.
Condominium sales grow
At $390,000, the attractive lower median price of condominiums in 2025 helped sales grow by 5.8% from 2024. The year ended with a monthly annual increase of 13.8% when comparing condominium sales in December 2024 to those in December 2025.
The median December price of $349,900 was the lowest monthly median price recorded, which likely impacted the end-of-year spark in activity.
“The condominium market offers less expensive options for first-time buyers. That’s what helped that sector of the market realize the largest increase in sales activity of all housing types. Creating more of these types of developments can go a long way in eliminating our housing shortage,” commented Pereira.
Multifamily homes see the largest price gains
By the end of the year, the median price of multifamily homes sold in December was up 9.2% from 12 months earlier to $595,000, and up 8.2% overall for the year.
Last year, multifamily home sales stayed relatively stable from 2024, rising just .52%, however sales picked up in December with an annual gain of 7.3% and a slight uptick in pending sales of 1.7%.
“We saw double-digit growth every month in the number of multifamily homes on the market from 2024 to 2025, but it’s still a sellers’ market, with low inventory, and demand for these types of properties is high. They offer benefits for a wide array of Rhode Islanders, from first-time homeowners and multi-generational families to investors. Ensuring that Rhode Islanders are in a competitive position in this investor-driven market is important,” said Pereira.
Other influences on R.I.’s housing market
Last year, buyers from other states accounted for 22.5% of all residential sales and 41.1% of homes sold for $1 million or more. More than 12% of last year’s residential sales came from Massachusetts alone, where the 2025 single-family home median price of $638,000 positions Rhode Island as the bargain across the border.
Additionally, research from the National Association of Realtors showed the share of sales from institutional buyers rose from 15.1% in 2019 to 15.7% in 2024. While the national share remained relatively stable, Rhode Island’s share saw a dramatic increase, from 10.9% to 22.5% during the same period.
Both issues hurt affordability for local residents by creating more competition in an extremely tight market.
“The inventory shortage — an issue predating the pandemic — has been intensified by the 'lock-in effect' of historically low interest rates from previous years. And in Rhode Island, we face a unique challenge — our median home price now exceeds the national average, yet our household income lags behind. This creates an environment where high earners from both in and out-of-state hold a distinct competitive advantage. Lower mortgage rates can help our buyers compete, but it’s clear that our housing crisis is a deep-seated issue that requires a multifaceted, strategic response. There is no one size fits all answer,” said Pereira. The home sales data released by the Rhode Island Association of Realtors includes all Rhode Island real estate sales transacted through State-Wide Multiple Listing Service, a subsidiary of the Rhode Island Association of
Lighting for every room in the home
Lighting should change room to room based on form and functionality
Lighting in a home is easily overlooked. But power outages serve as a stark reminder of the importance of lighting, which adds to the safety, functionality and aesthetic appeal of a space. When homeowners go room to room, they can consider various types of lighting to add a unique feel to each space.
Kitchen
Kitchens are heavily trafficked rooms in many homes. A combination of overhead lighting that will illuminate the entire space and focused task lighting, like under-cabinet lights for meal prep, can help in the kitchen. Separate task lighting for a bill-paying area or homework station also can be a useful touch.
Bedroom
Bedrooms are cozy retreats where homeowners spend most of their time resting and relaxing. Harsh lighting may not be applicable here, so consider side
lamps fitted with warm-hued bulbs placed beside a bed. Lighting can be more stark and targeted in closets to help homeowners see clothing and other belongings.
Bathroom
Bathroom lighting amenities can include a combination of features to fully optimize this space. Most homeowners will want some sort of overhead lighting to shed light on most of the space. Task lighting by the mirror can offer more visibility while shaving or applying makeup. Lighting in a bathing area can keep such spaces safer by improving visibility in a generally slippery area. In bathrooms with spa-like settings, mood lighting paired with features like steam capabilities can enhance the space even further.
Garage and basement
Utility areas like garages, basements and crawl spaces need high-wattage bright lighting for safety. Installation of bright LEDs in these areas can make work projects easier and safer. Well-lit areas also are generally less inviting to pests like insects and rodents, so bright lighting
may deter these creatures in areas where they tend to enter a home.
Living room/great room
Living areas can benefit from a combination of ambient lighting sources. Table lamps alongside sofas and chairs will provide enough light, but will not compete with televisions or home theater setups. Lighting that highlights artwork or home accents also can add a cozy appeal to the space.
Additional lighting
Homeowners may want to consider a
Many upscale homes today include wholehouse lighting systems, which can be controlled and managed from a phone or tablet.
few additional lighting scenarios to improve their spaces. Lighting in a foyer or above coat racks or shoe cubbies can keep the space functional but attractive. A combination of overhead lighting and accent lighting can make a laundry room less utilitarian. And dining spaces can be intimate or grandiose depending on the fixtures featured in the room.
Homeowners also can utilize smart devices and bulbs to easily control the lights while at home or away.
Lighting plays a key role in a home, affecting the safety. functionality and aesthetics of rooms.
Tips to clear a cluttered home
There are tools and tactics to help reduce clutter in the modern home
The dawn of a new year is often characterized as a chance to wipe the slate clean and start anew. The tradition of making New Year’s resolutions reinforces that characterization, as many people resolve to turn over a new leaf and commit to a year of self-improvement on Jan. 1.
While the phrase “wipe the slate clean” may be figurative, some also might take it literally, particularly in regard to their homes. Those who want to turn over a new leaf in a cluttered home can consider these storage solutions to give spaces a fresh and less claustrophobic feel in the year ahead.
Clear kitchen countertops
Kitchens are the most popular rooms in many homes, and that popularity can come with a cost. Clutter can quickly accumulate on kitchen countertops, which is both inconvenient when preparing meals at home and unsightly to residents and guests. Appliances used with frequency,
such as coffee machines and toasters, can be given countertop real estate, but store lesser used items, like blenders and waffle makers, in cabinets or pantries.
Mail or materials sent home from children’s schools also can pile up in a kitchen, so resolve to go through the mail each day and discard unnecessary items.
School papers can be read when children arrive home from school, and any that need to be kept can be stored in a folder placed inside a drawer in the kitchen or a home office.
Install drawer dividers
Drawer dividers can help clear up cluttered spaces that might not be visible to the naked eye. Dividers inserted into kitchen drawers can ensure leftover containers are stored neatly and are easily
accessible. Drawer dividers in a home office space can make sure desks don’t fall victim to disorganization, which can make it harder to find supplies and important documents.
Consider furniture that pulls double duty
Some home furnishings are more than meets the eye, and that multifunctional utility can help people conquer cluttered spaces. Storage ottomans are a prime example of furniture that serves multiple purposes. Blankets and throws left out on chairs and couches can make living areas feel more cramped and less organized. A storage ottoman can be a great solution in such spaces, providing both a place to put one’s feet and also a clever storage solution for blankets and pillows.
A coffee table with a small drawer or
two can make for a multifunctional centerpiece to store remote controls, coasters and other small items that can encourage the buildup of clutter if left out when the room is not in use. A storage bench in bedrooms and guestrooms also can ensure these spaces stay clear of clutter.
Think
vertical
It might be possible to work your way up if storage is a problem in certain areas of the home. Vertical storage solutions might be especially useful in areas like a garage, which can be difficult to navigate if garden tools and other outdoor items are left on a floor.
Overhead storage racks that utilize a crank to raise and lower the rack when items need to be accessed and stored can be great ways to store holiday decorations and other items. Kitchens with high ceilings also can employ a hanging pot rack to create more cabinet space and reduce the amount of items that need to be stored on countertops.
Clutter can quickly take over a home. But some simple storage solutions may be all anyone needs to more effectively organize a home.
A guide to survive lengthy home renovations
Thoughtful planning and better timing can lead to less stressful renovation projects
Renovations can transform homes into spaces that mirror homeowners’ dreams. Regardless of the scope of a project, a home renovation will involve some level of disruption to residents’ daily lives. Lengthy, more involved projects may impact daily life considerably.
Renovation timelines vary depending on the scale of the project. Painting may take a week or two, while a kitchen or bathroom remodel may last anywhere from four to 16 weeks. Larger projects like adding a room can take between three and six months, say the experts at John Merrill Homes. Projects also often take longer than expected, as surprises may be in store once homeowners begin peeling back the layers in homes.
Homeowners about to embark on lengthy renovation projects can embrace these tips to come through on the other side relatively unscathed.
Choose your timing
The timing of a renovation may have to coincide with contractor availability or having the budget to fund the project. But homeowners should consider life circumstances and season before starting a project. You might not have the energy to take on a project right before the holidays. If kids play on sports teams that require a lot of travel, it might be better to wait until the season winds down. Figure out what you can realistically take on to
Renovations
reduce the likelihood that you’ll feel overwhelmed.
Plan accordingly
Creating and sticking to a daily schedule, and knowing what is happening each day, can keep a project on track. It also allows you to determine which days will be the most chaotic. Demolition days can be noisy and messy, and maybe those are days when you plan to be away from the house for a few hours.
Store items out of harm’s way
Invest in a storage solution for the duration of the renovation. Decluttering and removing items before the project is in full force will make it easier to work and maneuver, and it also means fewer items will need to be cleaned afterwards. Renovations tend to kick up a lot of construction dust, after all.
Designate a safe zone
Establish a room or rooms as work-free areas to which residents can retreat. If multiple rooms are being renovated, you might consider spending time with a family member or friend, or getting a hotel for a short duration until the bulk of disruption dies down.
Lower your standards
Homecooked meals may be your standard most days of the week, but it’s alright to be a bit lax when remodeling projects begin. Relying on frozen foods or takeout might be necessary for a little while. Remodeling projects can be disruptive and stressful, but certain strategies can make it easier to get through projects without too much disruption.
3 ways to get more use out of a garage
The garage can be a dumping ground, or it can be a useful part of the house
Even though no two homes are the same, rooms have a tendency to take on similar characteristics regardless of which property they’re a part of. Kitchens tend to be popular gathering spaces, while basements have become go-to spots for game rooms and watch parties.
Garages also tend to share certain characteristics between homes, and one notable attribute is the tendency to become difficult-to-navigate dumping grounds for a wide range of items, including lawn and garden tools, children’s toys, sporting goods, and seasonal home decor. Though there’s nothing wrong with utilizing a garage as a storage space, the following are three simple ways homeowners can get more out of these spaces.
1. Utilize the wall space
The walls in a garage have lots of potential. Effective use of walls within a garage can ensure garden tools, small toys and other items do not accumulate on the floor. Such accumulations contribute much to the reputation of garages as dumping grounds for miscellaneous items.
By clearing the floors of clutter, and utilizing wall spaces to store items, homeowners can open up the spaces to serve any number of functions, including home gyms, art studios or even parking spaces to protect vehicles from the elements. A storage organizer system with various hooks can be mounted on a garage wall to free up floor space, while shelving can be hung to store paint cans, power tool batteries and other items.
2. Look upward
If garage ceilings extend several feet above the height of homeowners’ vehicles, then the spaces above where cars might be parked can be converted into storage space for large recreational items, like canoes or kayaks, or seasonal decor that
does not need to be accessed on a regular basis.
A simple kayak hoist utilizing a pulley system clears floor space and allows kayaks to be stored overhead. Lifting storage racks work in similar fashion and make for great additions for anyone who needs to store containers full of seasonal decor but does not want to do so by stacking items on the floor. A hand crack system for a lifting storage rack makes for easy and safe access.
3. Install new lighting
Without ample lighting, garages may not be conducive to recreational pursuits like painting, crafting or even exercising. A lighting upgrade is a relatively affordable renovation that can make a big difference, illuminating spaces not exactly known for brightness, especially if there’s no windows. If you want to spend time in the garage during winter and stay warm, then some new lighting can make that possible. Homeowners whose garages are currently serving as cluttered storage closets can do much to get more out of these useful spaces.
