Providence RI

Providence RI Housing Market: Prices, Inventory and Trends

Providence home prices in 2026 range from about $435,000 to $580,000, depending on the measure and the source. This guide explains what each figure means and when it was reported.

Housing Ledger Editorial

13 Oct 2026 • 6 min read

Prices in the Providence RI housing market depend on the measure you use, so start with the figure that matches your question. As of August 31, 2026, Zillow reports an average home value of $434,698 in Providence, up 2.3% over the past year ^[1]. That is an estimate of what homes are worth, not what they sold for. Learn more in Cost of Living in Providence, RI: Housing, Taxes and Everyday Costs.

For actual closings, Resideline reports a median sold price of $560,000 across 797 tracked closings as of October 2026 ^[2]. Because it reflects completed sales, it is a better guide if you want to know what buyers recently paid.

Read any price only with its measure, source and date. This article covers what each figure means, the number of homes for sale, price trends and competition.

Why do the average, median and listing prices differ?

The four Providence figures differ because each one measures something different: an estimate of value, the middle of recent sales, an asking price, or an average of sales. Read each number with its label, and do not treat them as one Providence price. To go further, see Providence RI Property Tax Rate and How to Estimate Yours.

Estimated value is not a sale price

Zillow's Providence home value is an estimate of what homes are worth, not what they sold for. It is calculated from data, so it can sit well away from what a buyer actually paid for a specific house. Use it to see the general direction of values, not to set an offer.

A median sold price is the middle sale

A median sold price is the middle sale in a set of closed sales: half sold for more and half for less. Resideline's median sold price covers 797 closings ^[2]. Because it uses real transactions, it shows what buyers paid, though the figure can shift as new sales are added.

Listing prices run higher than sales

Realtor.com's median listing price is the middle asking price for homes currently for sale. Realtor.com lists a median listing price of $575,000 for homes currently for sale ^[3]. Sellers often set asking prices above the final sale price, so this number usually runs higher than closed sales. Treat it as what sellers want, not what buyers pay.

Why an average can sit above a median

An average adds every sale together and divides by the count. A few expensive homes can pull it up, while a median is not moved by how high the top sales go. That is why an average can be higher than a median from the same market.

Redfin reports an average Providence house price for the latest month. The average Providence house price was $580K last month, up 1.8% ^[4]. If you compare it with a median, check that both use the same period and the same kind of sale.

An agent spreads printed home listing sheets across a wooden desk, with several prices circled in pen.

How many homes are for sale in Providence right now?

Realtor.com lists 622 homes for sale in Providence, RI, which gives you a rough sense of how much choice buyers have right now ^[3]. The same listing page shows a median listing price of $575,000 ^[3]. That is an asking price, so it shows what sellers want today, not what homes have sold for.

Treat the count as a snapshot

The listing page does not show when the count was taken ^[3]. Treat 622 as a picture of one moment, not a current total or a trend. Write down the number and the date you looked at it so you can compare it later.

A count alone does not show speed

A count tells you how many homes are listed, but not how fast they sell. A high count can mean homes are sitting unsold, or that many new listings just came up. A low count can mean the opposite.

The useful number is the change. Suppose you record 622 homes this week and 580 a month later. The count fell by 42, which suggests more homes sold or came off the market than were newly listed.

Keep the comparison fair by using the same source and the same search area each time. If either one changes, the two counts are hard to compare.

How to use this number

Use the count as one input next to the price figures in the next section. On its own, it does not tell you whether buyers or sellers have the upper hand. If you are a buyer, a useful question is how many of those listings have already lowered their asking prices.

Two or more dated counts from the same page show the direction of the market. One count is only a starting point.

A white for-sale sign stands on a small front lawn in front of a row of brick houses on a Providence street.

Are Providence home prices still rising?

Yes, but only slowly. Zillow reports the average home value in Providence is up 2.3% over the past year, as of August 31, 2026 ^[1]. That is a steady climb rather than a sharp jump, so a home's value is likely to change more slowly than many headlines suggest.

A gain of this size matters most if you plan to sell within a year or two. Modest appreciation can help cover closing costs, but it rarely leaves much room for error if you bought at a high price.

How nearby North Providence compares

North Providence is a separate city, so its numbers describe that town, not the city of Providence. Stacker reports a typical home value of $416,576 there, up $8,760 (+2.1%) over one year, as of September 24, 2026 ^[5]. The pace is close to Zillow's figure for Providence, which suggests both markets are moving in the same direction at a similar speed.

What the forecast says

A forecast is not a measured result. In December 2025, WPRI reported that median home sales prices could see a rise of roughly 10% in 2026 ^[6].

If you are deciding whether to buy or sell, treat the measured gains as your starting point. Use the forecast only as one possible scenario, not as a reason to rush.

How competitive is the Providence market?

Redfin rates the Providence market 80 out of 100 for competitiveness and calls it very competitive ^[4]. On a 100-point scale, that is a high reading, and it suggests demand for homes is strong compared with the homes available to buy.

What a high score means for buyers and sellers

A high competitiveness score suggests buyers may face more competition for the homes they want. That usually favors sellers, because more buyers chasing each listing gives sellers more room to set terms and hold out for stronger offers.

Consider two buyers looking at the same three-bedroom house. If several people want it, the first buyer may have to offer above the asking price or give up some protections, such as an inspection contingency, to win. The second buyer, in a slower market, may have more time and more room to negotiate. Competition changes how much leverage you have at the table.

What the score does not tell you

The score is an interpretation of Redfin's data, not a price forecast. It describes how hard buyers are competing at the time it was measured. It does not say whether prices in Providence will rise, fall, or hold steady.

Because the score is a single summary, use it as one signal among several. Pair it with the number of homes for sale and the price trends covered elsewhere in this article. If you are buying, that combination shows how much room you may have to negotiate. If you are selling, it suggests your home may draw attention, but pricing still decides how quickly it sells.

A high score in one month does not guarantee the same level of competition next month. Market conditions shift with interest rates, new listings and the season, so treat the score as a snapshot of current conditions.

How should you use these figures before you decide?

Compare only the same measure from the same source and date. A home value, a listing price and a sold price measure different things, so keep each figure within its own source and period.

Treat any price range as context, not as the price of one home. A range shows where homes have sold, but your target has its own condition and street, so use it to judge whether an asking price looks reasonable.

Next, check the current figures on each source's page before you make an offer or set a price. Those pages update, so numbers you read today may already have changed.