n Is the market starting to look a little more ‘normal’?
n Inventory is still low, but vibes are high
n Skip the shed, build an ADU instead
n How to decide the right time to downsize
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Property values rose again, but things may be stabilizing
A comparison of East Bay real estate values shows several areas where trends changed from 2023 vs. 2024
The beat goes on for real estate values in the East Bay area.
Comparing 2023 to 2024, with just a few exceptions, values continued to rise for single family, 2-4-family and condominiums residences. However, the rise in values has slowed compared to the last five years, when values were increasing exponentially in the double digits.
Double-digit increases in median sale prices for single-family homes were recorded in just two of the 10 East Bay towns: Newport at 11 percent and Jamestown at 12 percent. Surprisingly, Bristol went down more than 9 percent and Portsmouth is down 4 percent. The six towns of East Providence, Barrington, Warren, Middletown, Tiverton and Little Compton all increased by just single-digit percentages. This slowdown marks a shift in the increasing market trend we have seen over the past five years and likely points to a stabilizing market in the coming years. This market needs a breather from the frenetic value increase it has experienced recently, as it has burdened buyers and adds to the affordability and homeless crisis that has been increasing since 2019.
Bristol
In 2023 Bristol broke out with a singlefamily median of $628,00 and had become the seventh-highest median town of the 39 cities and towns in Rhode Island. In 2024, the Bristol median slid to $575,000, contrary to the tide of increases in the East Bay towns in 2024, which likely is a correction from a “too fast … too high” value increase and bears watching in 2025.
On the contrary, its condominium median increased by more than $100,000, to a median of $600,000, now more than its single-family median. Bristol had the highest condo percent increase of the 10 East Bay towns at a whopping 20 percent increase! I think it’s a testament to its historic downtown and waterfront charm appeal, as Bristol has arguably one of the prettiest downtowns, waterfront districts and harbors in the state.
Jamestown
With a population of just 5,500+/- residents, the island of Jamestown is located in the middle of the west passage of Narragansett Bay and is part of Newport County. In 2024, Jamestown set a record for both the highest single-family and condominium medians in the 2024 real estate market. With 25-plus miles of waterfront on Narragansett Bay, it is easy to see how the Jamestown waterfront and water view homes heavily influences the single-family median, now at $1,157,500. The town’s condominium median of $1,225,000, leads the way in values in the East Bay.
2-4-Family Market
The East Bay 2-4-family market centers around East Providence, Warren, Bristol, and Newport. While Portsmouth, Middletown and Barrington percentages in the accompanying graph show large increases, there are very few sales in those communities of 2-4-family homes, so that data is very misleading in regard to any meaningful trend.
Newport leads the way in 2-4-family median price in 2024, at $1,150,000, which increased 7 percent in 2024. With the explosion of short-term rentals over the past five years and Newport’s worldwide attraction to tourists, it’s 2-4-family are easy to understand.
Bristol was next with a median of $667,000 and an increase of 21 percent. Warren’s median price rose 14 percent, to $525,000. Lastly East Providence finished with a median of $510,500, an increase of 12.8 percent.
The increase in prices in these four core 2-4-family communities points to, I think, buyers who have been trying to make real estate purchases in the high-priced East Bay communities, now turning to multifamily homes, where they can use rental income to offset the cost of buying. The trend is igniting prices, as three of the four communities have double-digit price increases, and the fourth has a median in excess of $1.1 million!
For those of us who live in the East Bay area of Rhode Island and appreciate its access to Narragansett Bay to recreate on the bay, enjoy its dozens of parks and walking trails, its history, harbors and charm, it is a wonder why anyone would live anywhere else in Rhode Island!
Douglas Gablinske owns AppraiseRI, a 29-year-old statewide real estate company located in Bristol, R.I. He is Chairman of the Warren Taxpayer Appeal Board, is a member of the RI Real Estate Appraisal
Median sale prices throughout the East Bay
BRISTOL
WARREN
PORTSMOUTH
MIDDLETOWN
NEWPORT
TIVERTON
LITTLE COMPTON
JAMESTOWN
Median home sale prices increased in nearly every East Bay community in 2024, but not as severely as they had in recent
Information provided by R.I. Multiple Listing Service.
Highest 2024 sales in each town
Barrington: 85 Mathewson, $4,000,000
Bristol: 5 Courageous Circle, $5,300,000
East Providence: 15 Windmill, $1,203,000
Jamestown: 340 East Shore Drive, $12,250,000
Little Compton: 21 Atlantic Drive, $6,500,000
Middletown: 107 Purgatory Road, $4,800,000
steve.nigzus@gmail.com
READ WHAT SOME OF MY CLIENTS SAY
READ WHAT SOME OF MY CLIENTS SAY
READ WHAT SOME OF MY CLIENTS SAY
I would highly recommend Steve for a seamless
experience. ——Paul C, Harvard
The East Bay is now home to six of the top ten communities for single-family median home values in the state of Rhode Island in 2024. In 2023, Bristol had broken into the top ten, so there were seven East Bay communities in the top ten in 2023, but Bristol slid out of the top ten in 2024. Shown below are the top ten communities and their median single-family home values for 2024.
Would we recommend Steve? Absolutely! He guided us through the process and never pressured us in any way. He is the ultimate professional. ——Gabe & Janet V, Harvard
Steve’s deep knowledge of the intricacies of real estate made him a great partner and guide.
——Lynne, Harvard
Steve did an excellent job of marketing our antique house and land. His knowledge of the local real estate market and his attention to details was instrumental.
I would highly recommend Steve for a seamless selling experience. ——Paul C, Harvard
I would highly recommend Steve for a seamless selling experience.
— Paul C
——Beth & Phil W, Harvard
READ WHAT SOME OF MY CLIENTS SAY
Would we recommend Steve? Absolutely! He guided us through the process and never pressured us in any way. He is the ultimate professional.
Would we recommend Steve? Absolutely! He guided us through the process and never pressured us in any way. He is the ultimate professional.
Nigzus_2024-11-08_5x4 color.indd 1
——Paul C, Harvard
I would highly recommend Steve for a seamless selling experience.
—Gabe & Janet V
——Gabe & Janet V, Harvard
Steve’s deep knowledge of the intricacies of real estate made him a great partner and guide.
Would we recommend Steve? Absolutely! He guided us through the process and never pressured us in any way. He is the ultimate professional.
——Paul C, Harvard
I would highly recommend Steve for a seamless selling experience.
Steve’s deep knowledge of the intricacies of real estate made him a great partner and guide.
——Gabe & Janet V, Harvard
— Lynne
——Lynne, Harvard
Steve’s deep knowledge of the intricacies of real estate made him a great partner and guide.
Would we recommend Steve? Absolutely! He guided us through the process and never pressured us in any way. He is the ultimate professional.
——Gabe & Janet V, Harvard
——Lynne, Harvard
Steve did an excellent job of marketing our antique house and land. His knowledge of the local real estate market and his attention to details was instrumental.
——Beth & Phil W, Harvard
Steve’s deep knowledge of the intricacies of real estate made him a great partner and guide.
——Lynne, Harvard
Steve did an excellent job of marketing our antique house and land. His knowledge of the local real estate market and his attention to details was instrumental.
——Beth & Phil W, Harvard
10/30/24 1:32 PM
Steve did an excellent job of marketing our antique house and land. His knowledge of the local real estate market and his attention to details was instrumental.
——Beth & Phil W, Harvard
Marilyn Weiner
Jim Toppa
Cynthia Larson
WATERFRONT
Skip the shed, build an ADU instead
Take a peak inside a local Accessory Dwelling Unit — Its owner believes this is the future of housing in this region
BY MICHELLE MERCURE mmercure@eastbaymediagroup.com
One, two, three. It only takes three small steps, a pull on the door handle and a new “dweller” walks through the door to a new home — an accessory dwelling unit.
Stepping through the door of an ADU feels like entering a tiny, perfectly curated world — like a scene from a social media post of a popular tiny house. The rooms are compact but pristine, almost untouched. A bed is made to perfection, accented by teal hues that match the trim and roof of the home. A teal lamp sits neatly on a corner table, contributing to the quixotic feel of the bedroom.
This particular ADU was built by Frank DiMauro, a retired architectural designbuild firm owner on a mission to change how ADUs are viewed — and used — in Rhode Island.
“Everyone is asking me about ADUs,”
DiMauro said. “I’m dedicating my time to reducing the cost of affordable, attainable ADU housing while increasing its sustainability and energy efficiency,” he said, of his time in retirement.
DiMauro, who is concerned about Rhode Island’s housing future, sees ADUs as part of the solution to the state’s housing challenges. “I just completed building a studio on my property to show it’s possible,” he said. “It saved about 12 percent of the overall cost while surpassing national energy codes. I want to share this knowledge with the public. It’s the future of building construction,” he said.
Changes in legislation
Up until 2024, building an ADU in Rhode Island involved numerous restrictions. However, in June 2024, new regulations made it easier for homeowners. Restrictions on who can live in an ADU were lifted, allowing homeowners to rent to anyone they choose, not just family members. Additionally, the requirement for a specific ADU permit was replaced with a standard building permit.
ADUS Page 12
off the ADU “Accessory Dwelling Unit”
property. The small home cost less to build than a traditional home, and
believes houses like this are critical to solving the region’s housing
RICHARD W. DIONNE JR.
Frank DiMauro shows
built on his Tiverton
DiMauro
crisis.
ADUS: ADU interest — and understanding —
From Page 11
These changes have sparked plenty of questions. Edward Tanner, principal planner and zoning enforcement officer in Bristol, said, “Every day, I get at least one call about ADUs.” One point of confusion, according to Tanner, is the misconception that anyone can build an ADU like the one DiMauro created — a separate unit from the main house. Tanner clears this up by asking callers a simple question: “Do you have 20,000 square feet of land for a separate building?” He explained, “Most people in Bristol don’t.”
What is an accessory dwelling unit?
According to Tanner, the new legislation passed in June provides clearer definitions and regulations, standardizing ADU rules across the state. Now, ADUs must be attached to an existing structure unless the homeowner has at least 20,000 square feet of land to build a separate unit.
One obstacle to ADU growth, Tanner noted, is resistance from communities that fear a change in their neighborhood’s aesthetic. “The idea that more dwelling units are bad comes from people wanting
their neighborhoods to stay the same,” he explained. “People are concerned about overcrowding and the overall look of the area,” he went on to say.
DiMauro understands these concerns as well. “The fear is that affordable housing will bring in the wrong people,” he said. “But affordable housing is now for people like police officers, firefighters, and town hall workers — people who contribute to the community and need housing,” he commented. DiMauro is committed to building ADUs that are sustainable, environmentally friendly, more fire-resistant and aesthetically pleasing.
“This is about providing first-time homebuyers with more options,” DiMauro said.
While he believes ADUs like his should be available to more people, he acknowledges the issue of land restrictions and hopes those regulations will also change.
Tanner also highlighted a complication. If someone tries to convert an existing structure, like a garage, into an ADU, zoning laws can become problematic. “If you need to tear down the garage and rebuild, it no longer counts as an ‘existing building,’ ” Tanner said.
• roofing (new, replacement, repairs) • metal roofing
• rubber roofing • siding • downspouts
• flashing / reflashing • chimneys • and much more!
RICHARD W. DIONNE JR.
view of the lofted guest bedroom within the small home.
A
The future of housing
Inside DiMauro’s ADU, a lofted second bedroom is accessible by a ladder, while a small table that has a checkers board painted onto it sits with two chairs overlooking the living room that comes with a full size sofa — that same teal color dominating a floral pattern. The kitchen, though compact, is fully equipped with all the amenities found in larger homes.
With fewer barriers to building ADUs and a growing demand for affordable housing, DiMauro hopes these small but functional units will become a more common sight in the Ocean State. “It’s the future of housing in Rhode Island,” he said. He also pointed out that it isn’t homeowners with larger properties who oppose ADUs. In fact, many of them support the idea, envisioning ADUs as a way for their children to eventually take over the family home while they downsize and live in an ADU on the same property.
The wait is over, but nothing has changed — except momentum
Is it time to move back into the housing market? Inventory is low, but vibes are high
BY MICHELLE MERCURE mmercure@eastbaymediagroup.com
A realtor stands at the end of the driveway, directing traffic, curtailing arguments, and bracing herself for the showing. It’s open house day. The house up for sale has so many prospective buyers that she has to act as a traffic cop first, then a realtor.
This was the scene a few years ago when interest rates on houses were at an all-time low. Once a pandemic hit and rates surged higher, open houses became scarce, and sellers and buyers began “the waiting game.”
building back up since August of 2024, when there were only 600 single-family houses available, it’s still not high enough for there to be adequate choices,” she said. Dugan confirmed that the number of single-family homes available is currently hovering between 1,000 and 1,200 in Rhode Island. “This is still well below what is needed to have choices. It should be more like 3,000,” she added. However, she was happy to share some positive vibes. She confirmed, “Inventory — albeit slow — does seem to be on the rise.”
The uncertainty caused by the interest rates on housing loans made it difficult to predict the future of the housing market, and although the pandemic is over, that future still seems uncertain. Dugan shared her experience during the pandemic. “Agents had to stand at doors acting as traffic cops as people fought to purchase houses at lower rates,” she said.
According to Roseann Dugan, a realtor in the Bristol-Warren area, the wait is over, but not because anything has changed. She said, “People have been
There has been a standstill in the housing market post-pandemic, as homeowners and prospective buyers wait for rates and prices to change, but nothing has changed with rates or prices. On the bright side, trends show a slow increase in inventory, suggesting that homeowners and buyers have decided to wave a white flag — surrendering to the current market price gauge. The inventory is still simply too low for much movement to occur.
waiting to sell and buy, but now that they see nothing is going down in price, they are no longer waiting.” Dugan said the critical, driving factor in the market remains inventory.
“Although inventory seems to be
At that point, interest rates were between 2 percent and 3 percent, so many more people qualified for housing loans. She explained that the banks
Matt Blais, Owner
Some realtors believe now is the time for an older generation to start downsizing, opening up starter homes for a new generation.
'On an upward trend'
couldn’t sustain loans at those rates for long, so now that people have realized the “new normal” rate — between 6 percent and 7 percent — is here to stay, fewer people qualify, leading to less competition. But there is also less inventory, which creates a different battle altogether.
“Before, only people who had to move were doing it. Now, more are opting to move even though prices have not gone down, but where can they go?” asked Dugan. The wait is over, but the need for more houses is the new issue at the forefront.
Generational downsizing could bring new buyers
Dugan, who lives in an accessory dwelling unit on a family member’s property, downsized when her children grew up and moved out. She believes this needs to happen to help increase the inventory of houses so first-time homebuyers have options. “My age group needs to downsize and open the door to new first-time homebuyers,” she said.
Another realtor in the area, Susan Kostas, echoed this sentiment, stating, “I’m actually creating a list of options for people who want to downsize but say, ‘We want to sell, but where would we go?’ ” She added, “We hear that so much.”
The problem, of course, is inventory. Dugan explained that rental prices are astronomical and not expected to decrease.
ADUs are a potential solution, but only if you already have a house with land and room to build one. So, in order to open up more houses, downsizing needs to occur, and the question of how this can happen looms in the shadows of the optimism that realtors feel about rising inventory as people move out of “the waiting game” phase.
While the inventory problem looms, the sentiment remains optimistic. Dugan sees hope. “All indications show everything is on an upward trend,” she said.
BY SUSAN KOSTAS
We often hear from homeowners that they would like to sell and downsize but they just don't know where they would move to. I try to be a thorough resource for my clients, so I've been compiling a list of “where to move to options.” There are many more than people think! Here are a few — including over-55 communities, condo communities and active lifestyle communities. I have many more, too!
1. Ferry Landing in Portsmouth, R.I. — a community of 77 units on 44 acres on Mount Hope Bay in northern Portsmouth.
2. The Preserve RI in Richmond, R.I. — private, gated 3,500-acre property, The Preserve Residences real estate collection ranges from contemporary townhomes to spacious single-family
3. Bay Ridge Condos, Middletown — a gated, active adult community made up of 60 condominiums.
4. Villages on Mount Hope Bay (Tiverton, RI) | — a popular Rhode Island retirement community for an active lifestyle near The BoatHouse restaurant.
5. Ross Commons in the Rumford neighborhood of East Providence — these condos can be found in threelevel buildings, each with balconies and newer construction. They offer easy access to the east side of Providence, plenty of parking, and they are modestly priced.
6. The Pinehills in Plymouth, Mass. — a large development of single-family homes, townhouses, apartments, assisted living, etc. Pinehills is a community unto itself, with a tavern, market, recreation, etc.
How to determine if the time is right to downsize
With both maintenance costs and sale prices escalating, downsizing may be the logical step for many longtime homeowners
The phrase “bigger is better” has endured for quite some time. Though it may be impossible to pinpoint precisely who coined the phrase, its lesson that larger things tend to be more valuable than smaller alternatives is applicable in numerous situations. But no adage is applicable to every situation, and in some instances people may find that bigger is not better.
Downsizing is an approach many individuals consider after turning 50. Parents who are empty nesters and others nearing retirement may wonder if the time is right to downsize from their current homes. Though that’s a strategy millions of people have adopted over time, the decision is not always so simple. Individuals over 50 who are trying to determine if downsizing is right for them can consider a host of factors before making a decision.
Monthly housing expenses
Before downsizing their homes, individuals should determine just how much they’re currently spending on housing. Individuals who have fixed rate mortgages likely know the amount of their monthly mortgage payment, but what about maintenance? Home maintenance expenses fluctuate, but a careful examination of the previous 12 months’ expenditures can give homeowners an idea of just how much they’re spending to maintain their properties. The number may be eye-opening, as Thumbtack’s “Home Care Price Index” released in the third quarter of 2024 revealed that the average annual cost to maintain a single family home reached an
Leaving the family home after many years may be an emotional decision, but there could be strong arguments in favor of downsizing homes.
all-time high of $10,433.
If such expenses are preventing homeowners from building their retirement nest eggs, then it might be time to seek alternative housing.
Real estate prices
Real estate prices have skyrocketed in recent years, which can be both good and bad for current homeowners considering downsizing. Many people who downsize look to move from a single-family home into a condominium, where maintenance tasks are typically handled by a homeowners’ association (HOA). Such communities typically charge HOA fees, which can be minimal or considerable. In addition, the
price of condominiums has risen in recent years, with the lender New American Funding reporting in early 2024 that the median sale price of a condo reached $341,000. So homeowners who want to downsize their homes may end up taking most of the profit from selling their current properties and reinvesting it in a costly condo. Some may deem that worthwhile, while others may find the cost savings of downsizing in the current market are negligible.
Emotional attachment
Downsizing may be considered with cost savings in mind, but it’s important to consider your emotional attachment to your current home. Many homeowners over 50 raised their families in their current homes, and letting go of a property where so many memories were made can be difficult. Homeowners who are not prepared to move on from properties that are meaningful to them and their families can consider additional ways to downsize their financial obligations.
Downsizing is something many homeowners over 50 consider. Any decision regarding downsizing is best made after considering a range of variables.
Small renovations that make a big impact
Modest investments in lighting, doors, paint and more can have an oversized impact on both quality of life and ROI
Homeowners may think they have to tear down walls or build room extensions to transform their homes with renovation projects. But small projects can yield impressive results, and that’s something homeowners working with limited budgets can keep in mind.
There’s no shortage of small projects that can change the look and feel of a home. Many of these undertakings can be achieved with a modest investment.
Front door replacement
A new front door instantly improves curb appeal and can make a home more secure and energy-efficient. Painting the existing front door is an even smaller project that still offers appeal.
Lighting addition
Whether a homeowner enlarges a window or adds skylights, natural light can produce incredible results. Investing in
new lighting can feel like expanding a space without pushing out walls.
Kitchen and bath fixture upgrades
Faucets and door pulls are used every day. Swapping existing fixtures for something a little more modern can unify spaces and provide subtle changes that enhance these popular spaces.
Wood floor restoration
Scuffing and scratches can adversely affect the pristine look of a natural wood floor. Homeowners can polish a floor to restore its shine. A professional service will sand down and refinish older floors
at a fraction of the cost of a new floor installation.
Exterior lighting
Lighting isn’t just important inside. A welcoming glow in the yard is awe-inspiring. There are many energy-efficient lighting options, including ones that do not need to be hard-wired to the circuitry inside the home.
Staircase renovation
Coordinate the staircase to the style in the home with a decorative carpet runner. A secure runner is attractive and can help reduce slipping down the stairs.
Tighten shaky railings or replace them while upgrading the stair treads.
Interior paint
Change the color of walls, doors, cabinets, or even furniture with paint. All homeowners need is a paint color that inspires them and a little bit of time.
Replace outlet covers
Upgrade outlet covers with screwless options. Screwless plates for outlets and light switches can make walls look more sleek.
Entry organizer installation
Banish clutter from the home by catching it at the door. An entry organizer with spaces for shoes, coats, backpacks, and shopping bags can be eye-catching and functional.
Carpets cleaning
Soiled carpets can look drab and dingy. Homeowners can rent carpet-cleaning machines or hire services to revitalize carpets with a deep cleaning. Small changes around a home can create a big impact without breaking the bank.
Playrooms can easily grow with the family
A playroom can easily become a gaming room, hobby space or study space as children get older
Parents typically make certain changes around a home to ensure it’s accommodating to children. Childproofing is a necessity, but entire rooms also may be transformed with children’s enjoyment and well-being in mind.
It’s common for homeowners to set aside rooms for children to play and explore. These playrooms may initially feature infant swings and bouncers, and eventually start to accumulate the toys that kids receive on holidays and birthdays. Easels, building block sets, puzzles, video games, books, and so much more fill these playrooms where young children spend the majority of their time engrossed in imaginative play. But as children grow, playrooms may no longer be necessary. Homeowners can ensure these rooms evolve with the family, and here are a few ways to do just that.
Make it a home theater/gaming room
The National Institutes of Health says
children between the ages of eight and 17 spend an average of 1.5 to 2 hours playing video games each day. It’s important for parents to monitor their children’s gaming, particularly when kids participate in social platform games that involve people with an internet connection chatting and working together. One way to do so is to locate the gaming setup in a central location, like a home theater room.
Establish a hobby space
Trade in kids’ toys for “toys” that everyone in the family will enjoy. Turn the
room into one where family members can explore their passions. This may include scrapbooking, painting, yarn crafts, collecting, photography, and more.
Create a quiet learning spot
As children grow up, they may need to spend more time studying. Transforming a playroom into a library or a study space can provide that out-of-the-way spot to get homework and studying done. Adults in the home also can use it for reading, paying the bills or any other task that requires concentration and quiet.
Build a home gym
If the space is large enough, bring in some workout equipment and make the play space one that encourages exercise and fitness. You may not even need large equipment and can utilize interlocking foam tiles that already may be in the playroom. With some free weights, resistance bands and even your own body weight, you can perform a number of beneficial exercises.
Expand your living space
If the playroom currently abuts another room that can use some more real estate but is separated by a wall, take down the wall to increase the square footage.
Set it aside for guests
Clean out the toys and bring in a bed and nightstand. Now you’ll have a dedicated spot for overnight guests to stay, or a room that visiting older children (and eventually grandchildren) can call their own.
Playrooms are much-used areas when children are young. These rooms can evolve as kids get older and families’ needs change.
LITTLE COMPTON - BAYBERRY FARM
$22,500,000
An unparalleled 108-acre waterfront estate Substantial and brilliantly designed, this dramatic illustration of New England Vernacular architecture is set on high, presiding over the Sakonnet Passage and ocean beyond
Contact Will Milbury at 508 525 5200
WESTPORT $875,000
This beautiful 3-bedroom, 2 5 bath stately colonial style home is set on just under two acres in the highly desirable neighborhood of Meadowbrook Farms!
Contact Lisa Jedrey at 774 930 2650
PORTSMOUTH $1,250,000
WESTPORT $2,745,000
This mid-century classic is a true Westport Point masterpiece, presiding over nearly three acres with heated swimming pool, tennis/pickleball court, guest house and distant views to West port Harbor
Contact Will Milbury at 508 525 5200
WESTPORT - WYNDFIELD
$7,950,000
A Magnificent Saltwater Farm! This supremely private estate features curated gardens, meticulous orchards, private two-bedroom guest house, studio and barn complementing a spectacular main house Acres cascade to the water's edge with a dock on the Acoaxet branch of the Westport River A truly magnificent property!
Contact Will Milbury 508 525 5200
Great waterfront location with deep water dock, stunning water views and access to Narragansett Bay, Newport and the Atlantic from a safe harbor
Contact Tom Chace 401 965 3257
LITTLE COMPTON $999,500
Circa, 1840 This historical antique is set on 57 acre with stone walls and mature trees and offers three bedrooms, two baths and loads of period charm and preserved details
