Providence has two very different markets right now
The split is real. The Real Estate Data Aggregator counted 2.1 months of supply in ZIP 02906 and 4.5 months in ZIP 02903, for the three months ending August 31, 2026. That gap changes what a seller can ask and what a buyer can push back on.
The two Providence ZIPs, side by side
| 02906 (East Side) | 02903 (Downtown) | |
|---|---|---|
| Median sale price | $930,000 | $487,500 |
| Months of supply | 2.1 | 4.5 |
| Under contract in 2 weeks | 50% | 33.3% |
| Median days on market | 22 days | 42 days |
| Sold above list price | 49.1% | 36.7% |
In 02906, the Real Estate Data Aggregator found that half of all homes went under contract within two weeks. Sellers there got an average of 100.8% of their list price. That is a firm market.
In 02903, only 33.3% of homes went under contract that fast, according to the Real Estate Data Aggregator. Homes sat a median of 42 days. Supply rose 2.3 months from a year before. Buyers have more room here.
What is driving this nationally
Realtor.com reported that pending home sales were down 11.3% year over year in September 2026. That is a national headwind. It makes the strength in 02906 even more notable.
Freddie Mac put the 30-year fixed rate at 7.32% as of October 22, 2026. Rates above 7% slow buyers down everywhere. Yet the Real Estate Data Aggregator still shows 02906 moving fast.
How the rest of this market looks
The split is not just inside Providence. The Real Estate Data Aggregator shows a range across the whole area for the three months ending August 31, 2026.
Bristol stood at just 1.7 months of supply, the tightest in the area. The Real Estate Data Aggregator counted 48.8% of Bristol homes selling above list price. North Kingstown was close behind at 1.8 months, with 62.4% going under contract within two weeks.
Jamestown sat at 5 months of supply. The Real Estate Data Aggregator found homes there averaged only 93.9% of list price, down 2.9 points from a year before. Not every home sold fast there, and prices reflected that.
Speed: who went under contract fast
North Kingstown had 62.4% of homes go under contract within two weeks. Little Compton was at 17.7%. The Real Estate Data Aggregator shows a wide spread. Your ZIP code, and even your street, can read very differently from the market as a whole.
Prices: where they rose and where they slipped
Saunderstown saw the biggest price gain. The Real Estate Data Aggregator put the median sale price at $900,000, up 18.9% from the same three months in 2025. North Kingstown was the one ZIP where prices dipped a little, down 2.2% to $612,500.
The ZIP codes without local count data
The Real Estate Data Aggregator has no home counts for ZIP codes 02841 and 02854. What follows for those areas comes from national website sources alone.
Nationally, the National Association of Realtors reported inventory rose to 1.60 million homes in September 2026. Prices were up 1.3% from a year before. Those wider trends set the floor for any part of this market.
- Two Providence ZIP codes tell opposite stories.
- In 02906, half of homes sold in under two weeks and sellers got above list price on average.
- In 02903, supply doubled in a year and homes sat 42 days.
- Rates at 7.32% (Freddie Mac, October 22, 2026) slow things nationally, but the local split matters more than the national number.
- One street can read very differently from the whole ZIP code.
Your next step
(401) 222-9717Text me your address and I will send back where your Providence home sits on that supply gap, 2.1 months or 4.5, and what homes near you actually sold for. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 02840, 02842, 02871, 02835, 02874, 02818, 02837, 02809, 02813, 02906, 02903 and 02852, the three months ending August 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Oct 7, 2026.
- Freddie Mac: Mortgage Rates, read Oct 25, 2026
- National Association of Realtors: Existing-Home Sales, read Oct 25, 2026
- Redfin: U.S. Home Prices Ticked Up 0.25% in September, Oct 20, 2026
- Redfin: Redfin Reports U.S. Home Prices Ticked Up 0.25% in September, Oct 20, 2026
- Realtor.com: Weekly Housing Trends: U.S. Market Update (Week Ending Oct. 17, 2026), Oct 22, 2026
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- No Real Estate Data Aggregator numbers for 02841, so this part is from websites alone.
- No Real Estate Data Aggregator numbers for 02854, so this part is from websites alone.