WALT'S REAL ESTATE WINDOW

Let's lead off with a quote from Real Estate Executive Gino Blefari. "A forever real estate agent understands that the concept of home is predicated on the many changes life can bring, and it doesn’t start—or end—with the transaction."

When you need a real estate advisor who will work hard to understand your needs and even harder to meet them, I'm here to help and be your realtor for life.

CLOSING KING

The King is in Barrington on Cedar Avenue. The 5-bedroom, historic home sold before print for $2.3 million.

The Duke, our smallest closing of the week, is on Post Road in North Kingstown, where a manufactured home sold for $125,000

There are just under 2,300 active single families, condos, multis and land. Just over 1,300 are singles and around 400 are condos. 188 closed last week and 389 went under contract.

MEDIAN SOLD PRICE UP IN JUNE

The median sales price climbed to a record monthly high of $550,000, up nearly 6% from June 2025, but for the year the median is about what it was last year.

It was a different story for multifamily homes. Closed sales increased by just over 1%, but listings rose by about 11%. Let's see if that trend continues. June’s median sold price of $590,000 was only the second month in a decade that the monthly multi median declined year-over-year.

CLOSINGS JUMP

A data dive by The Real Estate Institute of Rhode Island revealed a sharp rise in closingslast month. Solds were up by a notch over 14% compared to last June.

879 homes closed, up strongly from the 563 closings in May. May closings were down by 20% compared to 2025.

A REMINDER FOR OWNERS OF MULTI-FAMILY HOMES

The so-called Taylor Swift tax does no apply only to luxury homes. Multi-family properties that are not owner-occupied with an assessed value of more than $1 million may be subject to the tax unless the owner can document that an exemption applies.

Areas like the East Side of Providence come to mind since many of those properties are now assessed at over a million. Owner are taxed on the value above that threshold.

WALT'S PICK IN THE MILLION DOLLAR RANGE

I'm going with 42 Orchard Avenue in Barrington as my pick of the week. This is a 2,500 square foot home with a 500 square foot, rentable ADU. And it's fully renovated.

The main house has 4 bedrooms and 3 bathrooms and the extra unit has another 500 square feet with a bedroom and a bathroom. Great value here.

There are 95 condos and single families in the $980,000 to $1.2 million price range. 13 of these are new listings, 16 went under contract during the week and 6 deals closed.

WALT'S PICK IN THE MEDIAN RANGE

Topping my median list is 228 London Avenue in Pawtucket. This Darlington home has more than 1,500 square feet with 3 bedrooms and 2 full bathrooms. It's also fully renovated and looks great!

As you may have noticed, I appreciate the value of price per square foot. This one is just over $300 per square.

There are now 166 active condos and single families in the median price range of $480,000 to $530,000. 92 of those are single families. 29 of the total are new listings. 9 in this range closed during the week and 25 went under contract.

SPOTLIGHT ON PROVIDENCE

When I visited Providence as child, I remember an uncle telling my dad that going to the city was a bad idea. When I moved here, it was mid Renaissance. Now, the city is a fantastic mix of modern energy and historic charm. From Federal Hill to College Hill and into the Jewelry District, Providence gives us walkable neighborhoods, great restaurants and arts that attract residents of all ages.

Whether you're searching for a classic Victorian, a downtown loft, or an investment property, Providence delivers opportunity, character, and convenience. It's a city that continues to evolve while honoring the history that makes it one of New England's most distinctive places to live and visit.

There are 313 active properties in Providence. That includes 146 multi-families and 86 single families, plus 63 condos.

The prices range from $45,000 for a piece of land up to nearly $5 million for a Blackstone Boulevard home.

Let's take a closer look at the multi-market here, since it's a big real estate driver in Providence. The median sold price is $655,000, up by $20,000 from last year.

The Days on Market is up by about a week but still only 23.

In addition Providence, recent Windows featured Pawtucket, East Providence, Warren, Barrington, North Providence, Johnston, Cumberland, Lincoln, Cranston, Newport, Middletown, Portsmouth, Tiverton, East Greenwich, Narragansett, Coventry, North Kingstown, South Kingstown, Warwick, Cranston, Pawtucket, and Bristol. Check the archives for your town or I'll email you a snapshot.

QUIZ TIME.

There were some good guesses this week, but so far no correct answers to this. What state is home to about 20 percent of the nation's historical landmarks?

I fully expect a correct answer this week.

Thank you for reading the 65th edition of Walt's Real Estate Window. Text me at 401-339-0090 when you're ready to buy or sell, and as always your comments and questions are welcome. Have a terrific week!