Warwick real estate makes up Rhode Island's second-largest city, sitting between Providence and the Narragansett Bay coastline in Kent County. Median home prices average around $360,000, reflecting the city's strong employment base anchored by TF Green Airport, the Rhode Island Mall retail corridor, and numerous healthcare and professional services employers. Warwick's blend of inland suburban neighborhoods and bay-front communities gives buyers meaningful choice within a single market.
Warwick neighborhoods: from airport district to Apponaug harbor
Oakland Beach, Conimicut Point, and Apponaug harbor areas command higher prices ($400,000–$650,000) for waterfront access and bay views. Inland Warwick neighborhoods around West Warwick Road and Centerville offer starter homes and mid-range inventory from $300,000 to $420,000. Rental investors find gross yields of 6–8% in Warwick, with airport workers and corporate tenants providing a stable long-term renter base. Vacancy rates hold tight at 3–5% across most sub-markets.
Kent County property taxes average 1.8–2.2% effective rate on Warwick properties — meaningful but below Providence's burden. First-time buyers benefit from Rhode Island Housing's 10,000 Down Payment Assistance loan. Rénovation costs on Warwick's postwar ranch and Cape Cod housing stock average $75–$120 per square foot for full interior updates.
