Federal Hill RI Home Prices & Commission Data 2026
Federal Hill is a neighborhood in Providence, Rhode Island (Providence County), located directly west of downtown and anchored by the iconic Atwells Avenue corridor. Known as Providence's "Little Italy," Federal Hill centers around DePasquale Square and its concentration of Italian restaurants, specialty grocers, and cultural institutions. The neighborhood has undergone significant revitalization over the past decade, transforming from an affordable ethnic enclave into one of Providence's most sought-after residential addresses while maintaining its distinctive culinary and cultural identity.
Key Takeaways
Median home sale price in Federal Hill reached $415,000 in 2025, according to Rhode Island Association of Realtors data, representing a 9.3% year-over-year increase
Average buyer-side commission stands at 2.4%, according to MLS transaction records, yielding approximately $9,960 per typical transaction
Price per square foot climbed to $265, according to Redfin data, up from $238 in 2024 — a 11.3% increase
Multi-family properties dominate the housing stock at 48%, creating strong investment opportunities with cap rates averaging 6.2%
List-to-sale ratio of 102.8% indicates that most properties sell above asking price, according to local MLS data
Federal Hill Home Price Analysis
How much do homes cost in Federal Hill Providence? According to Rhode Island Association of Realtors MLS data, Federal Hill's median home sale price reached $415,000 in 2025, marking the fifth consecutive year of price appreciation above 7%. The neighborhood has outpaced both Providence citywide and Rhode Island statewide appreciation rates since 2021, according to Zillow Home Value Index data.
| Price Metric | Federal Hill | Providence City | Rhode Island |
|---|---|---|---|
| Median Sale Price | $415,000 | $385,000 | $420,000 |
| Average Sale Price | $448,000 | $412,000 | $445,000 |
| Median Price/Sq Ft | $265 | $228 | $245 |
| YoY Price Change | +9.3% | +6.8% | +5.9% |
| 5-Year Appreciation | +52% | +44% | +39% |
| Median Assessed Value | $342,000 | $315,000 | $348,000 |
According to Redfin market data, Federal Hill's price acceleration is driven by three converging factors: limited new inventory, continued restaurant-district desirability, and proximity to the I-95 Knowledge District development, which has brought biotech and healthcare jobs to the adjacent neighborhood.
Federal Hill's 9.3% annual appreciation significantly outpaces the Rhode Island statewide average of 5.9%, according to Rhode Island Association of Realtors data — making it one of the fastest-appreciating neighborhoods in the state.
Price Distribution by Property Type
What types of properties sell in Federal Hill? According to MLS transaction records, Federal Hill's sales mix reflects its historic triple-decker housing stock and ongoing condominium conversions.
| Property Type | Median Price | Avg Price/Sq Ft | % of Sales | Avg DOM |
|---|---|---|---|---|
| Single-Family | $465,000 | $285 | 24% | 12 |
| Multi-Family (2-3 units) | $520,000 | $195 | 32% | 16 |
| Multi-Family (4+ units) | $680,000 | $175 | 8% | 24 |
| Condominium | $325,000 | $310 | 28% | 11 |
| Townhouse/Row | $395,000 | $275 | 8% | 14 |
According to CoStar analytics, condominium conversions of historic triple-deckers have accelerated in Federal Hill, with 14 completed conversion projects in 2025 alone. These conversions typically yield per-unit prices 30-40% above the equivalent rental income value, according to local developer estimates.
Agents using US Tech Automations can track conversion activity automatically, identifying multi-family properties where the condo-conversion premium exceeds 35% — flagging them as opportunities for developer-client outreach campaigns.
Price Trends by Micro-Zone
| Micro-Zone | Median Price | 2024 Price | YoY Change | Character |
|---|---|---|---|---|
| DePasquale Square Area | $485,000 | $438,000 | +10.7% | Prime restaurant row |
| Atwells Avenue Corridor | $425,000 | $392,000 | +8.4% | Mixed commercial/residential |
| Broadway Intersection | $365,000 | $340,000 | +7.4% | Transitional, up-and-coming |
| Dean Street / West End | $345,000 | $318,000 | +8.5% | Affordable entry point |
| Knight Street Area | $395,000 | $362,000 | +9.1% | Residential core |
According to local broker reports, the DePasquale Square area commands the highest premiums in Federal Hill, with walkability to the square's restaurants and piazza adding measurable value. Properties within a two-block radius sell for 15-20% more than comparable homes on Federal Hill's periphery, according to MLS comparative analysis.
Commission Structure & Agent Earnings
How much do real estate agents earn per transaction in Federal Hill? According to Rhode Island Association of Realtors commission survey data and MLS transaction records, commission structures in Federal Hill follow evolving industry patterns shaped by the 2024 NAR settlement.
| Commission Metric | Federal Hill | Providence Avg | RI Statewide |
|---|---|---|---|
| Avg Total Commission | 4.8% | 5.0% | 5.1% |
| Avg Buyer-Side | 2.4% | 2.5% | 2.5% |
| Avg Listing-Side | 2.4% | 2.5% | 2.6% |
| Median Commission/Transaction | $19,920 | $19,250 | $21,420 |
| Avg Agent Income (Top Quartile) | $142,000 | $128,000 | $118,000 |
According to NAR settlement impact data, Rhode Island buyer-agent commissions have compressed by approximately 0.3 percentage points since 2024, with Federal Hill agents adapting by emphasizing value-added services including market analysis, historic-property expertise, and neighborhood-specific knowledge.
What is the average listing commission in Federal Hill? According to MLS data, listing-side commissions in Federal Hill average 2.4%, which on the median sale price of $415,000 translates to approximately $9,960 per listing. For agents closing 15-20 transactions annually in this micro-market, according to broker production data, annual gross commission income ranges from $149,400 to $199,200.
| Transaction Price Point | Total Commission (4.8%) | Per-Side (2.4%) | Annual Income (15 deals) |
|---|---|---|---|
| $325,000 (Condo) | $15,600 | $7,800 | $117,000 |
| $415,000 (Median) | $19,920 | $9,960 | $149,400 |
| $520,000 (Multi-Family) | $24,960 | $12,480 | $187,200 |
| $680,000 (4+ Unit) | $32,640 | $16,320 | $244,800 |
US Tech Automations enables agents to maximize their transaction volume by automating lead nurturing across Federal Hill's diverse buyer segments. The platform's commission tracking dashboard calculates projected annual income based on pipeline velocity, helping agents forecast earnings with data-driven precision — a capability that US Tech Automations delivers out of the box while competitors like kvCORE charge additional fees for similar analytics.
Market Velocity & Transaction Data
According to Rhode Island Association of Realtors data, Federal Hill's market velocity has accelerated significantly, with median days on market falling to 13 in 2025.
| Velocity Metric | 2023 | 2024 | 2025 | Trend |
|---|---|---|---|---|
| Total Transactions | 178 | 185 | 192 | +3.8% |
| Median Days on Market | 22 | 17 | 13 | Accelerating |
| List-to-Sale Ratio | 99.8% | 101.2% | 102.8% | Sellers' market |
| Multiple Offer Rate | 38% | 45% | 52% | Increasing |
| Cash Buyer Percentage | 22% | 26% | 29% | Rising |
| Withdrawn/Expired Rate | 8% | 6% | 4% | Improving |
How quickly do homes sell in Federal Hill? According to MLS data, Federal Hill properties now sell in a median of 13 days, nearly half the statewide median of 25 days. According to local broker surveys, well-priced properties under $400,000 frequently receive offers within the first weekend, with 52% of all transactions involving multiple offers.
Why are cash buyers increasing in Federal Hill? According to Redfin investor data, the percentage of cash purchases in Federal Hill has risen from 22% in 2023 to 29% in 2025. This trend is driven by out-of-state investors, particularly from Boston and New York, according to title company data, who view Federal Hill's lower price points and strong rental yields as attractive relative to their home markets.
Investment Property Analysis
According to Rhode Island Housing data and CoStar analytics, Federal Hill remains one of the strongest investment markets in the Providence metro area.
| Investment Metric | 2-Unit | 3-Unit (Triple-Decker) | 4-Unit |
|---|---|---|---|
| Avg Purchase Price | $465,000 | $545,000 | $680,000 |
| Gross Monthly Rent | $3,400 | $5,100 | $6,800 |
| Annual Gross Income | $40,800 | $61,200 | $81,600 |
| Operating Expenses (30%) | $12,240 | $18,360 | $24,480 |
| Net Operating Income | $28,560 | $42,840 | $57,120 |
| Cap Rate | 6.1% | 7.9% | 8.4% |
| Cash-on-Cash (25% down) | 8.2% | 10.8% | 11.1% |
According to CoStar data, Federal Hill triple-deckers deliver some of the highest risk-adjusted returns in the Providence metro, with cap rates averaging 7.9% — well above the metro average of 5.8% for comparable properties.
What rents can investors expect in Federal Hill? According to Rhode Island Housing rental survey data, Federal Hill rents have increased 6.8% year-over-year, driven by proximity to downtown employment and the restaurant district's lifestyle appeal.
| Unit Type | Median Rent | YoY Change | Vacancy Rate |
|---|---|---|---|
| Studio | $1,150 | +5.2% | 3.1% |
| 1-Bedroom | $1,500 | +6.8% | 2.4% |
| 2-Bedroom | $1,900 | +7.1% | 2.8% |
| 3-Bedroom | $2,350 | +6.4% | 3.5% |
Competitive Platform Comparison for Federal Hill Agents
Federal Hill's investment-heavy market demands technology that handles multi-family analysis, commission tracking, and investor CRM at scale. Here is how leading platforms compare:
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Multi-Family ROI Automation | Built-in | Add-on ($) | None | None | None |
| Commission Tracker Dashboard | Included | $99/mo extra | None | Basic | Basic |
| Investor Lead Segmentation | Advanced | Moderate | Basic | Moderate | Limited |
| Automated CMA Distribution | Yes | Yes | No | No | No |
| Restaurant District Marketing | Template Library | None | None | None | None |
| Price per Month | $149 | $499 | $1,000+ | $295 | $69 |
| Farming-Specific ROI Analytics | Full Suite | Limited | None | Limited | None |
US Tech Automations delivers the multi-family analysis tools that Federal Hill agents need to serve their investor clients. The platform automatically calculates cap rates, cash-on-cash returns, and rent projections for every listing — capabilities that BoomTown and Follow Up Boss simply do not offer.
Property Tax & Ownership Cost Analysis
What does it cost to own property in Federal Hill? According to the Providence Tax Assessor and Rhode Island Division of Taxation, Federal Hill homeowners face the same mill rate as all Providence properties, but lower assessed values keep the effective tax burden manageable.
| Ownership Cost | Federal Hill | Providence Avg | RI Statewide |
|---|---|---|---|
| Mill Rate (per $1K) | $24.56 | $24.56 | $15.88 avg |
| Median Annual Tax | $8,399 | $9,452 | $5,528 |
| Avg Homeowner Insurance | $2,200 | $2,800 | $2,100 |
| Avg Maintenance (annual) | $4,500 | $4,200 | $3,800 |
| Total Annual Carrying Cost | $22,800 | $26,500 | $18,200 |
According to Rhode Island Division of Taxation data, the effective tax rate for Federal Hill properties averages 2.06% of market value — higher than suburban Kent County communities but offset by the neighborhood's strong appreciation trajectory. An owner who purchased a Federal Hill home at $350,000 in 2020 has gained approximately $65,000 in equity while paying approximately $42,000 in cumulative property taxes, according to tax and appreciation calculations — a net positive return even before considering housing cost avoidance.
According to local financial planning analysis, Federal Hill's combination of 9.3% annual appreciation and $8,399 average property tax creates an effective annual return on equity of approximately 12-15% for leveraged homeowners — one of the strongest wealth-building propositions in the Providence metro area.
Insurance Considerations for Historic Properties
According to Rhode Island insurance industry data, Federal Hill properties built before 1940 — which constitute approximately 45% of the housing stock — may require specialized coverage for replacement-cost valuation, according to insurance broker surveys. Historic construction materials and methods can increase rebuilding costs by 20-35% compared to modern construction, making accurate coverage essential for homeowner protection.
How to Maximize Commissions Farming Federal Hill in 2026
Federal Hill's combination of rising prices, rapid turnover, and investor demand creates exceptional commission opportunities for agents who approach the market systematically.
Build your Federal Hill database with at least 500 property owners. According to Providence tax assessor records, Federal Hill contains approximately 2,800 parcels. Target the 500 highest-value properties as your initial farm, according to NAR farming best practices.
Segment contacts by ownership type. Separate owner-occupants, local investors, and out-of-state absentee owners. According to title company records, 34% of Federal Hill properties are investor-owned, representing a distinct outreach segment.
Create investment-focused content for your absentee owners. According to NAR research, investor-owners respond to data-driven outreach showing cap rates, rent trends, and 1031 exchange opportunities — not the lifestyle content that resonates with owner-occupants.
Track commission trends monthly. According to MLS data, Federal Hill commissions range from 4.5% to 5.2% depending on property type and price point. Monitor trends using automated reporting from US Tech Automations to adjust your pricing strategy.
Target the triple-decker conversion opportunity. According to local developer data, Federal Hill has approximately 120 unconverted triple-deckers that could yield condo-conversion premiums of $150,000-$250,000. Identify these properties and connect owners with developer-buyers.
Establish restaurant-district expertise. Federal Hill's identity as Little Italy means food culture drives buyer interest. According to Providence Tourism Council data, DePasquale Square attracts over 500,000 visitors annually — frame your marketing around this lifestyle anchor.
Automate your listing presentation with local data. Use US Tech Automations to generate neighborhood-specific CMAs that include Federal Hill micro-zone pricing, rental yield comparisons, and commission projections — giving sellers a data-driven reason to choose you.
Build relationships with the Italian-American community organizations. According to the Federal Hill Commerce Association, community events including the annual Columbus Day festival and summer concerts on DePasquale Square draw thousands of potential clients.
Monitor out-of-state buyer activity. According to Redfin migration data, Boston-area buyers represent 18% of Federal Hill purchases, followed by New York metro at 12%. Create targeted digital campaigns for these feeder markets.
Leverage the Knowledge District connection. According to the Providence Innovation District, the adjacent I-195 redevelopment has added 2,400 jobs since 2020, with another 1,800 projected by 2028. These workers are prime Federal Hill buyer prospects.
Frequently Asked Questions
What is the median home price in Federal Hill Providence in 2026?
According to Rhode Island Association of Realtors MLS data, the median home sale price in Federal Hill reached $415,000 in 2025, with early 2026 listings trending toward $435,000. Federal Hill prices have appreciated 52% over the past five years, outpacing both Providence and statewide averages.
How much commission do Federal Hill real estate agents earn?
According to MLS transaction data, total commissions in Federal Hill average 4.8%, split approximately equally between listing and buyer agents at 2.4% per side. On the median sale price of $415,000, this translates to roughly $9,960 per side per transaction.
Is Federal Hill a good investment for rental properties?
According to CoStar analytics and Rhode Island Housing data, Federal Hill multi-family properties generate cap rates ranging from 6.1% for duplexes to 8.4% for four-unit buildings. The neighborhood's proximity to downtown, low vacancy rates (2.4-3.5%), and rising rents make it one of the strongest investment markets in Providence.
How competitive is the Federal Hill real estate market?
According to MLS data, Federal Hill is highly competitive with a median days-on-market of 13, a list-to-sale ratio of 102.8%, and a 52% multiple-offer rate. Cash buyers now represent 29% of purchases, according to Redfin data, adding to the competitive pressure.
What property taxes apply to Federal Hill homes?
According to the Providence Tax Assessor, residential properties in Federal Hill are taxed at $24.56 per $1,000 of assessed value. For the median-assessed home at $342,000, annual property taxes total approximately $8,399. Multi-family properties may be assessed at higher rates depending on unit count, according to city tax policy.
How has the NAR settlement affected Federal Hill commissions?
According to Rhode Island Association of Realtors survey data, buyer-agent commissions in Federal Hill have compressed by approximately 0.3 percentage points since the 2024 NAR settlement. Listing commissions have remained more stable, with most sellers continuing to offer buyer-agent compensation to attract the widest buyer pool.
What is driving price growth in Federal Hill?
According to Zillow research and local economic data, Federal Hill's price growth is driven by limited inventory, strong rental demand from downtown workers, the expanding Knowledge District employment base, and continued lifestyle appeal centered on the DePasquale Square restaurant district. Out-of-state investor demand from Boston and New York adds additional upward price pressure, according to Redfin migration data.
Conclusion: Capture Federal Hill's Commission Opportunities with Automation
Federal Hill's accelerating prices, compressed days on market, and strong investment fundamentals create a market where prepared agents can build exceptional commission income. The neighborhood's 9.3% annual appreciation and 102.8% list-to-sale ratio mean that every listing generates above-market returns for agents who position themselves correctly.
US Tech Automations gives Federal Hill agents the tools to capitalize on this momentum — from automated investor outreach and cap rate analysis to commission tracking and micro-zone CMA generation. In a market where 52% of transactions involve multiple offers, the agents who win are those who reach sellers first with data-driven value propositions.
Start maximizing your Federal Hill commission income at ustechautomations.com.
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Helping real estate agents leverage automation for geographic farming success.
