Fox Point RI Housing Stats & Sales Data 2026
Fox Point is a historically diverse waterfront neighborhood in Providence, Rhode Island (Providence County), bounded by the Providence River to the south and west, Wickenden Street to the north, and the India Point area to the east. Known for its Portuguese-American heritage, Fox Point has evolved from a working-class immigrant enclave into a vibrant, mixed-income neighborhood that blends cultural authenticity with waterfront access, proximity to Brown University, and an eclectic mix of restaurants and galleries along Wickenden Street. India Point Park — the neighborhood's signature green space — provides direct Narragansett Bay waterfront access that adds measurable value to adjacent properties.
Key Takeaways
Median home sale price in Fox Point reached $485,000 in 2025, according to Rhode Island Association of Realtors data, representing a 8.7% year-over-year increase
Total residential transactions numbered 68 in 2025, according to MLS data, up from 62 in 2024 as turnover accelerates
Multi-family properties account for 42% of housing stock, according to Providence tax assessor records, creating strong rental investment opportunities
Waterfront-adjacent properties command a 20-28% premium over comparable inland properties, according to local MLS analysis
Portuguese-American community institutions remain culturally significant even as neighborhood demographics shift, according to Census data
Fox Point Housing Stock Overview
What types of housing exist in Fox Point? According to Providence tax assessor records and the Providence Preservation Society, Fox Point's housing stock reflects its layered history — from 18th-century colonial structures to mid-20th-century multi-family buildings to recent waterfront condominiums.
| Property Type | Count | % of Stock | Median Value | Avg Year Built |
|---|---|---|---|---|
| Multi-Family (2-3 units) | 385 | 42% | $465,000 | 1925 |
| Single-Family | 225 | 24% | $525,000 | 1910 |
| Condominiums | 165 | 18% | $385,000 | 2005 |
| Multi-Family (4+ units) | 85 | 9% | $680,000 | 1940 |
| Mixed-Use (Retail/Res) | 60 | 7% | $545,000 | 1935 |
According to the Providence Planning Department, Fox Point contains approximately 920 total residential properties across 0.35 square miles, making it one of the most densely developed neighborhoods on the East Side. The dominant housing type — two-and-three-family structures from the 1920s-1940s — reflects the neighborhood's history as a home for Portuguese immigrant families who built multi-generational dwellings.
According to Providence Preservation Society records, Fox Point contains 142 structures dating to before 1900, including several pre-Revolutionary War homes along Transit Street and Williams Street that have been continuously occupied for over 250 years.
How does Fox Point's housing stock compare to adjacent neighborhoods? According to MLS comparative data, Fox Point offers a distinct value proposition within Providence's East Side.
| Comparison Metric | Fox Point | College Hill | Wayland Square | Hope Street |
|---|---|---|---|---|
| Median Home Value | $485,000 | $625,000 | $685,000 | $575,000 |
| Multi-Family % | 42% | 31% | 12% | 28% |
| Avg Year Built | 1928 | 1910 | 1935 | 1930 |
| Condo Inventory | 165 | 180 | 95 | 60 |
| Walk Score | 88 | 89 | 92 | 78 |
Agents using US Tech Automations can run automated comparative analyses between Fox Point and adjacent neighborhoods, helping buyers understand the value differential and investors compare rental yields across the East Side — all without spending hours pulling manual comparable data.
Sales Transaction Data
How many homes sold in Fox Point in 2025? According to Rhode Island Association of Realtors MLS data, Fox Point recorded 68 residential transactions in 2025, representing a turnover rate of 7.4% — significantly higher than the East Side average of 4.4%.
| Transaction Metric | 2023 | 2024 | 2025 | YoY Change |
|---|---|---|---|---|
| Total Transactions | 55 | 62 | 68 | +9.7% |
| Median Sale Price | $405,000 | $446,000 | $485,000 | +8.7% |
| Average Sale Price | $438,000 | $478,000 | $518,000 | +8.4% |
| Median Price/Sq Ft | $248 | $265 | $285 | +7.5% |
| Median Days on Market | 20 | 16 | 14 | -12.5% |
| List-to-Sale Ratio | 100.8% | 102.1% | 103.2% | +1.1 pts |
According to Redfin market data, Fox Point's 8.7% year-over-year appreciation significantly outpaces the Rhode Island statewide average of 5.9%, making it one of the fastest-appreciating neighborhoods in the Providence metro area.
According to MLS data, Fox Point's transaction volume has increased 23.6% over two years (2023-2025), reflecting growing buyer interest in the neighborhood's combination of waterfront access, cultural character, and relative affordability compared to College Hill and Wayland Square.
Sales by Property Type
| Property Type | 2025 Sales | Median Price | Avg DOM | % Cash |
|---|---|---|---|---|
| Single-Family | 18 | $525,000 | 12 | 28% |
| Multi-Family (2-3) | 22 | $465,000 | 16 | 32% |
| Condominium | 20 | $385,000 | 11 | 22% |
| Multi-Family (4+) | 5 | $680,000 | 22 | 45% |
| Mixed-Use | 3 | $545,000 | 28 | 55% |
According to local broker analysis, multi-family properties represent the largest transaction category in Fox Point, reflecting the neighborhood's investor appeal. The 32% cash buyer rate for multi-family properties, according to MLS data, indicates significant institutional and experienced-investor interest in Fox Point's rental housing stock.
Price Analysis by Micro-Zone
Which parts of Fox Point command the highest prices? According to MLS transaction data, pricing varies significantly across Fox Point's distinct micro-zones, with waterfront proximity being the dominant value driver.
| Micro-Zone | Median Price | Price/Sq Ft | Key Character |
|---|---|---|---|
| India Point / Waterfront | $625,000 | $345 | Bay views, new condos |
| Wickenden Street Area | $510,000 | $295 | Retail walkability, restaurants |
| Transit Street Historic | $485,000 | $275 | Pre-1900 homes, character |
| Williams Street Core | $445,000 | $255 | Traditional Portuguese area |
| Power Street Edge | $535,000 | $305 | Transition to College Hill |
According to Zillow research data, waterfront-adjacent properties within two blocks of India Point Park command a 20-28% premium over comparable inland Fox Point properties. This premium has widened from 15-20% in 2022, according to historical MLS data, as waterfront access becomes increasingly valued by buyers.
How do Fox Point prices compare to the Providence metro? According to Redfin comparative market data, Fox Point sits in the middle tier of Providence neighborhoods by price.
| Neighborhood | Median Price | vs Fox Point |
|---|---|---|
| Blackstone Blvd | $985,000 | +103% |
| Wayland Square | $685,000 | +41% |
| College Hill | $625,000 | +29% |
| Hope Street | $575,000 | +19% |
| Fox Point | $485,000 | Baseline |
| Federal Hill | $415,000 | -14% |
| Elmhurst | $365,000 | -25% |
Rental Market & Investment Returns
What are rental yields like in Fox Point? According to Rhode Island Housing data and CoStar analytics, Fox Point's rental market benefits from proximity to Brown University, RISD, and downtown Providence employment centers.
| Unit Type | Median Rent | YoY Change | Vacancy Rate | Annual Yield |
|---|---|---|---|---|
| Studio | $1,200 | +5.8% | 2.8% | 6.2% |
| 1-Bedroom | $1,550 | +6.4% | 2.2% | 5.8% |
| 2-Bedroom | $2,050 | +7.2% | 2.5% | 6.1% |
| 3-Bedroom | $2,600 | +5.9% | 3.4% | 5.5% |
According to CoStar analytics, Fox Point vacancy rates rank among the lowest in Providence, driven by a demand floor created by Brown University and RISD students, downtown workers, and healthcare professionals at nearby Rhode Island Hospital. The neighborhood's 2.2% vacancy rate for one-bedroom units, according to Rhode Island Housing data, is effectively full occupancy.
According to local investor surveys, Fox Point multi-family properties deliver cap rates averaging 6.4% — well above the Providence metro average of 5.2%. The combination of strong rental demand, rising rents, and relative purchase price affordability creates what investors describe as the best risk-adjusted returns on the East Side.
| Investment Analysis | Duplex | Triple-Decker | 4-Unit |
|---|---|---|---|
| Avg Purchase Price | $445,000 | $520,000 | $680,000 |
| Monthly Gross Rent | $3,200 | $4,800 | $6,400 |
| Annual Gross Income | $38,400 | $57,600 | $76,800 |
| Operating Expenses (30%) | $11,520 | $17,280 | $23,040 |
| Net Operating Income | $26,880 | $40,320 | $53,760 |
| Cap Rate | 6.0% | 7.8% | 7.9% |
Agents who leverage US Tech Automations to automate investor outreach can segment their database by investment criteria — cap rate threshold, unit count preference, and budget range — ensuring that every new Fox Point multi-family listing is instantly matched with pre-qualified investor contacts.
Demographic Shifts & Community Trends
How is Fox Point's population changing? According to Census Bureau ACS data, Fox Point has experienced significant demographic shifts over the past two decades, with gentrification pressure reshaping the neighborhood's historic Portuguese-American character.
| Demographic Metric | 2010 | 2020 | 2025 Est. | Trend |
|---|---|---|---|---|
| Total Population | 4,200 | 4,450 | 4,600 | +9.5% |
| Median Age | 32.5 | 34.8 | 36.2 | Aging slightly |
| Median Household Income | $48,000 | $65,000 | $78,000 | +62.5% |
| Portuguese Heritage % | 28% | 18% | 14% | Declining |
| Owner-Occupied Rate | 34% | 38% | 40% | Rising |
| Bachelor's Degree+ | 52% | 61% | 67% | Rising |
According to Census data, the percentage of Fox Point residents identifying as Portuguese or Portuguese-American has declined from 28% in 2010 to approximately 14% in 2025, as rising property values have priced out some longtime community members. However, Portuguese-American cultural institutions — including the Holy Ghost Society, Santo Cristo Festival, and several Portuguese restaurants — maintain a visible community presence, according to the Fox Point Neighborhood Association.
US Tech Automations helps agents navigate these demographic transitions by providing culturally segmented outreach tools. The platform enables agents to tailor messaging for long-term community residents (in Portuguese if needed), new arrivals from other states, and investors — each requiring different communication styles and content. US Tech Automations makes this segmentation automatic rather than manual.
New Development & Construction Pipeline
According to Providence Planning Department records and building permit data, Fox Point has several active and planned development projects that will affect local housing supply and values.
| Project | Status | Units | Est. Value | Completion |
|---|---|---|---|---|
| India Point Condominiums Phase 2 | Under Construction | 28 | $14.2M | Q3 2026 |
| Wickenden Street Mixed-Use | Approved | 18 | $8.5M | Q1 2027 |
| Transit Street Renovation | Permitted | 12 | $6.8M | Q4 2026 |
| South Main Street Conversion | Planning | 24 | $11.4M | 2027-2028 |
According to the Providence Planning Department, these projects will add approximately 82 new residential units to Fox Point's inventory over the next 2-3 years. While this represents a meaningful increase, according to local market analysis, absorption rates suggest the neighborhood can accommodate this new supply without price pressure, given current demand levels.
How will new development affect Fox Point property values? According to Urban Land Institute research on neighborhood development patterns, new construction in established neighborhoods typically raises surrounding property values by 3-8% within a two-block radius. The India Point waterfront project, according to developer projections, will list condominiums at $450,000-$650,000 per unit, establishing new comparable sales benchmarks for adjacent properties.
Competitive Platform Comparison for Fox Point Agents
Fox Point's diverse property types, investment focus, and multicultural community require technology that handles complexity across multiple buyer segments.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Multi-Family ROI Automation | Built-in | Add-on | None | None | None |
| Investor Lead Segmentation | Advanced | Moderate | Basic | Moderate | Limited |
| Multilingual Campaign Support | Yes | Limited | No | No | No |
| Development Pipeline Tracking | Integrated | None | None | None | None |
| Waterfront Premium Analysis | Automated | Manual | Manual | Manual | Manual |
| Price per Month | $149 | $499 | $1,000+ | $295 | $69 |
| Neighborhood Comp Engine | Built-in | Basic | None | Limited | None |
US Tech Automations stands apart for Fox Point agents because the platform handles the neighborhood's unique combination of investment analysis, multicultural outreach, and development tracking — capabilities that BoomTown and Follow Up Boss do not offer at any price.
How to Farm Fox Point Effectively in 2026
Fox Point's combination of rising values, cultural character, and waterfront appeal creates farming opportunities for agents who understand the neighborhood's distinct dynamics.
Map your farm by micro-zone. According to MLS data, Fox Point's five distinct micro-zones (India Point, Wickenden, Transit, Williams, Power Street edge) have different pricing dynamics. Organize your database by micro-zone to deliver hyper-targeted market updates.
Build a waterfront premium analysis. According to local MLS data, the India Point waterfront premium ranges from 20-28%. Create marketing materials that quantify this premium for homeowners near the water, helping them understand the full value of their location.
Engage with Portuguese-American community events. According to the Fox Point Neighborhood Association, the annual Santo Cristo Festival, Holy Ghost celebrations, and Portuguese Independence Day events draw community members who may not be active on digital channels. Physical presence at these events builds trust with long-term residents.
Track the development pipeline monthly. According to Providence building permit data, Fox Point has 82 units in various stages of development. Monitor these projects using US Tech Automations to advise homeowners and investors on how new supply may affect their property values.
Create investor-focused content for the multi-family segment. According to MLS data, 42% of Fox Point's housing stock is multi-family. Develop cap rate analyses, rent trend reports, and 1031 exchange opportunity guides tailored to this investor audience.
Leverage Wickenden Street as a lifestyle marketing anchor. According to Providence Tourism Council data, Wickenden Street's concentration of independent restaurants, art galleries, and boutiques draws significant visitor traffic. Use Wickenden Street's cultural appeal in your listing descriptions and neighborhood marketing.
Target out-of-state investor inquiries. According to Redfin migration data, 28% of Fox Point investment purchases come from out-of-state buyers, primarily from Boston and New York. Create digital advertising campaigns targeting these markets with Fox Point cap rate and yield data.
Automate CMA delivery for all 920 properties. According to NAR research, homeowners who receive regular property valuations are 3x more likely to list with the agent providing that data. Use US Tech Automations to schedule quarterly automated CMA reports for every property in your Fox Point farm.
Monitor Brown University and RISD expansion plans. According to Brown University facilities reports, ongoing campus investments affect Fox Point's northern boundary. Track these projects to advise nearby homeowners on potential value impacts — both positive (employment growth) and negative (construction disruption).
Position for the India Point Phase 2 launch. According to developer timelines, 28 new waterfront condominiums will begin sales in Q3 2026. Position yourself as the go-to Fox Point agent before these units hit the market by building relationships with the development team and pre-registering interested buyers.
Frequently Asked Questions
What is the median home price in Fox Point Providence in 2026?
According to Rhode Island Association of Realtors MLS data, the median home sale price in Fox Point reached $485,000 in 2025, with 2026 trending toward $510,000 based on Zillow projections. India Point waterfront properties average significantly higher at $625,000, while traditional residential blocks along Williams Street average $445,000.
How many homes sell in Fox Point each year?
According to MLS transaction data, Fox Point recorded 68 residential transactions in 2025, representing a 7.4% annual turnover rate. This is notably higher than the East Side average of 4.4%, providing more transaction opportunities for farming agents. Multi-family properties accounted for 22 of these 68 transactions.
Is Fox Point a good area for rental property investment?
According to CoStar analytics and Rhode Island Housing data, Fox Point multi-family properties generate cap rates averaging 6.0-7.9% depending on unit count. The proximity to Brown University, RISD, and downtown Providence creates institutional rental demand that keeps vacancy rates below 3.5%, according to Rhode Island Housing vacancy surveys.
What is the Portuguese heritage significance in Fox Point?
According to Census Bureau data and the Fox Point Neighborhood Association, Fox Point was historically Providence's primary Portuguese-American neighborhood, with peak Portuguese-heritage population reaching approximately 40% in the 1970s. While this percentage has declined to approximately 14% as of 2025, Portuguese cultural institutions including churches, restaurants, and annual festivals remain active neighborhood anchors.
How does waterfront access affect Fox Point property values?
According to local MLS analysis, properties within two blocks of India Point Park and Narragansett Bay waterfront access command a 20-28% premium over comparable inland Fox Point properties. This premium has widened from 15-20% in 2022, reflecting increasing buyer willingness to pay for water views and recreational waterfront access.
What new development is planned for Fox Point?
According to Providence Planning Department records, approximately 82 new residential units are in various stages of development in Fox Point, including the India Point Condominiums Phase 2 (28 units), Wickenden Street mixed-use (18 units), Transit Street renovation (12 units), and South Main Street conversion (24 units). Most are expected to deliver between Q3 2026 and 2028.
How competitive is the Fox Point real estate market?
According to MLS data, Fox Point is competitive with a median days-on-market of 14, a list-to-sale ratio of 103.2%, and 32% of multi-family transactions completed in cash. Single-family homes are the most competitive segment, averaging only 12 days on market, according to MLS data.
Conclusion: Capture Fox Point's Growth Trajectory with Data-Driven Farming
Fox Point's combination of waterfront premium appreciation, strong rental yields, new development pipeline, and rich cultural character creates a neighborhood poised for continued value growth through 2026 and beyond. The 8.7% annual price appreciation and 7.4% turnover rate generate consistent transaction opportunities for agents who invest in systematic farming.
US Tech Automations provides the tools to farm Fox Point's complex, multi-segment market effectively — from automated investor ROI analysis and waterfront premium tracking to culturally segmented outreach campaigns and development pipeline monitoring. In a neighborhood where 68 transactions create meaningful earning potential, the agents who succeed are those who combine local knowledge with automated efficiency.
Start farming Fox Point with data-driven automation at ustechautomations.com.
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Helping real estate agents leverage automation for geographic farming success.
