Rhode Island

Tyler Bernadyn: The reality of the Newport County housing market: A seller’s advantage and a buyer’s challenge – What's Up Newp

Published

1 year ago

March 2, 2025

Tyler Bernadyn: The reality of the Newport County housing market: A seller’s advantage and a buyer’s challenge – What's Up Newp

As we move into the spring season, the reality of Newport County’s real estate market continues to be shaped by the simple, yet undeniable, law of supply and demand. With just 155 properties currently available across Jamestown, Newport, Middletown, Portsmouth, Tiverton, and Little Compton — ranging from $60,000 (643 Forest Park in Middletown) to $22,500,000 (441 W Main Road in Little Compton) — the shortage of homes is impacting buyers and sellers alike.

One of the most pressing observations in Newport is the severe shortage of inventory. In fact, there are only 13 residential properties available in Newport for under $1 million. This limited supply has kept the market firmly in a seller’s advantage, with demand still outpacing what’s available. Even in a market with limited inventory, there is still a palpable energy. Last week, I hosted some of the busiest open houses I’ve ever had, a clear indicator that pent-up demand for housing in our community remains. For those exploring the idea of selling, the returns on investments are incredible, and recent sales have contributed to a significant increase in home equity. Property owners in Newport County are sitting on more money than they might realize, making it an ideal time to consider a sale — if they’re ready to take the plunge or have the need to move.

For buyers, however, the reality is that competition will only intensify as we head further into the spring market. With so few properties available, many are feeling the pressure to act quickly or find themselves on the outside looking in. As more buyers flood the market due to the seasonal nature of New England, many are finding themselves competing with others, often making quick, decisive offers to secure their desired properties. But it’s not all about the highest bid. Sellers are often considering multiple offers and looking for favorable terms, not just the price. Offers that are free of conditions or contingencies are pacing the race to consumers, which requires a certain level of risk tolerance amongst consumers already competing in high price purchases.

What many sellers are grappling with is a question that continues to be a major hurdle: where will they go if they sell? For many homeowners, this uncertainty about where to move next is what has kept them from listing their homes. But for those who decide to take advantage of the market, there’s an opportunity to capitalize on the high equity gains. Still, it’s essential to keep in mind that the cost of land and housing in coastal areas — particularly Rhode Island — is unlikely to decrease in the near future.

This is the reality of living in a coastal community, and it’s a trend that doesn’t seem poised to change anytime soon. The surge in housing prices, approachable interest rates, and metropolitan migration spurred by the COVID-19 pandemic created a frenzy that led to what I believe is a bubble in many coastal markets. While other markets around the country may experience some softening, the dynamics in Rhode Island remain unique. With only a finite amount of land left to be developed — particularly in the western part of the state — prices will continue to hold strong.

Recent reports underscore the precariousness of our market. According to Eastern Progress, Rhode Island ranks as the 10th least stable housing market in the country, signaling that volatility is a concern for many buyers and sellers. As noted in a Providence Journal article, the median sale price in Rhode Island rose 3.5% year-over-year in 2024, and homes are continuing to sell quickly — underscoring the competitive landscape we’re seeing locally.

In Newport, dirt alone is selling for hundreds of thousands of dollars, and the city’s size is limited: just 11 square miles in total, with 7.7 square miles of land and 3.3 square miles of inland water. The scarcity of land is something that’s truly unique to coastal communities like ours, and it’s a factor that will only continue to drive property values higher.

For those who purchased homes years ago or have no mortgage, you’re sitting on a significant amount of equity due to the unprecedented surge in property values. That equity might be more than you think, and it could be the right time to explore options that can help you capitalize on your investment or take money out of your home to fund capital improvement projects, pay off debt, etc.

But for buyers, particularly those who were waiting for prices to drop or interest rates to do the same, it’s a harsh reality. The market remains competitive, and those who have been waiting on the sidelines may find themselves struggling to secure a property in a market that’s showing no signs of slowing down.

In light of this it’s crucial to understand your home’s true value in this market. This is information that every property owner, regardless of if you plan to sell, should have on hand. Your fair market value is often much different from your city assessment, and recent sales in your neighborhood will directly affect your home’s position. Whether you’re considering a move or just curious about your home’s worth, consulting with an experienced local professional can provide the insight you need to navigate this ever-evolving market. I’d be happy to consult on any valuation, confidentially with no strings attached.

For more information about this article or insight on the local real estate market, please reach out. My direct line is 401-241-1851 and my email is TylerB@resultswithremax.com. Have a wonderful Sunday.

How did Jake Bauer win the 2026 State Amateur? With an all-time comeback

Published

7 hours ago

July 10, 2026

Press Room

How did Jake Bauer win the 2026 State Amateur? With an all-time comeback

SEEKONK, MA – If given a choice, Jake Bauer would have traveled a different road.

Friday felt like nothing but potholes and lane closures until the afternoon conclusion at Ledgemont Country Club. It was far from an uneventful ride.

The destination was something he’s chased for nearly a decade – a second crown at the 121st Amateur Championship – one that came thanks to a sensational rally past Tyler Cooke.

Bauer’s three straight birdies to start what proved to be his final five holes of the week allowed him to catch and pass Cooke. A sizeable morning deficit was gone in the 36-hole match play title round, and Bauer was suddenly on his way to a 2 and 1 triumph.

“For any golfers out there – cash games, junior golfers – don’t do it,” Bauer said. “It’s not fun. But if you do pull through, it’s a really, really cool story to say you did it.”

Cooke was 6 up after the opening morning nine and looked at times like he would cruise to his first championship. Bauer started applying pressure with an immaculate second nine holes and continued to push until finally breaking through. His curling uphill birdie putt at the par-3 15th – the 33rd hole of the match – found the cup to give Bauer a lead he never relinquished.

“I don’t even know what just happened on the last six or seven holes,” Bauer said. “You sort of just black out. I’m speechless.”

Bauer added a par at the 16th to go 2 up and only needed to halve either of the remaining two holes with Cooke to get the job done. Each made bogey at the uphill par-4 17th, with Bauer lagging his par putt to within inches. Cooke conceded the final stroke, and Bauer was able to take a deep breath while hugging his father and caddie, Jim.

“My dad was really good,” Bauer said. “He doesn’t really get too technical with me. He’s a very calm soul to have on the bag.”

Bauer needed every bit of that even temperament to survive the early stages. Cooke collected seven birdies through his first 23 holes, the last coming at the par-4 fifth. That gave him a 3-up lead, and he was able to remain in front until Bauer buried clutch putts at the par-4 13th, the par-4 14th and the 187-yard downhill tester.

“[The birdie putt] definitely had some speed,” Bauer said. “I think if that didn’t go in we would have probably been on 18 or in extra holes.”

Bauer carded five bogeys on his opening nine before a solid birdie at the par-4 10th gave him a first taste of momentum. He racked up seven pars and another birdie at the par-4 18th before entering the lunch break just 2 down. It was a similar charge to the one Bauer made in the quarterfinals, as he won five of the last six holes to edge Jason Kalin, 1 up.

“I performed really well this whole week in stroke play and other matches,” Bauer said. “I said if I just stick to that same game plan I will end up on top.”

Cooke battled his way into the match play bracket after an opening 76 in Monday’s steady rain. He rebounded with a 73 under more precipitation Tuesday and immediately produced an upset by knocking out No. 4 seed Sam Powell. Cooke has been a steady winner since an All-State career at Toll Gate and college tenure at Connecticut, including a record five titles at the Four-Ball Championship with brother-in-law Bobby Leopold.

Bauer had just graduated from Johnson & Wales when he won for the first time here, an impressive victory over Matt Broome. He fell in last year’s final to Mike Calef, surrendering a late lead in a 1 up loss at Rhode Island Country Club in Barrington. Bauer wasted no time booking a third appearance in the title match and did so with some extra support – his wife, McKenna, was in the gallery less than a month after they exchanged vows in June.

“We didn’t even know each other back in 2018,” Bauer said. “For her to experience this – I don’t even know what emotions she was going through. I’m really happy to share it with her.”

bkoch@providencejournal.com

On X: @BillKoch25

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Rhode Island

Our Favorite Write-Ins From the 2026 Best of Rhode Island Readers’ Poll – Rhode Island Monthly

Published

17 hours ago

July 10, 2026

Press Room

Our Favorite Write-Ins From the 2026 Best of Rhode Island Readers’ Poll – Rhode Island Monthly

If you haven’t heard, our upcoming Best of Rhode Island party has many exciting additions and surprises this year, and we at Rhode Island Monthly cannot wait to celebrate with all of you at the WaterFire Arts Center on July 23 (get your tickets here if you haven’t already!). But to tide us all over in the meantime, we decided to continue the tradition of sharing some of the silliest write-in entries we came across while tallying the Best of Rhode Island Readers’ Poll.

But first, let me provide a quick refresher of the process. As many know, the ballot is made up entirely of write-in entries, meaning you can submit whatever you like for Best Restaurant, Best Influencer, Best Wedding Venue, etc. And believe me when I tell you that people do truly submit whatever they like. This year we had the task of combing through more than 100,000 (!) votes and once again (see examples from 2022, 2023, 2024, and 2025) found ourselves chuckling at quite a few along the way. Below you’ll find a roundup of some of our favorites, as well as what was going through my mind as I noted and compiled them. (And as always, I’d like to throw in the disclaimer that I am just as much a victim of my own typing skills, so these are all in good fun!). Enjoy!

FOUND UNDER STATEWIDE RESTAURANT

“Daddychill” and “Daddychillllll”

— If I had a nickel for every time someone said this, I’d have two nickels — which isn’t a lot, but it’s weird that it happened twice.

“Blinked to Beauty”

via GIPHY

“Christina Erne” and “TJ Delsanto”

— Christina and TJ are meteorologists, not meat.

“All Four Paws” and “Mind Your Dog”

— “Hello, is this PETA?”

“Altered images tattoo” and “Massage envy”

— I think you’ll satisfy different kinds of cravings and needs here.

“Boozy book club”

— Yo Reilley, you got snacks?

“Buns and bites”

— Sorry to have to disappoint, but Laura serves looks and recs, not meals.

“Comedy bus”

— It’s taking everything in me not to recycle my (terrible) joke from last year.

“Same day content Reel Candid”

— I guess the camera always eats first.

“Vampire (hallie)”

— Are you trying to be the main course?

FOUND UNDER STATEWIDE NEW RESTAURANT

“Applebees”

via GIPHY

“Timmtuffknuckles”

— How are his knuckle sandwiches?

FOUND UNDER STATEWIDE LATIN RESTAURANT

“Lklk”

— Not me trying to see if this is a latin root.

FOUND UNDER STATEWIDE ASIAN RESTAURANT

“Quads n. Attleboro”

— Geography class really isn’t what it used to be, huh.

(My clearly grumpy, not-so-gentle reminder that we’re looking for the best of Rhode Island).

FOUND UNDER STATEWIDE INDIAN RESTAURANT

“Ho HoHOHO”

— Why did I read this like Santa tried a spicy curry for the first time and had a rough go of it.

FOUND UNDER STATEWIDE BREAKFAST SANDWICHES

“Duncan donuts” and “Dunking donts”

— I don’t know what I’m judging more: the voting for a national chain or the misspelling of said very, very popular chain.

“Bacon egg and cheese on a croissant.”

“Women & Infants Hospital – No, I’m not kidding! IYKYK”

— Well, now we know. Still hope I don’t have reason to find out for myself any time soon 😅

FOUND UNDER STATEWIDE BRUNCH

“Cry cafe”

— You know, after a few mimosas, sometimes brunch is the best time to have a good cry. Not that I’m speaking from experience.

*Typo translation: Cru Cafe

“Karies (used to be jiggers south)”

— We found a real Rhode Islander, folks.

FOUND UNDER STATEWIDE CHEAP EATS

“They don’t exist in ri”

Not in this economy.

FOUND UNDER STATEWIDE COCKTAIL BAR

“Jefferson speakeasy??”

— Wanna think about it for a sec?

“Bar Lizzo”

— I mean, she is 100% that b*tch.

*Typo Translation: Bar’Lino

“Justine’s RIP”

— Yeah, this one hurts. Pour one out for the homie.

FOUND UNDER STATEWIDE WINERY

“Kingdom of the hawk”

— Sick name. Wrong state.

FOUND UNDER STATEWIDE DIVE BAR

“Oooogie’s”

via GIPHY

“(Against my better judgement) scurvy dog”

— Woof.

“BRADLEY CAFFEEEEEEEE”

— Love the enthusiasm.

“Irish Spring Soap”

— Alright smartass. There’s only room for one us here.

“O’roughs”

— Looks like someone had one too many at O’Rourke‘s the night prior.

FOUND UNDER STATEWIDE OYSTER BAR

You’d think after all the fire and the new location headlines, people would remember how to spell Matunuck. Alas, we still got:

“Matonk,” “Matoonik,” “Mahtunuck,” “Mattunuack,” “Mettunic,” “Matunickk,” “Metacunack” and many, many, many more.

*Typo Translation: Matunuck Oyster Bar

“THE OYSTER BAR”

— THANKS JANET BUT WHICH ONE?

FOUND UNDER STATEWIDE BARBER SHOP

“City hall”

— Is that what they do there?

FOUND UNDER STATEWIDE INDEPENDENT BOOKSTORE

“Barnes and Noble”

— You and I have different definitions of independent.

FOUND UNDER STATEWIDE TV METEOROLOGIST FEMALE

“Dylan Drier, SORRY she’s the BEST”

— SORRY but not in RHODE ISLAND.

“Kathy bates”

— Yes, and I’m the one in Misery.

*Typo translation: Kelly Bates

FOUND UNDER STATEWIDE SPORTSCASTER

“[redacted], new and upcoming”

— When I Googled this name I could only find criminal court cases (and no Rhode Island sportscasters) so, yea, I’m gonna go ahead and agree that this person has a lot more coming up to do.

“Channel 10 reporter”

— You can Google too, ya know.

FOUND UNDER STATEWIDE TELEVISION NEWS REPORTER

“Jamie coelho”

— She is always ready for her closeup!

“jean value cent”

— I really thought I had seen all the spellings at this point, but someone always proves me wrong.

*Typo translation: Gene Valicenti

FOUND UNDER STATEWIDE MORNING SHOW

“Drew Barrymore”

via GIPHY

“Road show”

— C’mon. Have some respect for the pun.

*Typo translation: The Rhode Show

FOUND UNDER STATEWIDE LOCAL NEWS SHOWS

“r/Providence (Providence reddit page)”

— I’d be lying if I said I hadn’t also gotten my news from this thread some days…

FOUND UNDER STATEWIDE LOCAL MUSICIAN/BAND

“No exit 5”

— You’re right, there is none.

*Typo translation: No Exit 4

“Dropkick Murphy’s”

— Does owning Yellow Door make them local? I’ll take it.

“Taylor Swift”

— Well, maybe if she had tied the knot here… (No we aren’t bitter).

“I am a god!!!!!!!!!!!!!!!!!!”

— I know this is an actual band name, but this was still a jump scare.

FOUND UNDER STATEWIDE LOCAL FASHION DESIGNER

“DADDDDDDDDYYYYYYYYYYYY I want you badddddd”

— Okay someone’s gotta be effing with me.

FOUND UNDER STATEWIDE LOCAL ARTISAN

“Fankiemademedoit”

— I don’t think that will hold up in court.

FOUND UNDER STATEWIDE FOODIE INFLUENCER

“Jamie Coelho”

— No arguments here.

FOUND UNDER STATEWIDE DATE NIGHT

“catching rats with butterfly nets in kennedy plaza.”

— Jotting that one down.

“Eating out and a movie”

via GIPHY

FOUND UNDER STATEWIDE CANNABIS DISPENSARY

“All suck tbh”

— Daddy chill. (This might be my new favorite term).

“Northeastern”

— You know you don’t have to buy from your college roommate any more, right?

*Typo translation: Northeast Alternatives in Fall River and Seekonk 😮‍💨

FOUND UNDER PROVIDENCE RESTAURANT

“Ed the barber”

— I see the Sweeney Todd fan has returned.

“Permission.”

Granted, you may proceed.

*Typo translation: Persimmon

“Seeking tailor”

— Did you think we were ChatGPT?

FOUND UNDER PROVIDENCE VEGAN/VEGETARIAN RESTAURANT

“Pianta pianta pianta!”

— Is this how the kids play Bloody Mary nowadays? Does a Veggie Tales character show up? (Honestly that would terrify me more.)

FOUND UNDER PROVIDENCE OUTDOOR DINING

“Federal hill”

via GIPHY

FOUND UNDER PROVIDENCE DINER

“1st one I wrote is actually in Blackstone valley”

— Thank you for your candor.

“Haven’t bros”

— I think they have.

*Typo translation: Haven Brothers

FOUND UNDER PROVIDENCE SANDWICH SHOP

“Wise guys in Cumberland”

— Not very wise of you.

FOUND UNDER PROVIDENCE INDEPENDENT BOOKSTORE

“Heartless”

— I think Penny would beg to differ!

*Typo translation: Heartleaf Books

FOUND UNDER PROVIDENCE LOCALLY OWNED CLOTHING BOUTIQUE

“Locally owned clothing boutique”

via GIPHY

FOUND UNDER PROVIDENCE CONSIGNMENT SHOP

“The one on brook near wickenden”

via GIPHY

FOUND UNDER PROVIDENCE MUSIC VENUE

“Lupo’s heartbreak hotel”

— Who knew they’d still be breaking hearts all these years later.

FOUND UNDER PROVIDENCE LOCAL EVENT

“Best of RI”

— Eeeyyyyy

“BEYBLADE X TOURNAMENTS”

— I didn’t know this was a thing and now I am intrigued.

“TJ Delsanto Facebook Photos of RI and stories of beaches in RI”

— TJ is that you?

FOUND UNDER SOUTH COUNTY NEIGHBORHOOD BAR

“Cheers!”

— I’ll be sure to call up Sam and Diane.

FOUND UNDER SOUTH COUNTY INDEPENDENT BOOKSTORE

“Waldens in Wakefield”

— What a throwback.

FOUND UNDER NEWPORT COUNTY ANIMAL SHELTER

“Bahaha Cat Cafe”

via GIPHY

*Typo translation: Bajah’s Cat Cafe

FOUND UNDER NEWPORT COUNTY DELI

“Garlic Clove”

— So close.

*Typo translation: The Roasted Clove

FOUND UNDER EAST BAY RESTAURANT

“Chello is great family restaurant to take your family the waitress and waiter are great”

— Shout out to that waitress and waiter.

FOUND UNDER EAST BAY ITALIAN RESTAURANT

“Olive Garden, south Attleboro”

via GIPHY

FOUND UNDER EAST BAY BREAKFAST

“Green eggs and ham”

— Okay sam I am.

*Typo translation: Green Eggs

FOUND UNDER EAST BAY BURGER

“Chimp”

— … Has anyone checked in on Punch lately?

Typo translation: Chomp Kitchen and Drinks

FOUND UNDER EAST BAY SPECIALTY FOOD STORE

“Johnson’s Toadside Market”

— That’s sure is a specialty food.

*Typo translation: Johnson’s Roadside Farm Market in Swansea 😮‍💨😮‍💨😮‍💨

FOUND UNDER EAST BAY LOCAL MUSIC VENUE

“Bring back Bold Point!”

— I’d sign this petition.

FOUND UNDER EAST BAY LOCAL EVENT

“Oops”

— I am concerned.

FOUND UNDER WEST BAY BREAKFAST

“Dante’s inferno”

— That would certainly wake me up.

*Typo translation: Dante’s Kitchen

FOUND UNDER WEST BAY BURGER

“Vegan. Don’t Eat.”

— PETA thanks you for your service.

FOUND UNDER BLACKSTONE VALLEY RESTAURANT

“Hotel for Homeless Dogs.”

— …But really do I need to call PETA?

For those who made it this far, I hope you enjoyed the ride! Don’t forget if you want to learn who the actual winners are before the rest of the state (and party with them) you can still pick up tickets to the event here.

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Rhode Island

Aquatic Weed Treatments Planned for 2 RI Ponds, 1 Lake

Published

1 day ago

July 10, 2026

Press Room

Aquatic Weed Treatments Planned for 2 RI Ponds, 1 Lake

“Temporary water use advisories will be posted where applicable and nearby residents and visitors should keep pets from drinking from these waters for at least three days,” the release said

The herbicide treatments target specific invasive aquatic plants, including variable water milfoil, fanwort, water chestnut, sacred lotus, and various algae species, according to the release.

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