Rankings/Providence-Warwick, RI-MA

Providence-Warwick, RI-MA

NeutralTier 1CBSA 39300Compare

Risk Rank: #60 of 273Month: 2026-08Score change (12m):↓ -7

58score

Composite risk percentile vs 273 metros (higher = higher risk)

Executive Summary

Providence's housing market shows average risk, ranking 60th of 273 metros. The market recently entered Hypersupply. Inventory levels are elevated, warranting monitoring. Inventory accumulating faster than demand — the market is shifting toward buyers.

Providence experienced a market correction from mid-2025 through mid-2025. Elevated inventory persists, suggesting the market hasn't fully normalized.

Inventory is elevated (+16% YoY) and days on market are up +3% — supply is building but not yet at stress levels.

Rent growth is roughly keeping pace with price appreciation, suggesting valuations are not stretched.

Cycle Phase

RecoveryExpansionHypersupplyRecession

1 month in current phase

Building activity may be outpacing demand absorption

Key Dynamics

Risk is primarily driven by permit growth and affordability, while permits per capita provides the most support.

Top Drivers

Permit Growthp92

YoY permit change

Affordabilityp79

Mortgage payment / income

Price Momentump74

12-month HPI change

Market Signals

Inventory is elevated (+16% YoY) and days on market are up +3% — supply is building but not yet at stress levels.

Liquidity

Watch↑

Active Listings YoY

+16.1%p66

Days on Market YoY

+2.6%p53

Months in status1

Data through Aug 2026

Valuation

Balanced—

Rent vs. Price Growth

+0.8%p76

Months in status1

Data through Aug 2026Rent growth vs price growth (rent support). Note: Affordability and Valuation measure different structural dimensions and can diverge.

Factor Details

Lower riskHigher risk

Low RiskBelow AvgNeutralElevatedHigh Risk

Price MomentumElevated

+3.4%p74

12-month HPI change — higher = overheating

Permit GrowthHigh Risk

+54.0%p92

YoY permit change — higher = supply pressure

Permits per CapitaLow Risk

2.03p18

Permits per 1,000 residents — higher = overbuilding risk

AffordabilityElevated

0.34p79

Mortgage payment / income — higher = more burdened

EmploymentNeutral

+0.2%p57

12-month employment change (risk inverted)

MigrationBelow Avg

+$55Kp28

Net AGI migration (risk inverted)

National Context

Credit Conditions

Credit Regime

Stable—

Oversupply with deteriorating transactions and no credit excuse. Supply-driven correction risk is elevated.

Bank Lending Standards

+0.0Normal

Rate Change (YoY)

+11 bpsNormal

Mortgage Risk Premium

+196 bpsElevated

Stable for 10 quartersData through 2026-Q3

Supply Pipeline

Supply Regime

Accumulating—

Supply pipeline is building up while credit remains available. New units are accumulating in the system — watch for delivery pressure in coming quarters.

Pipeline Ratio

0.89Elevated

Completion-Permit Divergence

-19.2 ppNormal

Accumulating for 6 quartersData through 2026-Q3

Local Signals

Metro Permit Activity

Permit Activity

Surge

YoY Permit Growth

+54.0%Far above norm

Raw signal — not the composite percentile

Relative to 2016–2019 norms for this metro

Heavy building into softening demand. The construction pipeline may outrun absorption — watch for inventory acceleration in coming months.

Employment Concentration

Employment

Moderate

Largest SectorHealth Care 21.7%

QCEW 2024 annual averages

Internal Structure

Providence's 6 counties show moderate divergence — Newport County carries the most risk (Elevated) while Kent County anchors the lower end.

Moderate16.0

6 of 6 counties scored

Providence, RI-MA shows Moderate internal divergence — some counties diverge meaningfully from the metro picture. Newport County contributes the most structural risk (Elevated, driven by price momentum), while Kent County anchors the lower end (Low Risk).

Within-metro factor percentiles (0 = lowest risk, 100 = highest risk)

County	Score ▼	Band	Pop %	Price	Permits	Afford
Newport CountyRisk Driver	70	Elevated	5.0%	100	20	100
Washington County	70	Elevated	7.7%	80	40	80
Bristol County	60	Elevated	34.6%	0	80	60
Bristol County<5%	45	Below Average	3.0%	20	100	40
Providence County	40	Below Average	39.5%	40	60	20
Kent CountyStabilizer	15	Low Risk	10.2%	60	0	0

Score History

Month	Phase	Score	Price	Permits	Afford	Employ	Migr
2026-06	Exp	59	69	90	78	75	28
2025-12	Exp	56	71	86	78	60	28
2025-11	Rec	62	68	83	77	81	54
2025-09	Rec	64	74	83	77	87	54
2025-08	Hyp	65	75	83	77	88	54
2025-06	Ress	66	79	83	77	94	54
2025-04	Ress	66	83	83	77	88	54
2025-03	Hyp	66	88	83	76	85	54
2025-01	Rec	65	83	83	76	81	54
2024-11	Rec	65	82	83	73	84	54
2024-09	Ress	63	88	83	74	69	54
2024-07	Ress	62	87	83	74	63	54
2024-06	Hyp	59	83	83	74	47	54
2024-04	Rec	59	87	83	74	43	54
2024-02	Rec	62	86	83	70	64	54
2024-01	Exp	62	84	83	70	69	54
2023-11	Exp	59	86	83	57	60	54
2023-08	Rec	59	81	83	55	71	54
2023-06	Rec	56	58	83	52	79	54
2023-03	Ress	50	39	83	49	66	54
2023-01	Ress	51	43	83	49	66	54
2022-12	Hyp	49	36	83	44	67	54
2022-11	Exp	51	36	83	45	74	54
2022-10	Rec	50	34	83	45	72	54
2022-08	Rec	47	38	83	45	49	54
2022-07	Exp	48	37	83	45	56	54
2022-05	Exp	49	48	83	45	53	54
2022-02	Exp	46	45	83	45	39	54
2022-01	Rec	47	46	83	45	42	54
2021-11	Rec	44	53	83	51	43	19
2021-10	Exp	43	53	83	51	42	19
2021-08	Exp	42	65	83	52	24	19
2021-05	Exp	41	71	83	53	6	19
2021-03	Rec	53	72	83	51	81	19
2021-01	Rec	53	73	83	51	80	19
2020-12	Exp	51	70	83	49	82	12
2020-10	Exp	50	62	83	49	79	12
2020-09	Rec	48	53	83	48	81	12
2020-07	Rec	51	61	83	48	92	12
2020-04	Exp	51	58	83	48	94	12
2020-02	Exp	45	50	83	48	63	12
2020-01	Rec	46	50	83	48	69	12
2019-11	Rec	54	56	83	48	72	55
2019-08	Rec	53	45	83	48	77	55
2019-06	Exp	53	45	83	48	76	55
2019-04	Exp	53	43	83	48	77	55
2019-03	Hyp	51	39	83	47	70	55
2019-01	Hyp	50	36	83	47	66	55

Data Vintages

Price (HPI)2026-Q2

Permits2026-08

Income2024

Employment2026-08

Migration2023