Warwick, Rhode Island Housing Market

What stands out in Warwick?

• Listings spend a median 27 days on the market: among the shortest times on market of 763 tracked cities. Few listings sit for long. Have financing ready before you look.
• Asking price per square foot is up 21.1% on the year: among the fastest-rising asking prices per square foot of 763 tracked cities. Sellers will price off recent gains. Comp carefully.
• 86 homes are under contract for every 100 still for sale: among the most homes under contract per listing of 594 tracked cities. Demand is strong. Expect competition on good homes.

Why is Warwick still competitive?

Warwick has 47% fewer homes for sale than in 2017–2019 at this time of year, and listings spend a median 27 days on the market, less than in 100% of the 763 cities we track. For every 100 homes still for sale, 86 are under contract. Well-priced homes will draw more than one offer. Your discount is in the listing that has sat, so set a price alert and move when a stale one gets cut.

Are Warwick price gains broad or limited to a few ZIP codes?

Asking price per square foot in Warwick is up 21.1% over the last year. Over five years the pace has been 6.5% a year. Underwrite closer to that than to the last twelve months.

How much can you negotiate in Warwick?

For every 100 homes still for sale, 86 are under contract. In 2017–2019 at this time of year it was 85. The rest are still waiting for a buyer. Few sellers are dropping their price. Asking prices are holding firm. Your discount will come from one stale listing.

Warwick listings spend a median 27 days on the market. There are 140 homes for sale in Warwick. That is 3.2 times the tightest month on record, but below the peak of 312. Supply is growing against last year.

What to do about it

• Get your financing approved before you look.
• Decide your maximum price before you bid.
• Bid the day a good home lists, or hunt the few that have sat 30+ days.
• Walk away when the price passes your number. Another buyer will overpay. Let them.

Is now a good time to buy in Warwick?

The median asking price is 11.7% below its Jan 2026 peak. Per square foot the gap is smaller: 3.8% below the Aug 2026 high. Part of the drop is smaller homes coming to market. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house. Warwick prices have risen in 94 of the last 112 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

If you plan to sell in the next two years, move it up. This much buyer demand does not last. Right now it does your negotiating for you.

Who will rent from you in Warwick?

In Warwick, 26 out of every 100 households rent. Most own their home. The renter share is shrinking. Five years ago it was 27 in 100. Renter households average 1.9 people. Singles and couples rent here. Two bedrooms beat four.

Households grew 3% in five years. The housing stock grew 1%. Demand is outrunning supply. Just 3.8% of homes sit empty. A well-priced rental fills fast here.

The median Warwick household earns $89,200 a year. Incomes here have grown 3.8% a year since 2019. Home prices have outrun incomes. Locals are being priced out. A typical home costs 4.8 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. At 30% of income, a tenant on the median income can pay about $2,230 a month.

To see what one Warwick address would rent for and cash flow, run it through the app.

When do Warwick prices dip?

Across 9 full years, Warwick asking prices ran lowest in February, about 6.3% below the year's average. They peaked in September. The most homes for sale show up in October, about 20% above the yearly average. Shop in October for choice, and expect the softest asking prices in February.

What numbers should you underwrite a Warwick deal with?

• Price growth to assume — +6.5%/yr. Warwick has grown about 6.5% a year for five years and for ten. That pace held before and after the 2020–2021 boom, so it is a fair long-run input. Prices rose 21.1% over the last year. Use it for timing. The five-year rate is the better guide.
• Odds you cut your price to sell — 1 in 8. 13% of Warwick listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $351/sqft. The typical Warwick listing shrank from 1,449 to 1,228 sqft since Jul 2016. So median price hides real growth: 107% per sqft versus 81% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +9%. Homes for sale in Warwick are up 9% on last year, so your resale faces more competition than today's comps did.

Read how the pending ratio measures demand and how we read these numbers, then run the numbers on a deal.

What is the median home price in Warwick?

The median asking price in Warwick is about $428,000 as of Oct 2026, down 5.9% from a year ago. The typical listing is 23% smaller than a year ago, and asking price per square foot is up 21.1%. So the size of homes on the market explains much of the drop. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Warwick figures cover the 4 ZIP codes with a Warwick mailing address, which can reach past city limits.

Is Warwick a buyer's or seller's market in 2026?

Sellers have more pull in Warwick than usual. We compare Warwick with 2017–2019 at this time of year: there are 47% fewer homes for sale; 13% of sellers have cut their price, against 20% then; listings spend 32% fewer days on the market.

Are Warwick home prices going up or down?

The median asking price is 11.7% below its Jan 2026 peak. Per square foot the gap is smaller: 3.8% below the Aug 2026 high. Part of the drop is smaller homes coming to market. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house.

What price growth should I assume for Warwick?

Assume +6.5% a year. Warwick has grown about 6.5% a year for five years and for ten. That pace held before and after the 2020–2021 boom, so it is a fair long-run input. Prices rose 21.1% over the last year. Use it for timing. The five-year rate is the better guide.