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Featured local agent — Watch Hill, RI
Sarah Mitchell
Compass Real Estate · Watch Hill, RI
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Watch Hill, RI Housing Market
The last median sale price Redfin published was $7.10M (through May 2026). With 1.0 months of supply, Watch Hill is a seller's market. At today's 7.03% 30-year fixed rate, 20% down on a $7.10M home is about $37,904/mo in principal and interest.
Key numbers for Watch Hill, RI
Median sale price
$7.10M
Last published period
Redfin, through February 2026
Active listings
1
1.0 months of supply
Redfin, through February 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Sale-to-list ratio
100.0%
Selling above asking
Redfin, through February 2026
Zillow figures refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Watch Hill a buyer's or seller's market?
Watch Hill, RI is a seller's market, based on 1.0 months of supply. Under 2 months of supply is a severe shortage: expect competition on almost anything priced correctly, and little room to negotiate below asking.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Watch Hill housing market data show?
Every row below is Redfin's final published month for Watch Hill, RI. Redfin, through February 2026
| Metric | Value |
|---|---|
| Median sale price | $7.10M |
| Median list price | $13.55M |
| Median price per sq ft | $1,575/sq ft |
| Active inventory | 1 listings |
| Months of supply | 1.0 months |
| Sale-to-list price ratio | 100.0% |
| Homes sold (that month) | 1 |
| New listings (that month) | 2 |
| Market condition | Seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Watch Hill is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Watch Hill is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Watch Hill home prices moved?
Across the 30 months we hold for Watch Hill, RI, the median sale price rose 160.6%, from $2.73M in April 2021 to $7.10M. For prices to fall meaningfully from here, supply would have to keep building past 1.0 months while the sale-to-list ratio slips below its current 100.0%. Watch those two together — they move before the median does.
Redfin, through February 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Watch Hill?
Priced off the median sale price of $7.10M at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $1.42M | $5.68M | $37,904/mo |
| 5% | $355,000 | $6.75M | $45,011/mo |
Redfin, through February 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $37,904, that implies roughly $1.62M a year before you add taxes and insurance. We do not hold a Census income figure for Watch Hill, so we cannot compare that threshold to local earnings.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Watch Hill in the next 12 months?
Tell us your timeline. We send the Watch Hill market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Watch Hill?
Zillow does not publish a rent index (ZORI) for Watch Hill, RI, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Watch Hill?
Active listings in Watch Hill, RI went from 4 in November 2023 to 1 in February 2026, a -75.0% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| January 2024 | 1 | 2 |
| March 2024 | 3 | 2 |
| April 2024 | 3 | 1 |
| September 2024 | 8 | 1 |
| November 2024 | 5 | not published |
| January 2025 | 1 | not published |
| May 2025 | 5 | 4 |
| July 2025 | 4 | 1 |
| August 2025 | 4 | 4 |
| September 2025 | 5 | 1 |
| November 2025 | 1 | not published |
| February 2026 | 1 | 2 |
Redfin, through February 2026
How does Watch Hill compare to Rhode Island and the U.S.?
Watch Hill homes sell for $7.10M — 1222% above the Rhode Island median of $536,900. Against the national median of $410,700, Watch Hill runs 1629% higher.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Watch Hill, RI | $7.10M | not published | not published |
| Rhode Island statewide | $536,900 | +3.3% | 26 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through February 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Watch Hill
What buyers should watch
- Months of supply, currently 1.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The gap between 5% and 20% down here is $7,107 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $7.10M home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- Homes here close at 100.0% of asking. Price at the number you want and let competition do the rest.
- In the last published month Watch Hill added 2 new listings against 1 sales — more competition arriving than clearing, so early timing matters.
- Comparable ZIP-level pricing inside Watch Hill varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Watch Hill
There are currently 1 homes listed for sale in Watch Hill, Rhode Island. The median listing price is $13.6M.
Active listings
1
Homes on market
Median list price
$13.6M
New this week
2
Newly listed
How much do homes cost in Watch Hill by property type?
How the Watch Hill, RI market breaks down across single-family homes, condos and townhouses. Redfin, through February 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $7.10M | $1,575/sq ft | 1 | not published |
| Condo / co-op | $5.00M | $1,419/sq ft | 1 | 151 days |
Who lives in Watch Hill?
American Community Survey estimates for Watch Hill. U.S. Census ACS, 2023
Population
224
Households
102
Median age
51.8 years
Owner-occupied
89.2%
Median home value
$2.00M
89.2% of occupied homes in Watch Hill are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market.
Which cities are near Watch Hill, RI?
Ordered by distance from Watch Hill, not by size. Compare Watch Hill side by side with any of them.
Watch Hill housing market FAQ
Is Watch Hill a buyer's or seller's market?
Watch Hill, RI is currently a seller's market. That read comes from 1.0 months of supply, and sellers getting 100.0% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Watch Hill?
The median sale price in the last month Redfin published was $7.10M, about $1,575 per square foot.
Is Watch Hill cheaper than the rest of Rhode Island?
Watch Hill's median sale price of $7.10M is 1222% higher than the Rhode Island statewide median of $536,900, and 1629% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Watch Hill?
We do not hold a days-on-market figure for Watch Hill, RI. Redfin stopped publishing its public market tracker in June 2026, so this metric is frozen wherever it exists and missing where it never landed.
What income do you need to buy a home in Watch Hill?
At the current 30-year fixed rate of 7.03%, 20% down on a $7.10M home is about $37,904 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $1.62M a year before taxes, insurance, HOA dues or mortgage insurance.
Are home prices rising in Watch Hill?
We do not hold a complete 12-month value series for Watch Hill, RI yet, so we are not going to call a direction. The price chart above shows every period we do have.
What are the cheapest ZIP codes in Watch Hill?
Watch Hill ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Watch Hill?
That depends on your timeline, not on a headline. What the data says today: Watch Hill, RI is a seller's market with 1.0 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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One email: what homes are actually clearing at around $7.10M, how long they sit, which ZIPs run cheaper, and what to fix on your credit before you apply.