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Buying a Home • Real Estate Trends • Rhody Life • RI • Warwick Neck •
October 8, 2026
Why Warwick Neck Belongs on Your Coastal Radar
· @Sarah Huard
Three homes, one unforgettable day
Yesterday I spent the day touring three Warwick Neck beauties with a client who is new to the area, and I was reminded all over again why this peninsula is one of Rhode Island’s best-kept secrets.
We wound along Warwick Neck Avenue under a canopy of old trees. At each stop the bay seemed to open up a little more. Each home had its own personality, from sweeping water views to deep, private lots. Watching my client discover the Neck for the first time was a joy.
That’s the magic of Warwick Neck. It feels tucked away and peaceful, yet it is minutes from everything. Here’s what I shared with my client along the way.
What makes the Neck special
Water surrounds Warwick Neck on three sides, where Narragansett Bay meets Greenwich Bay, and its history runs back to the 1660s.
- Gilded Age heritage. The Aldrich Mansion was built around 1896 on 75 acres for U.S. Senator Nelson W. Aldrich, whose daughter Abby married John D. Rockefeller Jr. Today it hosts weddings and events right on the bay.
- A lighthouse to call your own. The Warwick Neck Lighthouse stands at the tip of the peninsula, the neighborhood’s signature landmark.
- Rocky Point State Park. The site of the beloved Rocky Point Amusement Park, which closed in 1996, is now waterfront parkland for evening walks, fishing, and sunsets.
- Life on the water. Many homes enjoy water views or frontage, with coves for kayaking and marinas close by for boaters.
Beaches, parks, and great food
On Warwick Neck, a beach day or a great dinner is never far away.
Shoreline favorites. Rocky Point Beach is right on the Neck. Oakland Beach on Greenwich Bay is about 2 miles away and home to the classic Iggy’s Doughboys and Chowder House. Conimicut Point Park, with its offshore lighthouse, is a local sunset spot. Goddard Memorial State Park, across Greenwich Bay, offers beach, trails, and golf. The ocean beaches of Narragansett and the charm of Newport are each well under an hour away.
Where to eat. Crow’s Nest is a Warwick institution with seafood and marina views. The Shanty serves farm-fresh modern American food, and Iron Works puts a fresh spin on American classics. Historic Pawtuxet Village, about 15 minutes north, is having a real renaissance, with favorites like Basta, Rim Nahm, and Revolution. East Greenwich’s Main Street is about 15 minutes south.
Tucked away, yet close to everything
This is the part that surprises people most. Few coastal neighborhoods in New England are this connected.
- Rhode Island T.F. Green International Airport is about 10–15 minutes away. It’s an easy, low-stress airport that has ranked #1 in Travel + Leisure’s World’s Best Awards.
- Providence is about 20 minutes away, with Federal Hill, the East Side, PPAC, WaterFire, and a nationally celebrated restaurant scene.
- Boston is under an hour by Amtrak from Providence. MBTA commuter rail also runs from T.F. Green Station straight to South Station.
- I-95 and Route 1 are minutes away, so the whole region is within reach.
You get bay breezes and quiet streets at home, with a flight, a Providence dinner, or a Boston meeting always within easy reach.
Let’s explore it together
Days like yesterday are why I love what I do. Helping a client discover a place they never knew existed, and then fighting to help them call it home, is a privilege.
The Huard Hustle + Heart is not just a tagline. It is how I show up. Whether you’re relocating from out of state or moving across the bay, I’ll walk the Neck with you, decode every street and shoreline, and advocate relentlessly from the first showing to the closing table.
Thinking about Warwick Neck, or anywhere from Westerly to Woonsocket? Let’s talk.
Sarah Huard, Realtor® Mott & Chace Sotheby’s International Realty Circle of Sales Excellence and RI Realtor Professional Excellence since 2019 · RealTrends Top 1.5% nationally, 2024–2026
Buying a Home • Real Estate Trends • Rhody Life • RI • RI Coastal Lifestyle • RI Real Estate •
September 18, 2026
They Traded LA for Rhode Island
They Traded L.A. for Rhode Island. Which House Did They Choose?
By V. L. Hendrickson
Sept. 17, 2026
After spending 12 years crammed into a 700-square-foot bungalow overlooking Los Angeles’ Hollywood Hills, Eirene Tran Donohue and Brad Martin decided to decamp for Barrington, R.I., Ms. Tran Donohue’s hometown.
“We slept in one bedroom in bunk beds with our daughter,” said Ms. Tran Donohue, a screenwriter.
The rent was cheap, and the views were beautiful, she said. But they had always planned to move back to coastal Barrington, about 10 miles south of downtown Providence, when their daughter, Tofino, finished elementary school. Ms. Tran Donohue was spending hours driving her to activities.
“We didn't really want to do junior high school and high school with a kid in L.A.,” she said.
The couple, both 49, also wanted to be closer to family, including Ms. Tran Donohue’s Vietnamese mother, Mai Donohue, who still lived in the Barrington house where she raised her seven kids. She invited them to live with her during their search.
The family of three moved east in August 2025. Because they had a place to stay, “we could be picky,” Ms. Tran Donohue said. Mr. Martin, an intensive-care nurse at the University of California, Los Angeles, continued to work there, changing coasts every few weeks.
Meanwhile, Ms. Tran Donohue was “manifesting” the ideal residence in town, although homes were selling within days of hitting the market. They wanted about 2,000 square feet — so they could have visitors and an office — with a basement that could be refinished on about half an acre within walking distance of the water.
The couple was also willing to do some work to create their dream property. That helped cut the competition, said their real estate agent, Sarah Huard of Mott & Chace Sotheby’s International Realty, who attended high school with Ms. Tran Donohue’s sister.
“Buyers today are being fed daily with imagery of homes at various price points that are completely done. Many of them lack the desire to do any work on them,” the agent said.
The couple initially set a budget of $600,000 for a fixer-upper and $800,000 for a turnkey house. But those numbers kept increasing as they got a better sense of the market.
“For anything that was $600,000, the flipper people were just too hard to compete with,” Mr. Martin said.
Here are the houses they considered:
No. 1
Ranch With Private Beach Access
Ms. Tran Donohue noticed this 2,048-square-foot ranch on a walk one day, thinking it would be a “dream” home. Three days later, she got a call from a friend in town that it was going to be listed for $699,000.
“I'm a big witch-y person, so I was like, I manifested this,” she said.
The 1952 home needed updates, but it was livable and the couple loved the layout. It had sliders off the living room that led to a deck and generous backyard, plus there was a two-car garage, another wish-list item. It didn’t have a basement, but the four bedrooms made up for that. It also allowed them access to a private beach association with a dock. Annual property taxes were about $9,695.
No. 2
Colonial With Pool and Firepit
This 1,910-square-foot colonial, also from 1952, had three bedrooms plus a den, plenty of space for the family of three. Some updates had been completed in the kitchen and bathrooms, and the lower level already had a recreation room set up. The yard was “incredible,” Ms. Tran Donohue said, offering a pool, a patio overlooking the garden and a firepit. The house was at a busy intersection, so no on-street parking was available, but there was a two-car garage. List price was $729,000, and the taxes were around $8,805.
No. 3
Fixer-Upper With a Koi Pond
Listed for $789,000, this nearly 2,000-square-foot Cape-style home was pricier than what the family would want to spend on a home that needed work.
However, it did have a detached garage and a basement that could be converted. The 1900 home had four bedrooms and two bathrooms, but the one upstairs had no plumbing. Even though the owner had been fixing it up over the last 26 years, it was still unfinished. “Every surface needed something,” Ms. Tran Donohue said. Its half-acre yard was overgrown, but had a bamboo grove and a koi pond and was a quick walk to a public access cove for swimming and boating. Property taxes were about $8,636.
Market Predictions • Real estate Tips • Real Estate Trends • RI Real Estate •
June 5, 2026
2026 Housing Forecast Revised: Why Home Prices Are Still Expected to Rise Despite Higher Rates
If the housing market feels confusing right now, you’re not alone.
At the end of 2025, economists were forecasting a much stronger housing market for 2026. Mortgage rates were expected to decline, affordability was anticipated to improve, and home sales were projected to increase.
Instead, persistent inflation, economic uncertainty, and geopolitical tensions have kept mortgage rates higher than expected, causing many buyers to remain on the sidelines.
As a result, several major housing organizations—including Fannie Mae, the Mortgage Bankers Association, Wells Fargo, and the National Association of Realtors—recently revised their housing forecasts for the remainder of 2026.
The Revised 2026 Housing Forecast
Source: Fannie Mae, Mortgage Bankers Association, Wells Fargo, National Association of Realtors
The updated projections tell an interesting story:
- Mortgage rate forecasts increased from 6.12% to 6.37%
- Existing home sales projections declined from 4.5 million to 4.2 million
- New home sales projections fell from 720,000 to 680,000
- Yet median home price appreciation was revised upward from 2.1% to 2.6%
Think about that for a moment.
Despite higher mortgage rates and fewer projected home sales, economists are now forecasting stronger home price growth than they were just six months ago.
Why?
Because inventory remains constrained and there still are not enough homes available to satisfy buyer demand.
Rhode Island Continues to Face a Housing Shortage
That national trend is especially relevant here in Rhode Island.
While higher mortgage rates have slowed some buyer activity, inventory remains exceptionally tight. Rhode Island continues to operate with roughly 2.0 to 2.2 months of housing supply, well below the 5 to 6 months considered a balanced market.
Recent Rhode Island housing data shows median single-family home prices hovering around the $500,000 mark, demonstrating the resilience of our local market despite affordability challenges.
In communities across Rhode Island—including Barrington, Bristol, East Providence, Cumberland, Lincoln, and many parts of Providence County—well-priced homes continue to attract strong interest because demand still exceeds available supply.
Simply put, Rhode Island has not built enough housing to keep pace with demand.
Mortgage Rates Remain Higher Than Expected
Many experts entered 2026 expecting mortgage rates to settle closer to the low-6% range. Instead, rates have remained in the mid-6% range for much of the year.
While that has certainly impacted affordability, it’s important to remember that today’s rates remain below the highs experienced in recent years.
Many buyers are waiting for rates to decline before making a move. The challenge with that strategy is that lower rates often bring more competition into the market. When rates eventually fall, many sidelined buyers are expected to re-enter the market simultaneously.
As Lawrence Yun, Chief Economist of the National Association of Realtors, has noted, there is significant pent-up demand waiting on the sidelines.
Home Prices Are Still Expected to Rise
Perhaps the most important takeaway from the revised forecast is that economists are still projecting home price appreciation in 2026.
In fact, they increased their forecast.
While appreciation is expected to be more moderate than the rapid gains seen during the pandemic-era market, experts continue to believe that limited inventory will support home values nationwide.
That outlook aligns closely with what we’re seeing throughout Rhode Island.
The New York Times recently highlighted Providence as one of the country’s most desirable places to live, continuing to attract buyers relocating from higher-cost metropolitan markets. That ongoing demand provides additional support for housing values throughout our state.
For buyers hoping prices will decline significantly, the data simply doesn’t support that expectation right now.
What This Means for Sellers
Sellers continue to benefit from limited inventory and steady demand, but today’s market requires more strategy than it did several years ago.
Buyers have become increasingly discerning. They are paying close attention to condition, pricing, and overall value.
The homes achieving the strongest results are those that are thoughtfully prepared, professionally marketed, and strategically priced from the beginning.
That’s why my Huard Hustle approach focuses on maximizing value long before a property hits the market. From staging recommendations and contractor coordination to pricing strategy and negotiation, every detail matters.
What This Means for Buyers
For buyers, today’s market offers opportunities that simply weren’t available during the height of the pandemic frenzy.
Inspection contingencies are becoming more common. Some sellers are offering concessions. Buyers often have more time to make informed decisions.
At the same time, home prices are still projected to rise, both nationally and here in Rhode Island.
That means waiting for dramatically lower prices may not be the best strategy. Instead, buyers should focus on understanding their options, preparing financially, and having a plan in place when the right opportunity presents itself.
The Bottom Line
The housing market hasn’t rebounded as quickly as economists expected at the start of 2026. Higher mortgage rates and economic uncertainty have slowed sales activity nationwide.
But the most important takeaway from the revised forecast is this:
Despite higher rates and fewer projected home sales, experts are forecasting even stronger home price appreciation than they were six months ago.
Here in Rhode Island, where inventory remains exceptionally limited, that dynamic is even more pronounced.
Real estate remains local. While national headlines provide context, understanding what’s happening in your specific market is what matters most when making a buying or selling decision.
If you’re wondering how today’s market conditions impact your plans for the remainder of 2026, I’d be happy to help you create a strategy tailored to your goals.
Living in Providence • Market Predictions • Providence RI • Real Estate Trends • RI Real Estate •
May 24, 2026
Are Home Prices Going To Fall in Rhode Island?
Market Predictions • Pricing a Home • Real estate Tips • Real Estate Trends • RI Real Estate • Selling a home •
April 30, 2026
Is Late May the Best Time To List Your Rhode Island Home?
You may have heard that April 12–18 was considered the “best week” to list your house in 2026. Realtor.com identified that week as a national sweet spot because it historically balances strong buyer demand, higher pricing, faster market pace, and less seller competition. Their 2026 report projected that homes listed during that window could achieve prices about 1.3% higher than the average week and approximately $5,300 above the annual average nationally.
But here is the good news: if you missed that April window, you have absolutely not missed your opportunity.
In real estate, there is rarely one perfect week. There is a strategic window. And in Rhode Island, that window is still very much open.
Why Late May Still Matters
According to Zillow’s 2026 Best Time to List analysis, homes listed nationally during the last two weeks of May sold for about 1.7% more, or roughly $6,000 more on a typical U.S. home. Zillow also noted that late spring is powerful because buyer demand often peaks before Memorial Day, with many families hoping to move over the summer and settle before the next school year.
ATTOM’s national analysis also supports the power of May. Looking at more than 47 million single-family home and condo sales from 2015 through 2024, ATTOM found that May produced the highest seller premium of any month, at 9.5%, followed closely by February, April, and June.
That matters because we are not talking about theory. We are talking about timing, buyer psychology, school calendars, inventory patterns, and competition. Late May is when many serious buyers are fully awake, fully engaged, and ready to act.
What Rhode Island’s Market Is Telling Us
Rhode Island continues to be a market where well-prepared, well-priced homes can command meaningful attention. Even with slower sales activity early this spring, prices remain elevated because supply is still tight.
The Rhode Island Association of Realtors reported that March 2026 single-family sales were down 5.3% year over year, and first-quarter single-family sales were down nearly 9%. But despite that slower activity, the March single-family median price reached $514,250, the third-highest monthly median price on record in Rhode Island. RI REALTORS also noted that the state still has a very low supply of homes for sale—roughly half the national average—which is helping keep prices elevated.
Another March 2026 Rhode Island housing report showed that total home sales across single-family, condo, and multifamily categories were down 7.5% year over year, while the overall average sale price rose 7.8% to $637,986. Homes listed for sale were also down 9.3% compared with March 2025.
That combination is important: fewer sales, but higher prices and limited listing supply. Translation? Buyers may be more selective, but they are still paying strong prices for homes that are positioned correctly.
Late May Is Not Just About Timing. It Is About Execution.
The sellers who win in this market are not simply the ones who list in late May. They are the ones who list ready.
Ready means the pricing is strategic, not aspirational.
Ready means the home is clean, polished, repaired, staged, and photographed beautifully.
Ready means the story of the home is clear and compelling online.
Ready means the launch is intentional, not rushed.
Ready means buyers understand the value the moment they walk through the door.
This is where preparation becomes profit.
In a market like Rhode Island—where inventory is still tight but buyers are careful—presentation and pricing matter enormously. The difference between “listed” and “launched” can be the difference between sitting and selling.
Why I Believe Late May Is an Ideal Time To Sell in Rhode Island
Late May gives sellers a powerful combination:
Buyer urgency is rising before summer.
Families want to move before the next school year.
Homes show beautifully with late-spring light, landscaping, and curb appeal.
Inventory is still constrained enough to give strong listings room to shine.
Buyers who have been waiting all winter and early spring are often ready to make decisions.
In Rhode Island, this matters even more because our market is hyper-local. A Barrington buyer, a Providence buyer, a Bristol buyer, a South County buyer, and a Southeastern Massachusetts buyer may all be operating with different motivations, price sensitivities, and timelines. The right agent knows how to read those signals and position the home accordingly.
Why I Am the One To Help You Do It
My approach is deeply hands-on, strategy-driven, and rooted in what my clients call the Huard Hustle + Heart.
I do not believe in simply putting a sign in the yard and hoping the market does the work. I believe in preparation, precision, storytelling, and fierce advocacy. As a former teacher, I guide my clients step-by-step so they feel informed and supported. As a former Brown athlete, I bring competitiveness, discipline, and grit to every detail. And as someone who is profoundly grateful for the chance to do this work, I show up with heart, purpose, and relentless dedication.
That may mean helping you determine which pre-listing improvements are worth the investment. It may mean coordinating painters, stagers, contractors, cleaners, landscapers, inspections, photography, video, copy, and launch strategy. It may mean helping you avoid over-prepping in areas that will not yield a return. It may mean telling you the truth about pricing because I care more about your result than telling you what you want to hear.
My goal is always the same: to position your home for the strongest possible outcome and to make the process feel guided, supported, and deeply cared for from start to finish.
The Bottom Line
No, you did not miss your moment.
April may have been a nationally recognized “best week,” but late May is shaping up to be a very compelling window for Rhode Island sellers who want to enter the market with strength. The data supports it. The seasonal timing supports it. And our local supply-and-demand dynamics support it.
But the key is not just when you list. It is how you prepare, how you price, and how you launch.
If you are considering selling in Rhode Island, Southeastern Massachusetts, or along the Connecticut border, now is the time to have the conversation. Let’s walk through your home, identify the highest-impact prep, study the current market, and build a thoughtful strategy to help you make the most of this late-spring opportunity.
Late May is coming quickly. Let’s make better happen.
Pricing a Home • Real estate Tips • RI Real Estate • Selling a home •
March 27, 2026
Best Time To List a House in Rhode Island This Spring
If you’re thinking about selling your home in Rhode Island this spring, timing matters — but preparation matters even more.
Nationally, Realtor.com has identified April 12–18, 2026 as the best week to list a home this year, based on historical trends tied to buyer activity, days on market, price reductions, and seller returns. Their research found that homes listed during that window typically receive 16.7% more views, sell 17% faster, see 18.9% fewer price reductions, and can sell for about $5,300 more than the average week.
And while that is a compelling national benchmark, here in Rhode Island, the bigger opportunity is the spring market as a whole — especially for sellers who prepare early and launch strategically.
Rhode Island Sellers Still Have a Strong Spring Opportunity
The Rhode Island housing market continues to reward homes that are well-priced, well-prepared, and thoughtfully presented. Zillow’s latest Rhode Island market data shows 1,534 homes for sale statewide, 448 new listings, a median days to pending of 20, and 41.3% of homes selling over list price. That tells us buyers are still active, and strong homes are still moving.
That aligns with exactly what I am seeing in the field.
I currently have 5 listings in the queue ready for a spring debut, and that alone tells me a great deal about seller confidence heading into this season. Across Rhode Island, many homeowners are preparing to make a move — and buyers are watching closely for polished, move-in-ready inventory.
Why Timing Helps — But Strategy Matters More
There is no question that listing during a high-traffic spring window can give sellers an edge. More buyers are active, the weather improves, homes tend to show better, and families hoping to move before summer often begin making decisions now. National Realtor.com reporting also notes that the Northeast remains relatively undersupplied, which is important context for sellers in Rhode Island.
But the truth is this: the best week to list your house is the week your home is truly ready.
A rushed listing can leave money on the table. A prepared listing can create momentum, stronger showing traffic, better early feedback, and a better chance of achieving excellent terms.
How To Prepare Your Rhode Island Home for the Spring Market
This is where a highly guided, hands-on approach matters.
Every home is different, and every seller has different goals, timelines, and budgets. My role is to help sellers determine what is actually worth doing before listing — and what is not. Sometimes that means fresh paint, decluttering, light landscaping, staging, and small cosmetic improvements. Other times, it means identifying a few strategic upgrades that could improve buyer appeal and strengthen value.
I work closely with my sellers to help them:
- prioritize the most impactful improvements
- avoid overspending on unnecessary updates
- understand what buyers in today’s Rhode Island market care most about
- price with strategy, based on condition, location, and current demand
- launch with maximum polish and momentum
The homes that tend to stand out this time of year are not always the most expensive or the most renovated. Often, they are simply the homes that feel the most cared for, the most intentional, and the most market-ready.
Is April the Best Time To Sell a House in Rhode Island?
For many sellers, yes — mid-April through May is an excellent time to be on the market.
If you are already thinking about selling, now is the ideal moment to start planning. Realtor.com’s national data suggests April 12–18 offers a particularly strong opportunity, while broader spring activity remains favorable beyond that specific week.
In Rhode Island, where inventory is still relatively limited and demand remains healthy for attractive, well-positioned homes, sellers who prepare now may be in a very strong position this spring.
Thinking About Selling This Spring? Let’s Get Your Home Ready
If selling this spring is even remotely on your radar, this is the time to start the conversation.
The question is not just when to list. The real question is how to prepare so that when your home hits the market, it does so in its strongest possible position.
I currently have 5 listings in the queue for spring, and one thing is already clear: this season is shaping up to be an important one for Rhode Island sellers. With the right preparation, pricing, and strategy, spring can offer a powerful opportunity to maximize your home’s appeal and your ultimate result.
If you’re wondering what your home might be worth, what updates are worth making, or what timeline makes the most sense, I’d love to help. My approach is deeply hands-on, strategic, and tailored to your goals every step of the way.
Thinking about selling in Rhode Island this spring? Let’s connect and build the right plan to help your home launch with luster.
Real estate Tips • Real Estate Trends • RI Real Estate • Selling a home •
March 20, 2026
Why Buyers Walk Away After an Inspection — And How Sellers in RI, MA, and CT Can Prevent It
One of the biggest reasons a real estate deal falls apart is what gets uncovered during the home inspection.
If you are thinking about selling, this matters.
While headlines may make it sound like buyers are backing out left and right, the truth is that many canceled contracts come down to one core issue: unexpected property condition concerns. The good news is that this is often something a seller can get ahead of with the right preparation.
Inspection Issues Can Derail a Sale
When buyers discover problems during an inspection, confidence can drop quickly. What may have felt like the right house suddenly starts to feel risky.
Common inspection red flags include:
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roof leaks or aging roofing
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plumbing leaks or water damage
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outdated electrical systems
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heating or cooling issues
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mold, asbestos, or lead concerns
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pest damage
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structural cracks or sagging floors
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safety or code-related issues
To buyers, these are not just repair items. They are signs of possible future expense, stress, and uncertainty. Once that doubt creeps in, deals can weaken fast.
Why Pre-Listing Preparation Matters More Than Ever
In a tighter inventory market, buyers were often more willing to overlook condition issues. Today, many buyers have more choices and are being more selective. That means homes that feel well maintained, transparent, and move-in ready have a clear advantage.
This does not mean you need to fix everything before listing. It does mean you need a smart strategy.
I help sellers all over Rhode Island and into Massachusetts and Connecticut prepare their homes with purpose before hitting the market. My approach blends the competitive drive of a former Brown athlete with the detail-oriented guidance of a former Brookline, Massachusetts teacher. I am hands-on, strategic, and deeply focused on helping my clients avoid preventable setbacks.
With over $23 million in sales volume last year alone, my experience is vast, prolific, and rooted in understanding what helps a home sell smoothly and what can stop a deal in its tracks.
Should You Get a Pre-Listing Inspection?
In some cases, yes.
A pre-listing inspection can give you a clearer picture of what a buyer’s inspector may find later, which allows you to prepare in advance rather than negotiate under pressure.
A pre-listing inspection can help you:
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uncover issues before going live
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make high-impact repairs ahead of time
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disclose concerns clearly and proactively
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avoid stressful surprises during escrow
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reduce renegotiation risk
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keep your transaction on stronger footing
Not every seller needs one, but for some homes it can be a very smart step.
You Do Not Need To Fix Everything
This is important: preparation is not about perfection.
Some repairs are worth making before you list because they directly affect buyer confidence. Others may be better addressed through pricing, disclosure, or a credit. The key is knowing the difference.
That is where strong representation matters.
I guide my sellers step by step through what is worth doing, what is not, and how to position their home in the strongest possible light. My goal is always to help you invest wisely, avoid over-improving, and launch with confidence.
The Bottom Line
If you want to reduce the chances of a buyer walking away, get ahead of inspection issues before your home hits the market.
With the right pre-listing strategy, you can minimize surprises, preserve leverage, and create a smoother path to closing.
If you are thinking about selling in Rhode Island, Massachusetts, or Connecticut, I would love to help you create a smart plan tailored to your home, your market, and your goals.
Reach out anytime and let’s get your home prepared to launch with luster.
Pricing a Home • Real estate Tips • Real Estate Trends • Selling a home •
February 26, 2026
The Biggest Mistakes Sellers Make in 2026 (And How To Avoid Them)
—Plus the pricing + prep strategy I use to help Rhode Island sellers win
Let’s be clear: selling your home is absolutely possible right now. According to the National Association of Realtors (NAR), roughly 11,000 homes sell each day in the U.S.
But the sellers who are seeing strong results in 2026 have one major thing in common: they’re aligning their strategy with today’s market.
Even here in Rhode Island—where we’re still in a seller-leaning environment due to constrained inventory—buyers are more informed, more selective, and less forgiving when a home feels overpriced, underprepared, or hard to negotiate with. The sellers who struggle are often approaching today’s market with yesterday’s expectations.
Here are the biggest mistakes I’m seeing homeowners make in 2026—and exactly how to avoid them.
Mistake #1: Pricing Based on What a Neighbor Got “A Few Years Back”
Setting your asking price is the single most important decision you make when you sell—and the one most likely to cost you money if it’s mishandled.
In fact, Realtor.com data shows nearly 1 in 5 sellers in 2025 had to drop their price. And price reductions almost always happen for the same reason: the home was positioned for an older market, not today’s buyer.
When a home feels even slightly overpriced, buyers don’t “wait and see.” They scroll past it. Or they walk through once and then move on to the better-priced competition. Overpricing often leads to:
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Fewer showings
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Less competition (or lowball offers)
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Longer days on market
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A sale price that ends up lower than if you had priced correctly from day one
What to do instead: Price for today’s buyer—strategically
This is where a real pricing strategy matters. I don’t “pick a number.” I use a comprehensive pricing strategy that evaluates:
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Recent comparable sales (not stale ones)
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Current active competition (what buyers are comparing you to right now)
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Condition, updates, layout, and true buyer appeal
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The urgency level in your price band
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The pricing sweet spot that drives traffic and leverage
Goal: create demand early—because your strongest negotiating position is typically in the first week of showings.
Mistake #2: Skipping the Repairs and Prep Buyers Now Expect
A few years ago, selling “as-is” was common—and buyers still lined up. In 2026, buyers are far more comparison-driven. They’re walking into multiple homes, stacking them against each other, and choosing the one that feels easiest to move into.
NAR says two-thirds of sellers are making at least some repairs. That’s because preparation isn’t about perfection—it’s about making your home feel easy, cared for, and worth it.
Even small issues can quietly kill momentum:
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peeling paint, tired fixtures, minor deferred maintenance
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dated finishes that make buyers mentally calculate “future cost”
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clutter, heavy furniture, or poor lighting that hides the home’s strengths
What to do instead: Use a step-by-step pre-listing plan (the right way)
This is one of the areas I take the most pride in. I have a step-by-step pre-listing approach designed to help you focus on what matters most—without overspending or doing unnecessary projects.
Together, we’ll create a clear, calm plan that typically includes:
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high-impact repairs that protect your inspection position
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prep items that elevate first impressions (inside + out)
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staging and styling guidance to maximize emotional pull
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photo + showing strategy to make the home pop online
The point: remove friction for buyers and let your home’s lifestyle shine—so offers come faster and stronger.
Mistake #3: Playing Hardball When Negotiations Start
Negotiation is normal again. Today’s buyers are watching affordability closely, and they may ask for concessions—especially after an inspection.
Redfin data shows one of the major reasons sales fell through in 2025 was inspection or repair issues. Translation: deals died when sellers refused to work through reasonable requests.
That doesn’t mean you need to give the house away. It means you need a strategy that protects your bottom line while keeping the deal alive.
What to do instead: Negotiate from a position of strength
The best way to “win” negotiations is to set yourself up for fewer of them.
When you:
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price correctly,
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prep properly,
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and present your home powerfully…
…you create more demand, more confidence, and more leverage.
From there, we’ll evaluate requests with a clear lens:
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What’s reasonable in your price point and neighborhood?
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What’s worth fixing vs. crediting?
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What protects your net the most?
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What keeps the buyer committed?
Strong negotiation isn’t about being tough. It’s about being smart.
Bottom Line
The sellers who succeed in 2026 aren’t doing anything extreme. They’re simply making decisions based on how buyers behave today:
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Strategic pricing (not guesswork)
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High-impact prep (not random updates)
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Thoughtful negotiation (not emotion-based standoffs)
And in Rhode Island’s seller-leaning market, avoiding these mistakes matters even more—because the homes that are positioned correctly are still earning excellent results.
Ready for a smart plan tailored to your home?
If you’re thinking about selling in Rhode Island (or Southeastern MA), I’d love to help you build a clear pricing strategy and a step-by-step pre-listing roadmap so you avoid costly mistakes and maximize your outcome.
Reach out and let’s start strategizing.
Bristol RI Lifestyle • Buying a Home • Condominium • Downtown Bristol RI • Living in Bristol RI • Rhody Life • RI Coastal Lifestyle • RI Real Estate •
February 4, 2026
Living in Bristol, Rhode Island: Waterfront Charm, Walkable Downtown, and a Lifestyle That Feels Like a Getaway
If you’ve been dreaming about a coastal New England town that feels alive year-round—welcoming, historic, vibrant, and genuinely walkable—Bristol, Rhode Island belongs at the top of your list.
Bristol is the kind of place where you can grab coffee on Hope Street, stroll to dinner downtown, catch the sun setting near the harbor, and still be home in minutes. It’s equal parts seaside charm and everyday convenience—wrapped in that unmistakable Rhode Island character.
And if you’re considering a move to Bristol (or thinking about finally making the leap), there’s a special opportunity available right now at 423 Hope Street, located in the historic Belvedere condominium—right in the heart of the Hope Street/downtown lifestyle.
The Hope Street Lifestyle: Bristol’s Best “Park It and Walk” Corridor
Hope Street isn’t just a road—it’s a rhythm. It’s where locals pop in and out of boutiques, run into neighbors, and build routines around the best independent businesses in town.
A few favorites right nearby:
Boutiques + Local Shops
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Beau Blue — a standout boutique with that curated, coastal style Bristol does so well.
Coffee + Casual Stops
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Beehive Café — a go-to for coffee, breakfast, and a quick “meet you downtown” moment.
Dinner + Drinks
Bristol punches well above its weight when it comes to dining. If you love a town where you can keep your Friday nights close to home and still feel like you’re going out, you’ll fit right in.
Downtown favorites include:
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Roberto’s — a beloved local go-to with a lively dinner scene.
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DeWolf Tavern — classic waterfront energy and one of the most iconic spots to bring visitors.
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Pivotal Brewing — relaxed, social, and the kind of place that becomes part of your weekly routine.
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Brick Pizza — easy, casual, always hits the spot.
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Provisions — perfect for gourmet grabs, host gifts, and elevated everyday essentials.
And to round out the “Bristol dining” picture even more, locals and visitors also consistently rave about spots like Quito’s, Bristol Oyster Bar, and a few of the great casual staples tucked around town.
The magic is this: you’re not driving to “go do something.” You’re already there.
Harbor Days + Island Access: The Coastal Lifestyle Without the Chaos
Bristol’s waterfront is a lifestyle anchor. The harbor brings that salty-air calm in every season—morning walks, summer boat traffic, and those crisp fall afternoons when the light hits just right.
You’re also close to the Prudence Island ferry, which adds a uniquely Rhode Island layer to life here: day trips, island adventures, and that “we can just hop on a ferry” feeling that makes living in a coastal town so special.
The East Bay Bike Path: A Daily-Living Luxury
If you’ve ever pictured your weekends starting with a walk or bike ride instead of a car ride—Bristol delivers.
The East Bay Bike Path is one of the crown jewels of this area. It connects communities, gives you miles of scenic movement, and turns ordinary days into “this is why we live here” moments. Whether you’re a runner, cyclist, stroller-walker, or sunset stroller—this is a lifestyle enhancer in the best way.
And if you want even more outdoor space and shoreline scenery, Colt State Park is a major Bristol differentiator—big open lawns, waterfront views, and the kind of space that makes weekends feel effortless.
Independence Park, The Commons, and a Town Designed for Community
Bristol feels connected—and that’s not by accident. The town is built around gathering places, traditions, and a community-first energy.
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Independence Park brings concerts, events, waterfront views, and pure summer energy.
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The Commons is a classic town-center green—always part of what makes Bristol feel like Bristol.
You can be “in town” without it ever feeling crowded—just charming, active, and full of local pride.
Bristol’s Historic Identity: A Town With a Soul
Bristol doesn’t just have history—it lives it.
A few beloved cultural landmarks that give the town depth beyond the food-and-harbor scene:
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Blithewold Mansion, Gardens & Arboretum — stunning grounds and seasonal charm that locals and visitors love.
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Linden Place — history, beauty, and cultural programming right in town.
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Herreshoff Marine Museum — a nod to Bristol’s deep maritime roots and legacy.
And the presence of Roger Williams University adds a year-round hum to the town—bringing visiting families, academic life, and a steady flow of community energy.
The Oldest Fourth of July Parade in America: Bristol’s Signature Tradition
Bristol isn’t just festive—it’s legendary.
The town hosts the oldest Fourth of July parade in the United States, and it’s not just a parade—it’s a season. Flags on porches, families returning year after year, packed sidewalks, and that uniquely Bristol feeling of tradition, patriotism, and community pride all rolled into one iconic celebration.
If you want a town where history isn’t just preserved—it’s celebrated—this is it.
Bristol in Four Seasons: Not Just a Summer Town
One of the best things about Bristol is that it’s not seasonal—it’s lifestyle-driven all year:
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Spring: gardens blooming, longer walks, and that “town wakes up” feeling.
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Summer: harbor days, outdoor dining, concerts, and the Fourth of July magic.
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Fall: crisp Bike Path rides, golden light near the water, cozy downtown nights.
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Winter: café culture, local gatherings, and a town that still feels lively—just more intimate.
Featured Opportunity: 423 Hope Street, Unit 1A at The Belvedere
For anyone seeking a “lock-and-leave” lifestyle or a home base in the most walkable part of town, 423 Hope Street, Unit 1A in the historic Belvedere condominium places you right where Bristol shines brightest. Live in a turn-key, one-level, spacious condo featuring gorgeous hard woods, high ceilings, curated finishes, 2 generous bedrooms with en-suites, abundant storage and open-concept living!
You’re positioned for:
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downtown dining and shopping just steps away
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harbor access and waterfront scenery
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the Bike Path, Colt State Park, and beloved town parks
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and the everyday ease of living in a town that feels both peaceful and vibrant
Thinking About Buying in Bristol, RI?
If a move to Bristol is on your radar—whether it’s now or later this year—I’d love to be a resource.
Bristol is a special market, and the best opportunities often come down to timing, strategy, and local insight. If you’re curious about the lifestyle, the neighborhoods, condo options, or what your budget can realistically do here, reach out anytime.
Buying in Providence • Living in Providence • Providence RI • Real estate Tips • Real Estate Trends • Rhody Life • RI Real Estate • Selling a home • Selling in Providence •
January 28, 2026
Providence, Rhode Island Real Estate in 2026: Why PVD Keeps Pulling People In (and What the Split National Market Means Here)
Providence has a way of getting under your skin—in the best possible way. It’s historic and creative, compact yet full of energy, and packed with walkable pockets that make everyday life feel easier (and more fun). And heading into 2026, Providence is also gaining more national attention as buyers and sellers realize something important:
There isn’t one housing market in 2026—there are many. Regional differences are expected to remain pronounced, with demand favoring places that offer economic opportunity and relative affordability.
That local nuance is exactly why Providence matters right now—and why having a true PVD expert in your corner is everything.
I’m writing this as a Brown University alum who knows Providence from the inside out—College Hill, Thayer Street, Wayland Square strolls, Blackstone Boulevard loops—and as a RealTrends Top 1.5% nationally recognized agent (2024–2025) who brings a highly strategic, hands-on approach to every client: the Huard Hustle + Heart.
Why Providence is so compelling in 2026
Brown + College Hill: classic New England, right in the city
Brown’s campus sits on College Hill in the heart of Providence, blending that timeless collegiate feel with the heartbeat of the capital city.
The walkability factor: Providence “lives” differently
Providence has multiple pockets where you can truly park once and live—coffee, errands, dinner, a walk, all without feeling like you’re commuting.
Wayland Square is one of the best examples: charming, highly walkable, and filled with local shops and dining.
Thayer Street is the iconic College Hill corridor—shopping, global dining, and nonstop energy right near Brown.
And Blackstone Boulevard is a Providence institution: a 1.6-mile-long landscaped median designed for walking/running, bordered by bike lanes and tree-lined streets.
Downtown Providence: food, culture, and a real city vibe
Downtown Providence has become a destination in its own right—whether you’re grabbing dinner before a show, meeting friends for cocktails, or showing out-of-town visitors why PVD punches above its weight.
Here are a few downtown favorites I recommend again and again:
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Gracie’s (Downtown/Theater District) – elevated, chef-driven dining with a special-occasion feel.
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Hemenway’s – a Providence classic for seafood and raw bar energy, with skyline views.
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Mill’s Tavern – upscale steak/seafood in a historic setting with a serious wine list.
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Sarto – modern Italian in the heart of downtown.
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Al Forno-– the legendary birthplace of grilled pizza and a matriarch of the modern Rhode Island restaurant scen.
These places aren’t just “where to eat”—they’re part of what buyers fall in love with when they’re imagining a Providence lifestyle.
Providence in the bigger 2026 housing conversation
Nationally, 2026 is shaping up to be geographically split—some metros give buyers more leverage, while others remain tighter and more seller-friendly. Zillow’s 2026 buyer-friendly market research highlights where buyers may have more negotiating power.
Realtor.com also published a 2026 list of markets where first-time buyers could find better opportunity based on affordability and availability.
And here’s the Providence-specific headline: Providence–Warwick is projected to be one of the top housing markets for 2026 in Realtor.com’s research.
But the real takeaway is this:
Providence isn’t one market. It’s a collection of micro-markets—East Side vs. West End vs. downtown condo living vs. multi-family investment pockets—each with its own buyer pool, pricing sensitivity, and pace.
How to win in Providence in 2026: the Huard Hustle + Heart strategy
If you’re selling: don’t “list” — launch
In Providence, the strongest sales don’t happen by luck. They happen when prep + pricing + marketing align.
The Huard Hustle for sellers means:
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A hands-on pre-listing plan (what’s worth doing, what’s not, and where ROI lives)
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Strategic pricing that creates urgency instead of leaving money on the table
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Marketing that sells the Providence lifestyle (walkability, dining, culture, neighborhood identity), not just the specs
Seller CTA:
If you’re thinking about selling in 2026—especially in a walkable Providence neighborhood—message me “PVD SELL” and I’ll send you a tailored game plan: prep priorities, pricing range, and the exact positioning strategy I’d use to maximize your result.
If you’re buying: compete smart, not emotional
Some Providence homes will move fast in 2026—especially the ones that are turn-key, well-priced, and in the right pocket. You don’t need to overpay; you need to be prepared and strategic.
The Huard Hustle for buyers means:
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Getting you fully ready (lender, terms strategy, timing strategy)
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Identifying where you can win (and where you shouldn’t chase)
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Negotiating hard on your behalf—price, inspections, credits, and clean terms
Buyer CTA:
If you’re considering buying in Providence in 2026, message me “PVD BUY” and tell me your top 2 neighborhoods (Wayland? College Hill? downtown?). I’ll share what’s moving, what’s sitting, and how to position you to win without regret.
Thinking about Providence in 2026?
Providence is special—and it’s also nuanced. Whether you’re buying your first home, moving up, downsizing, or investing, the right strategy is local, neighborhood-specific, and execution-driven.
If you want a Providence agent who brings deep roots, sharp strategy, and relentless advocacy—with a whole lot of heart—let’s connect.
