Direct recent-lease rent history
Monthly overall-rent index; missing observations are not filled from another geography.
Recent-lease rent$1,5082026-07 · +0.3% year over year
Rental vacancyn/an/a
Time on marketn/an/a
FIPS 44007 · population 664,854 · part of Providence, RI
The latest county-level Zillow ZORI is $2,110 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $1,318 | Providence County, RI | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,402 | Providence County, RI | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,729 | Providence County, RI | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,087 | Providence County, RI | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,480 | Providence County, RI | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 44007. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Providence County presents a narrow underwriting tension: a $460,440 median home value sits beside a 5.5% gross yield, while the price signal differs by source. The county warrants investigation by buyers able to verify unit-level expenses and flood exposure; leverage-sensitive buyers should be cautious. Zillow reports 1.74% county value growth, whereas FHFA’s repeat-transaction HPI reports 5.31% annual growth. These measures use different methods and supplied observation periods; FHFA is not a home value, and their rates should not be combined.
Measured median asking rent is $2,110 per month, supporting the supplied gross yield before operating costs, but that yield is not net income. The 1.25% effective property-tax rate and $4,683 median annual tax make carrying-cost verification material, particularly against purchase price and assessment practices. Market rent is 22% above HUD FMR; FMR is a two-bedroom payment standard, not asking rent, so it cannot validate market rent or yield. Missing insurance, maintenance, vacancy, financing, and property-level assessment data prevents a net-yield conclusion.
MLS listing-market evidence shows 734 active listings, up 11.04%, with 9.1% price-reduced. A 110.49% pending-to-active ratio suggests listings are moving through constrained visible supply, but it is neither closed-sale evidence nor stand-alone proof of buyer demand. Migration is nearly balanced but negative by 45 tax-return households; moving-in average income is $6,516 below moving-out income, a composition warning rather than a demand forecast. Investors accounted for 8.36% of 5,862 purchase mortgages, indicating participation but not control of the buyer pool.
Modeled climate loss equals 0.11% of building value per year, consistent with inland-flood exposure; it is not a site-specific insurance quote. QCEW records 290,767 annual average covered jobs at county workplaces, up 0.92%, and a $1,380 average weekly covered-worker wage. It does not measure resident employment or forecast tenancy. Next checks are parcel flood and insurance terms, actual leases and utilities, tax assessment, sale comparables, and local vacancy/turnover.
This view uses 12 direct Zillow ZIP markets matched to Census ZCTAs. Each ZIP is assigned by its largest HUD residential county share; this is not an exhaustive county inventory.
Across the selected direct-evidence set, the observed asking-rent spread is broad rather than concentrated in one countywide tier. For Zillow's June 2026 reporting period, ZORI runs from $1,684 in ZIP 02895 to $2,527 in ZIP 02903, a $843 span, and the displayed-set median is $1,991.50 across 12 matches. This is a screening range rather than a county distribution estimate because the selection is not exhaustive. The decision question is therefore not whether a ZIP label is categorically inexpensive, but whether a particular available unit's asking rent, bedroom count, lease terms, and utilities fit a household budget against observed alternatives. ZORI is a typical observed asking-rent index, not an advertised unit quote or a bedroom-specific price.
Zillow, ACS, and HUD answer separate comparison questions and should not be placed on one price ladder. At the high end of this selected set, the $2,527 Zillow ZORI is 46.2% above the $1,729 HUD FMR; at the low end, the $1,684 ZORI is 2.6% below it. This only shows that their relationship varies across these matches. HUD FMR is a bedroom-specific administrative program standard, while ZORI is a typical observed asking-rent index. Separately, ACS 2024 five-year ZCTA median gross rent ranges from $1,161 to $1,807, compared with $1,312 for the county. Those values cannot by themselves measure a change from ZORI because the survey period and gross-rent concept differ.
Burden and vacancy identify different trade-offs, not a ranking. In the shown ZCTAs, the ACS share of renter households spending at least 30% of income on rent spans 40.9% to 54.5%, compared with 47.3% for the county. The ZORI-derived annual income benchmark at a 30% rent share is a mechanical screen based on the index, while the burden figure is an ACS survey estimate; neither describes a particular renter's income, unit, or qualification outcome. ACS ZCTA vacancy estimates range from 2.7% in ZIP 02920 to 13.7% in ZIP 02909, against 6.7% countywide. A higher vacancy estimate is not proof of lower asking rent, an available unit, or negotiating leverage, so availability and all listing terms need direct confirmation.
Geography and selection place firm limits on these comparisons. Display assignment uses the county with the largest HUD residential-address share; because ZIPs may cross county lines, that is not a claim that all delivery addresses are in Providence County. ZCTAs are Census statistical areas, not identical USPS delivery ZIPs. The 12 displayed direct-ZORI matches cover 85,159 renter households but do not exhaust the 19 eligible matches. Before acting, verify the property's delivery ZIP and county location, advertised rent and availability date, bedroom count, included utilities and fees, deposits, income and lease requirements, and the applicable program standard. Compare like-for-like live listings after using each series only as its own screening input.
19 ZIP profiles passed the county gate; the 12 with the most renter households are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 02860 → | $1,844 | $1,192 | $1,729 | 47.4% | 7.6% | $74k | 100.0% |
| 02895 | $1,684 | $1,161 | $1,729 | 44.7% | 9.3% | $67k | 100.0% |
| 02909 | $2,000 | $1,366 | $1,729 | 43.1% | 13.7% | $80k | 100.0% |
| 02908 | $2,247 | $1,409 | $1,729 | 41.2% | 12.7% | $90k | 100.0% |
| 02907 | $1,910 | $1,170 | $1,729 | 49.3% | 4.2% | $76k | 100.0% |
| 02904 | $1,903 | $1,289 | $1,729 | 40.9% | 5.6% | $76k | 100.0% |
| 02906 | $2,386 | $1,807 | $1,729 | 50.9% | 6.8% | $95k | 100.0% |
| 02863 | $1,721 | $1,200 | $1,729 | 54.5% | 8.8% | $69k | 100.0% |
| 02920 | $2,046 | $1,294 | $1,729 | 41.7% | 2.7% | $82k | 100.0% |
| 02905 | $2,035 | $1,175 | $1,729 | 48.9% | 6.3% | $81k | 100.0% |
| 02914 | $1,983 | $1,220 | $1,729 | 50.4% | 6.1% | $79k | 100.0% |
| 02903 | $2,527 | $1,713 | $1,729 | 46.7% | 13.2% | $101k | 100.0% |
Open a five-digit report for asking rent, affordability, rent history and resale liquidity. Each row keeps its ZIP/ZCTA measurement scope.
| ZIP report | City label | Zillow rent | 1Y change | ACS burden 30%+ | Population |
|---|---|---|---|---|---|
| ZIP 02903 rental reportProvidence County | Providence, RI | $2,527 | ▲ 2.5% | 46.7% | 11,836 |
| ZIP 02906 rental reportProvidence County | Providence, RI | $2,386 | ▲ 3.1% | 50.9% | 26,380 |
| ZIP 02909 rental reportProvidence County | Providence, RI | $2,000 | ▲ 2.5% | 43.1% | 46,014 |
| ZIP 02860 rental reportProvidence County | Pawtucket, RI | $1,844 | ▲ 4.6% | 47.4% | 47,818 |
| ZIP 02895 rental reportProvidence County | Woonsocket, RI | $1,684 | ▲ 4.2% | 44.7% | 43,521 |
Zillow ZORI is an asking-rent index. ACS burden and population describe the Census ZCTA; missing observations remain n/a.
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.110% of building value expected lost per year
$4,683 median annual bill
14,080 in · 14,125 out
$66,671 arriving · $73,187 leaving
490 of 5,862 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
A metro is an average of these. Which side of a county line a property sits on can change the tax bill, the hazard profile and the tenant pool.
| County | Population | Price | Rent | Yield | Hazard |
|---|---|---|---|---|---|
| Providence County | 664,854 | $460k | $2,110 | 5.5% | inland flooding |
| Bristol County | 582,270 | $557k | $2,040 | 4.4% | inland flooding |
| Kent County | 171,456 | $449k | $2,289 | 6.1% | inland flooding |
| Washington County | 130,344 | $695k | $2,516 | 4.3% | inland flooding |
| Newport County | 84,657 | $800k | $3,135 | 4.7% | inland flooding |
| Bristol County | 50,490 | $662k | $2,271 | 4.1% | inland flooding |
No. The record identifies HUD FMR as a payment standard and separately publishes measured market asking rent.
It measures annual average covered jobs at workplaces in the county, not resident employment or unemployment.
No. Insurance, maintenance, vacancy, financing, and property-level assessment data are not published.