HOMES | May 2026

Homes

n Multi-families can be a gateway to good things

n They love that unique Warren vibe

n A slow start to the spring selling season

n Breathe new life into seldom-used rooms

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Multi-family homes are opening doors for East

Living in one unit and renting the others is a practical path to homeownership in a challenging

market

BY VANESSA COMBS vcombs@eastbaymediagroup.com

In a housing market where singlefamily homes remain out of reach for many first-time buyers, a growing number are turning to a more strategic approach: purchasing multi-family properties, living in one unit, and renting out the rest.

Across the East Bay, local real estate professionals say the trend is gaining traction as buyers look for creative ways to break into an increasingly competitive market.

“Yes, buyers are definitely looking at multi-families as a way to break into the market,” said Cathy Sousa of Serhant. “It gives them the ability to afford a little bit more because they can use rental income toward the mortgage.”

By offsetting monthly costs with rent, buyers can significantly reduce their financial burden. In many cases, Sousa

noted, rental income can cut a mortgage payment “at least in half, if not more,” depending on whether the property has two or three units.

A similar shift is being observed by Corcoran Chart House Realtor Matt Antonio, who says more first-time buyers are beginning to view multi-family homes as a practical entry point.

“I definitely see more first-time homebuyers recognizing this as a way to mitigate the rising costs of homeownership,” Antonio said.

While rental income can help ease the burden, both agents emphasize that expectations should remain realistic. In a typical two-family home, rent from one unit may not fully cover the mortgage, but it can make a meaningful dent. With three- or four-unit properties, buyers may be able to offset a much larger share of their expenses — in some cases reducing their own housing costs to nearly zero.

Still, accessibility remains a hurdle.

Multi-family homes in desirable East Bay communities like Bristol and War-

MULTI-FAMILY: Tenants help owners pay the mortgage

From Page 3

ren often come with high price tags.

“Sometimes they’re still out of reach,” Sousa said. “And if they are within reach, they may need some work.”

Inventory is also limited. While some properties are available, Sousa noted that a number have been sitting on the market longer than expected, often due to pricing that does not align with rental potential.

“The numbers have to work,” she said. “If the rent is not going to cover the expenses, it does not make sense for a buyer.”

That imbalance has also contributed to increased competition. As rents have climbed across the East Bay, so too have purchase prices, and owner-occupants are now often competing against investors for the same properties, according to Antonio.

Even so, those lingering listings may present an opportunity. Buyers willing to do their homework may find room to negotiate on properties that have been on the market for an extended period.

Financing is another key advantage of

this strategy. Buyers who plan to live in one unit may qualify for lower down payment options, sometimes as low as 3.5 percent, while still benefiting from rental income to strengthen their purchasing power.

Antonio noted that some programs, particularly for first-time buyers, can make entry even more accessible. In certain cases, buyers may need little to no money down beyond closing costs.

It’s not for everyone

For Sousa, who has owned multifamily properties herself, the East Bay offers unique advantages for landlords. Proximity to Roger Williams University helps sustain a steady rental market, particularly in Bristol and nearby Warren.

“There’s always demand — from students, professors, and young professionals,” she said.

Still, the approach is not as simple as collecting rent and watching equity grow. First-time buyers often underestimate the responsibilities that come with being both a homeowner and a landlord.

“Maintenance is a big one,” Sousa

said. “You’re responsible for all units, so you need to have reserves in case something goes wrong, like a heating system or plumbing issue.”

There is also the lifestyle adjustment of sharing a property with tenants. For some buyers, that proximity can feel daunting. Sousa emphasized that careful screening, including credit checks and references, can make a significant difference in creating a positive living situation.

Antonio agrees that the model is not for everyone, noting that concerns about property management and tenant relationships are common. However, he believes the long-term benefits often outweigh the challenges, particularly for those willing to take a longterm view.

“If you can hold a property for at least seven years, it’s very unlikely you’ll get hurt,” he said, pointing to steady appreciation trends and the advantage of having tenants help pay down the mortgage.

His confidence is also rooted in personal experience. At 19, Antonio pur-

A stepping-stone to wealth

chased a two-family home in Barrington with no money down, living in one unit while renting the other. Over time, he built equity, leveraged it to pursue additional investments, and ultimately sold the property for three times what he paid.

“I’m the biggest believer in it,” he said. “For most people, it’s one of the best ways to build wealth.”

Despite the risks, the long-term benefits can be substantial. Many buyers use multi-family ownership as a stepping stone, building equity over time before eventually moving into a singlefamily home while retaining the property as an investment.

“It really gives them more buying power,” Sousa said. “And down the road, they can use that equity to purchase another home. Real estate is always a great place to invest your money.”

In a competitive and often discouraging market, that combination of affordability and opportunity is exactly what many East Bay buyers have been searching for.

CATHY SOUSA OF SERHANT

That unique Warren vibe

The East Bay’s most eclectic, artistic community is the place to be for many residents — both new and old

BY VANESSA COMBS vcombs@eastbaymediagroup.com

On a typical Friday night in Warren, neighbors gather at Jack’s Bar, cyclists pass through town along the East Bay Bike Path, and locals wander between shops and restaurants along Main Street and Water Street. For many residents, these small, everyday moments define life in the seaside town — a place where community, creativity and coastal charm come together in a distinctly New England way.

From artists and entrepreneurs to families looking for a change of pace, many say the reasons people move to Warren come down to a simple mix: community, creativity and lifestyle.

The Realtor: Affordability meets coastal charm

While Warren’s culture and community draw people in, the town’s housing market also plays an important role in attracting new residents.

Walt Buteau, a real estate advisor with Engel & Völkers, says Warren’s growing appeal is closely tied to its relative affordability compared to neighboring East Bay communities.

“Warren is probably the most affordable, walkable town in Rhode Island,” Buteau says. “It’s more affordable than Bristol and still offers the same historic charm and proximity to the water.”

Recent housing data reflects that difference. According to Buteau, the median single-family home price in Warren closed 2025 at $525,000. By comparison, the median price in the town directly south, Bristol, was $662,000. The median price one town to the north, Barrington, was $750,000.

That price gap has made Warren especially appealing to buyers looking to enter the East Bay market while still enjoying a

Scott and Stasia Walmsley, with their dog Frisbee, sit outside their Warren home. The couple are among the newcomers drawn to the town’s coastal setting, historic charm and strong sense of community.

“I proudly

equally, taking the time

fully understand each client's goals and preferences without being pushy.”

For many these days, Warren is the place to be

From FACING PAGE

coastal New England lifestyle.

Despite the lower median price, inventory remains limited.

“There are only a handful of homes on the market at any given time,” Buteau said.

So far this year, fewer than 10 residential properties — including single-family homes and condominiums — have sold in Warren, a remarkably low number.

Buteau said many buyers are immediately struck by the town’s history and location.

“When people come here, they notice the history right away,” he said. “You’ve got the water, the restaurants, the shops, and you’re only about 20 minutes from Providence. It really feels like quintessential New England.”

The newcomers: Community with a creative flair

For Scott and Stasia Walmsley, moving to Warren began with a search for some-

ed it was time to sell their longtime home in Cranston and begin a new chapter. With one child living in Florida and another in California, they found themselves ready for a change.

“We decided it was time to sell our house and try something new,” Scott Walmsley said. “We were looking for something close to the water, still close to Providence, with a walkable downtown and a vibrant arts community.”

Warren quickly rose to the top of their list, particularly because of the East Bay Bike Path, which runs directly through town and connects several coastal communities.

“That kind of really put Warren at the front of what we were looking for,” Walmsley said.

Before committing, the couple rented locally to see if the town felt right. It didn’t take long for them to know they had found their place.

“We just really fell in love with the community and the people,” he said.

Walmsley describes Warren as an inclusive and welcoming town with a

See VIBE Page 8

Tracy Woodard (left), shown here after the opening of her Tracy’s Cream and Sugar coffee shop on Main Street in Warren, has since expanded to add a third business in downtown Warren. In addition to the Perfect Sweet Shoppe, she owns and runs Happy Place Creperie. Woodard’s family has lived in Barrington for five generations, but she recently bought a house and is now living in Warren.

Associate 401.225.8555

cathywicks2002@gmail.com hoganassociatesre.com/ about-cathy-wicks.php

Spring often brings change—and for many, that means rethinking how and where we live.

Whether you’re downsizing, seeking single-level living, or exploring lowmaintenance communities, the right guidance makes all the difference.

As active seniors themselves, Doug & Pat Gablinske understand these transitions firsthand. With nearly 50 years of experience and 44 years of marriage, they offer a level of trust, perspective, and care that goes far beyond a typical real estate team.

VIBE:

From Page 7

strong creative spirit.

“It’s a wonderful, inclusive and diverse community,” he said. “It’s got a rich arts culture and a lot of local small businesses.”

Since moving in, one of the biggest surprises has been how closely connected the town feels.

“In Cranston we were in more of a sprawling neighborhood,” Walmsley said. “Here, the community feels much closer. People really come together and help each other out.”

The couple has quickly developed a rhythm to life in Warren.

A typical weekend might begin with a Friday stop at Jack’s Bar before walking through downtown. Saturdays often involve a run or bike ride along the East Bay Bike Path, sometimes heading down to Bristol before returning home.

“We like to get out on the bike path, get some exercise, maybe ride down to Bristol, walk around, have lunch and then bike back,” he said.

They also enjoy the town’s many events, including the Warren Folks Festival and programs organized by the Warren Arts

and Cultural Collaborative. Another favorite stop is Archive Book + Snackery, a unique gathering space that combines an art gallery, bookstore and bar and regularly hosts music nights and other community events.

Beyond the lifestyle benefits, Walmsley said the move has also rekindled his creative side. He works for Verizon, while his

Tucked along a private coastal road in Touisset...

wife works for Massachusetts General Hospital, often remotely. Outside of their careers, both pursue creative interests — his wife as a writer and Walmsley as a musician.

“For the better part of a few decades I’ve mostly been singing other people’s songs,” Walmsley said. “But moving down here and being part of a creative commu-

RICHARD W. DIONNE JR.

Stasia and Scott Walmsley stand on the front porch of their historic house on Sowamsett Avenue in Warren. They were looking for something different a few years ago, and they found it when they made the move from Cranston to Warren.

nity has inspired me to start writing more.”

The artist: Community and character

For artist William Schaff, the connection to Warren stretches back more than two decades.

Quirky town has the soul of an artist

Schaff, whose work as an artist can sometimes bring an unpredictable income, said he approached the decision to buy a home thoughtfully. When he received some money from his father, he saw it as an opportunity to invest in a place of his own — and Warren was one of the few places where that felt possible.

At first, he didn’t immediately feel connected to the town. That changed during a visit to Jack’s Bar, a local establishment that has been serving the community since 1941.

“I went in there one night and met some locals,” Schaff recalled. “They were some of the kindest people I’ve ever met.”

Over time, those connections transformed Warren from simply a place he lived into a place that felt like home.

“What made me want to stay here was the community,” he said.

Schaff describes Warren as a classic New England town that still preserves much of its visual history and charm.

“It’s a very friendly place,” he said. “It’s a great town to walk around, and there are still so many gems here that I love sharing with people.”

Even after spending several years living in Oakland, Calif., Schaff said Warren remains the place he feels most connected to. For him, the town’s everyday traditions — meeting friends at Jack’s or gathering at Market Street Pub — are part of what make it special.

The business owner: A town on the rise

For Tracy Woodard, owner and baker behind three food shops on Main Street, Warren’s evolution is something she has experienced firsthand.

Woodard grew up in Barrington, where her family had lived for generations.

“I’ve been familiar with Warren my whole life,” Woodard said. “I’ve definitely seen it change dramatically — especially in the last five to seven years.”

What began as a single storefront, the Sweet Shoppe, eventually grew into three businesses on Main Street, giving Wood ard a front-row seat to the town’s growing energy.

“I see quite a few new faces all the time,” she said.

Woodard said Warren’s walkable downtown and eclectic character make it stand out.

“It’s a walking town,” she said. “It’s eclectic and artistic, with a lot of artists, shops and small businesses. It has its own unique small-town style.”

She also credits the supportive atmo sphere for helping local businesses thrive.

“People around here are very support ive — from the residents, to the tourists, to the town itself,” Woodard said. “Police, fire, town officials — everyone has been very supportive of small businesses. I’ve found it to be a very pleasant town to do business in.”

Creating Spaces You’ll Love To Live In

As her businesses expanded, so did her connection to the town. After generations of living in Barrington, Woodard and her family eventually made the move.

“We loved it so much that after five generations in Barrington, we actually bought a house in Warren,” she said.

A small town that feels like home

For many residents, Warren’s appeal isn’t defined by any single factor. Instead, it’s the combination of community, character and lifestyle that continues to draw people in.

From artists and entrepreneurs to families and newcomers looking for a change of pace, those who settle in Warren often discover the same thing: a town that feels welcoming and deeply creative.

Realtors report slow home sales at beginning of spring season

March was the slowest month for single-family home sales in more than 15 years

First-quarter single-family home sales fell by nearly 9% year-over-year, and by the end of the quarter, March sales remained 5.3% below the prior year. The Rhode Island Association of Realtors reported that the Ocean State realized the slowest activity in single-family home sales last month since monthly record-keeping began in 2010. A 13.5% annual drop in pending sales also foretells a slower market heading into spring.

The single-family home price of $514,250 was the third-highest monthly median price on record, below only June and September of last year.

“Bad weather, tariffs and economic uncertainty limited home sales in the first quarter. By March, increasing interest rates,

stock market volatility and escalating global tensions kept buyers and sellers on the sidelines. At the same time, we still have a very low supply of homes for sale, roughly half the national average, which is keeping prices elevated. Fortunately, Rhode Island is making headway with building permits significantly up over the past few years,” said Michael Pereira, president of the Rhode Island Association of Realtors.

First-quarter condominium sales were down 16.8% yearover-year and dropped 14% in March. Sales may see a slight increase in the weeks ahead as pending sales showed a small increase last month of 2.4%. The median price of March condominium sales rose 14.5% to $405,000.

In the two- to four-unit multifamily home market, sales dropped 3.6% from March 2025, and those under contract but not closed by the end of the month fell 14.2%, a sign of a

slowdown in the weeks ahead. First-quarter multifamily home sales were down throughout the state, with the exception of Kent County, which saw a 7.7% gain. Unlike the single-family home and condominium markets however, which both saw a decline in listings, last month the multifamily home market saw a 24.2% gain in properties for sale. Despite the increased supply, multifamily homes on the market have seen doubledigit growth each month since January 2025 and prices continue to increase. A 9.5% annual increase in median price occurred in March, which reached a monthly record of $637,500.

“The interest by investors in multifamily homes continues to raise prices. Though properties are staying on the market a little longer and buyers have more listings to choose from, many Rhode Islanders are shut out of that market altogether due to affordability issues,” said Pereira.

Important tips for the gardening beginner

If you’re new to gardening, begin with a small garden footprint and start with small plants

Gardening is a popular hobby all over the world. There are an estimated 71.5 million gardening households in the United States alone. That translates to around 185.9 million people engaged in some form of gardening, which places the U.S. among other countries where gardening is wildly popular.

A greater number of people are showing interest in gardening, which is a rewarding hobby that’s good for the mind and the body. Those who are new to gardening may need a crash course to get started. These pointers can help anyone foster a newfound passion for gardening.

Choose the best location

Spend time in the yard and decide where to house a garden. A far-off corner may get the most sun, but will you forget about the garden if it is too far away? Ideally, the garden should be located where it will get at least six to eight hours of sun

each day. There also should be a water source nearby. The spot also should be convenient so that it is easy to go and pick vegetables or prune flowers.

Start small

If you’re new to gardening, begin with a small garden footprint so that you can get your feet wet. A raised garden bed can be a good starting point because it is contained and easy to maintain. As your experience (and garden) grows, you can add to the garden size the next time around.

Amend the soil

It’s possible but unlikely that the soil in the backyard is the perfect mix to grow

healthy plants. It’s more likely that the garden will need some soil modification. You can test the soil makeup with do-it-yourself kits or work with a garden center. A garden typically requires a mix of compost to add nutrients to the dirt; peat moss or coconut coir to help with water retention and to make the soil lighter; and vermiculite that helps to retain water. A compost bin set up at the same time as the garden allows gardeners to continually produce nutrient-rich food to add to the garden.

Plant starter guide

It’s best to keep a few things in mind when planning the garden. Think about

what will grow well in your climate. Consider how big the garden will be and the size of mature plants. A small garden will not be able to accommodate corn, for example. Also, how would you like the space to look and what will be its function? Is this a purely aesthetic garden or one that will be food-bearing?

Start seeds inside

If you’ll be starting a garden from seeds, it’s best to start indoors before your region’s frost-free date. This way the delicate plants will get the needed care and can establish before they go outdoors in the ground. Keep them humid by covering the seedlings in plastic wrap.

You can start the seeds in different containers, even empty egg cartons. Transplant to larger containers after the seedlings grow a second set of leaves. Once you’re free from overnight frost, you can place the established, strong seedlings in the ground.

An automatic watering system, such as a timer hooked up to the sprinkler, can keep the garden well watered, which increases the chances of success. Then it will only be a matter of weeks before the garden can be enjoyed throughout the season.

Repurpose rooms and breathe new life into a home

Align your home spaces with your lifestyle needs

Homeowners do not need to get hung up on room labels as they explore ways to reinvent their spaces. Just because a floor plan labels a space as a formal dining room doesn’t mean the area has to remain that way.

Repurposing rooms in a home comes down to aligning the space a person has with their lifestyle needs. Here are a few ways to rethink interior spaces and make a switch to improve utility.

n Identify unused or under-used rooms. Take note of spaces that are cleaned but rarely used. For many people, this is a dining room or a guest suite. Either of these rooms can be transformed into something new.

n Invest in multipurpose furniture. Even people short on space can transform their homes. Replacing a traditional bed with a murphy bed or a daybed can make a room more suitable for a home office or yoga studio, but still provide a space for the occasional houseguest to sleep. A pull-down shelf desk in a bedroom or even a walk-in closet can turn an

area into a compact home workstation.

n Claim dead space. The area under the stairs or another small spot often is used to collect junk. Instead, it can be turned into a built-in wine rack, a reading nook for kids or even a pet sanctuary with just a few modifications. Analyze areas

rooms. An area rug can be used to define a border of a space. Open bookshelves can serve as a wall to separate a sleeping area from a lounging spot. Lighting can add dimension to areas in a space. A pendant light over a crafting or work table can be used define the space.

n Look at utility areas. Unless you are a do-it-yourselfer or have a hobby that takes up much of the garage or basement, utility areas are major spots in a home to consider repurposing. A garage can be turned into a home gym, kids’ play area or even a hobby shop. Modular flooring and insulated walls can make the room comfortable. Attic lofts are the ultimate quiet zones, and can be serene spots for reading, meditating or doing homework.

Did you know?

The market research experts at Business Research Insights report that the three-season sunroom market size is projected to nearly double between 2025 and 2035. BRI reports that 65 percent of homeowners prefer cost-effective sunrooms when seeking to extend their living space.

The popularity of sunrooms can be traced to a number of variables, including year-round access to a home’s surrounding landscape. That access might be hindered if the only spaces to experience nature is a patio, deck or another traditional type of outdoor living space.

But sunrooms, particularly those equipped with heating and cooling, can bring homeowners in touch with nature during times of year when they might otherwise be compelled to steer clear of their outdoor living spaces due to less welcoming weather.

How to establish a home renovation budget

Budgeting

correctly ensures that there are few, if any, surprises along the way

Homeowners know that the next home renovation project is always right around the corner. And that means finding ways to finance such undertakings.

When planning for renovations, the average homeowner underestimates their project cost by approximately 22 percent, according to the 2026 Remodeling Impact Report. Establishing a pre-project budget can help avoid such surprises.

Don’t over-improve

A common mistake homeowners make is over-improving a home beyond the neighborhood value. A good rule of thumb is to employ the average percentage-ofhome-value approach in an effort to stay within range of what’s acceptable. Budget a kitchen renovation or finished basement at 10 to 15 percent of the home value. A master bedroom will come in at 5 to 10 percent of home value, while a small bedroom or office falls between 1 and 3 percent of home value.

These benchmarks are supported by the National Association of the Remodeling Industry and the National Association of Realtors. Historically, a functional, modern kitchen is the top driver of home value, says Remodeling Magazine.

Learn the breakdown

Homeowners should understand that materials, fixtures, appliances, and flooring, otherwise known as “hard costs,” will eat up 50 to 60 percent of their renovation budgets. Labor, permits and design fees will comprise the next largest chunk, typically coming in between 25 and 35 per-

cent. Homeowners also should factor about 15 to 20 percent of a budget to a safety net to cover unforeseen expenses, like mold remediation or structural issues.

Get three quotes

It’s important for homeowners to get several estimates before establishing a budget. Experts advise working with contractors that offer fixed-price contracts rather than those that list time and materials; otherwise, there may be a mid-project price hike that comes out of the blue. A person also can ask contractors for a lineitem bid so it’s possible to see where money can be trimmed through different material choices.

With a list of desired items in hand, and acceptable substitutions if the cost comes in too high, homeowners can create a budget that works.

Saving versus splurging

It’s important for homeowners to be realistic about their renovations. They can splurge on items that are seen or touched every day, like door handles, cabinet pulls and faucets. Other items, like lighting fixtures or backsplashes, can be replaced down the road.

It may be better to direct funds to structural elements or those “invisible renovations” like upgrading insulation or smart systems that save on energy costs and improve efficiency.

Keep a 20 percent cushion

Homeowners can determine the affordability if a proposed project ends up costing 20 percent more or takes a few months longer. If the answer is no, homeowners should scale back the project budget until they have that financial safety net.

Notable features of modern bathrooms

Once forgotten and overlooked, bathrooms are now a place for innovation

and beauty

Bathrooms are more than just places to wash up. These spaces are evolving from utilitarian rooms to high-tech sanctuaries with all the modern conveniences one can imagine. Homeowners are increasingly investing more into their bathrooms, reflecting a growing desire for quiet luxury and personal health.

According to the 2026 National Kitchen & Bath Association (NKBA) Trends Report, 72 percent of designers report that clients are enlarging their bathrooms to accommodate new wellness-centered features. Modern bathrooms are defined by some notable features.

Home spa shower

The NKBA reports more homeowners now prioritize a larger, feature-rich shower over just a bathtub. Steam showers are no longer niche; they integrate aromatherapy and chromotherapy (moodenhancing light) systems into the designs. Although open, walk-in showers are still popular for their accessibility, there’s a

rising trend in shower pods, which are enclosed, cozy spaces that more effectively retain heat and steam.

Aging in place elements

Features once associated with getting older are now being rebranded as highend design elements. According to Forbes, curbless entries and built-in benches are some luxury safety features built into modern bathrooms.

Smart technology

Polaris Market Research says the global

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an spaces

smart bathroom market is projected to exceed $11 billion in 2026. Technology focused on efficiency and hygiene is popular. Intelligent toilets that have selfcleaning UV nozzles, heated seats and motion-activated lids are rising in popularity. Smart faucets with precise flow control and leak detection also are becoming standard, with Houzz saying sustainability features like these are a must-have for 84 percent of renovators.

Evolving minimalism

Organic minimalism is a defining style

within modern bathroom trends for 2026. This idea prioritizes clean looks with natural materials like stone and wood, which are replacing cool grays and stark whites that have been dominating bathroom schemes for some time, according to ReBath design expert Jenny Mars. Designers favor large-format slabs or tiles to minimize grout lines. Earthy tones like sage green, terracotta, and warm wood vanities also are popular.

Layered lighting

Design pros are using lighting as a functional tool, and say that task lighting must be layered for the best effect.

Nighttime-specific low-glow lighting and integrated mirror LEDs support a natural circadian rhythm while offering comfort and safety. The NKBA says 91 percent of respondents cite lighting as a top priority in their bathroom designs. Mood lighting in showers and other lighting features are popular requests.

Modern bathrooms continue to evolve with features that add aesthetic appeal, sustainability and technology to these historically utilitarian spaces.