East Providence vs Pawtucket: Housing Costs in Rhode Island
Side-by-side comparison of home prices, mortgage payments, and housing costs between East Providence and Pawtucket, Rhode Island. Using Rhode Island's 1.53% property tax rate and $2,200/year insurance. Updated for 2026.
Metric
East Providence
Pawtucket
Median Home Price
$355K
$325K
Population
47,800
75,604
Average Rent
$1,480/mo
$1,380/mo
Est. Monthly Mortgage (P&I)
$2,019/mo
$1,849/mo
Est. Monthly Property Tax
$453/mo
$414/mo
Est. Monthly Insurance
$183/mo
$183/mo
Est. Total PITI
$2,789/mo
$2,568/mo
Price-to-Rent Ratio
20.0
19.6
Verdict
Pawtucket edges out East Providence in affordability, saving you roughly $221/month on total housing costs. Both cities are in Rhode Island, so property tax rates and insurance costs are the same — the difference comes down to home prices and what you get for your money in each market.
Monthly Payment Comparison
Estimated PITI payments assuming 10% down, 6.5% rate, 30-year fixed mortgage with PMI. Uses Rhode Island's 1.53% property tax rate.
East Providence
Home Price$355,000
Down Payment (10%)$35,500
Loan Amount$319,500
Monthly P&I$2,019
Monthly Property Tax$453
Monthly Insurance$183
Monthly PMI$133
Total PITI$2,789/mo
Annual property tax: $5,432
Pawtucket
Home Price$325,000
Down Payment (10%)$32,500
Loan Amount$292,500
Monthly P&I$1,849
Monthly Property Tax$414
Monthly Insurance$183
Monthly PMI$122
Total PITI$2,568/mo
Annual property tax: $4,973
Buying in Pawtucket saves you approximately $221/month ($2,652/year) compared to East Providence, based on median home prices with identical loan terms.
Which City Is Better For...
First-Time Buyers
Pawtucket is the better choice for first-time buyers, with a median price of $325K versus $355K in East Providence. That's $30K less to save for a down payment. You'd need roughly $11K for an FHA 3.5% down payment in Pawtucket, compared to $12K in East Providence. Rhode Island offers the RIHousing First Homes program (10K DPA forgivable) which applies in both cities.
Real Estate Investment
Pawtucket has the better price-to-rent ratio at 19.6x versus 20.0x in East Providence. A lower ratio generally signals better rental income relative to purchase price. Average rent in Pawtucket is $1,380/month on a $325K median home, making it a stronger candidate for buy-and-rent investors.
Families
Pawtucket (pop. 75,604) offers more amenities, schools, and services typical of a larger city, while East Providence (pop. 47,800) may offer a quieter, more community-oriented lifestyle. Pawtucket offers both more options and lower housing costs, making it attractive for families who want urban amenities without a premium price.