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Our Favorite Fall Activities In and Around Newport, Rhode Island

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While summer is an easy favorite here in coastal Newport County, fall has much to offer for families, couples, or individuals looking to make the most of the season. When you think of fall, things like pumpkin picking, everything apple-related, and festive hayrides likely come to mind. 

And while we have them in abundance (and some of the best around, we might add — find them here), there are plenty of opportunities to discover something new and unexpected to make a fall tradition out of. Here are some of our favorite local spots, stops, and autumn events to add to your list of fall favorites.

Foodies’ Favorite Fall Events

Bowen’s Wharf Seafood Festival

Bowen’s Wharf Seafood Festival

(Oct. 16, 11 a.m. – 6 p.m.; Oct. 17, 11 a.m. – 5 p.m.; Bowen’s Wharf, Newport)

Coastal Living magazine names this among the “10 Fabulous Fall Festivals on the Coast,” and they couldn’t be more right. This marks the rain-or-shine waterfront event’s 30th year, and all are welcome, free of charge. Everything from chowder and lobster rolls to oysters, calamari, and cold beer and cocktails is available for purchase and there’s live local music to boot. It’s a true representation of all the area has to offer, so bring your whole crew!

Newport Food Truck and Craft Beer Festival

(Oct. 16, 12 – 5 p.m.; Oct. 17, 12 – 5 p.m.; Fort Adams State Park, 90 Fort Adams Drive, Newport)

Dozens of craft brewers and the best food trucks around gather at historic Fort Adams to serve up delicious food and drink in this casual, come-as-you-are, family-friendly outing. Aside from food and drink, the festival offers face painting, a bouncy house, outdoor games, and panoramic water views. 

Newport Mansions Wine and Food Festival

(Sept. 17-19; Rosecliff and The Breakers Stable, 548 Bellevue Avenue, Newport)

This festival is a longstanding local tradition set in one of the most lavish and romantic among the Gilded-Age Bellevue Avenue mansions. It’s an opportunity to taste world-class wines and spirits and the best in local and regional cuisine. Now in its 16th year, the Wine and Food Festival is the spot to enjoy a piece of Newport’s rich history along with all kinds of carefully curated sips and bites. Proceeds support the Preservation Society of Newport County.

Fall Music Series for Music Lovers

Autumn Leaves Music Series

(Dates TBD; Bowen’s Wharf, Newport)

Enjoy live waterfront performances on Bowen’s Wharf as you shop, stroll, and dine soaking up the sounds of jazz and guitar, sax, bass, and more. It’s the perfect accompaniment to an autumn evening out on the town! This season’s performance dates will be announced soon, so be sure to follow their official page here for the latest updates. All events are weather-permitting and subject to change.

Autumn Adventures for Nature Lovers and Leaf-Peepers

Norman Bird Sanctuary Harvest Fair

Photo Credit Discover Newport

(Oct. 5-6, 12-5 p.m.; Norman Bird Sanctuary, 583 3rd Beach Rd., Middletown)

With everything from barrel trains to pony rides, a Children’s Tent, and more, this annual event is all about old-fashioned family fun. Enjoy a cold beer from the Newport Craft Beer Garden and an afternoon outside as you explore this beautiful wildlife preserve. Think local food trucks, vendors, and 70+ artisans in the well-loved Crafter’s Tent. With live music and the fact that this event supports all of the good work that NBS does in the community, you may just want to make this event a fall tradition. 

Fall Foliage Cruise

(Dates and times vary; 2 Bowen’s Landing, Newport)

Checking out the foliage by water is the way to do it! Gansett Cruises offers Fall Foliage Cruises just for that, with daily trips through Newport Harbor and around Narragansett Bay to take in the scenic views while enjoying only-in-Rhode Island food and beverages (Del’s, anyway?). Aside from seeing a Newport County fall in full swing, our favorite part is the little-seen water views of its most famous mansions. A great autumn outing for the whole family.

From the Family-Friendly to Spooky and Downright Glamorous Fall Activities

Newport Ghost Tours

(Dates and times vary; 25 America’s Cup Avenue, Newport)

Up for something spooky? Join a lantern-led, guided walking tour of the City-by-the-Sea’s oldest spots and the ones said to be the most haunted, from the Jailhouse Inn to the White Horse Tavern and more. It’s a festive and informative way to uncover a different part of Newport’s past while getting in the Halloween spirit.

The Gathering at Rough Point

The Gathering at Rough Point. Photo Credit : DriveTribe

 

(Oct. 3, 11 a.m. – 6 p.m.; 680 Bellevue Avenue, Newport)

Cars and caviar? If that sounds like your cup of tea, this luxury garden party during Audrain’s Newport Concours & Motor Week is for you. The Gathering welcomes guests to enjoy local cuisine and drinks at this historic, Doris Duke waterfront property. And to help celebrate Newport’s long history of sportsmanship and motoring, the event is centered around an impressive lineup of classic automobiles, luxury car and lifestyle brands, and celebrity appearances. 

Fall Farmers Markets

(Dates, times, and locations vary per market)

Whether you’re putting together a seasonal meal, hunting for that just-right local gift or just looking to bop around and enjoy, one of the area’s many fall farmers markets are the spot to make it happen. Our favorites are the Aquidneck Growers’ Market, Jamestown Farmers’ Market, and Tiverton Farmers’ Market, each with different offerings but a welcoming, family-friendly vibe and seasonal, grown or made-with-love items galore.

 

ABOUT HOGAN ASSOCIATES

Hogan Associates is an independent Rhode Island brokerage founded by Leslie Hogan and Matt Hadfield, two of Rhode Island’s most experienced agents, each with a strong track record of success in the Greater Newport real estate market. Hogan Associates’ 36 sales agents work on behalf of buyers and sellers of fine properties in the coastal communities of southern RI. The firm has offices in Newport and Middletown and is a member of Who’s Who in Luxury Real Estate, an elite broker network with more than 130,000 sales professionals located in approximately 880 offices in 70 countries and territories. In 2020 & 2021 Hogan Associates received Newport Life Magazine’s Best of Newport County award. For more information, visit HoganRI.com.

Follow on Instagram and Facebook @hoganassociates.

THE TRUTH ABOUT POOLS

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The Truth About PoolsBy Gordon King

You need more space. You’re working from home, extended family is visiting (though it seems like they moved in), the eat-in kitchen isn’t big enough for you all to actually eat in, and by July, you’ll be staring out the glass doors yearning for a little breathing room.

Have you looked closely at the options for extending your living spaces outdoors? The contemporary designs are not as vast and overwhelming as they once were. They’re easier to install (and to remove if you happen to change your mind in 20 years), are significantly less expensive, and smaller, than versions of the past. With the optional outdoor kitchen and patio, maybe even a cabana, pools also have become architectural design elements that are beautiful when lit at night, provide added dining space, get-away-from-everyone space, and add significant resale value to your property.

I’ll admit that several years ago, I feel like I couldn’t give away houses with pools. Buyers considered them an expensive liability, and those who had a pool at their primary residence didn’t want the regular maintenance and cost at their second home. It was a cautionary tale. But that was then. Now, the environment has changed, and buyers view pools as an extension of their indoor living space that are a beautiful way to entertain family if they can’t go downtown, to the beach or out to eat. People are slowly starting to realize that pools can solve their overcrowding issues, and the broader options could fit their current lifestyle.

The main difference is the size. These new pool options are smaller and have a shrunken footprint compared to traditional dig-a-hole-in-the-ground-and-fill-it-with-water structures. These pools and hot tubs are pre-fabricated, meaning they come in sections that are already built and are assembled in a smaller space in your yard. They can be installed anywhere, including on top of the ground, built into the deck or inside on the second floor, and cost a third to 50% of the average “big pool” installation.

The most popular option of Soake Pools, based in New Hampshire, is 13’x7’ and 5’1” deep, comes pre-built and ready to install. Tiles, a salt water sanitation system, concrete shell, and automation, so you can control it from your phone, are standard features, while customizable options like seats, a lockable cover and Static Swim System offer the option to swim for miles in the confines of 13 feet. You can even design your Endless Pool in 3D, with its extensive fitness options, including an underwater treadmill. And this all costs less than a standard in-ground pool.

This flexibility also means regional properties that can be constrained by the location of septic systems and wells no longer automatically eliminate pool options as they have before. These systems occupy a lot of real estate, and you simply can’t put a big traditional pool next to one, because there isn’t enough space. But this smaller pool can be tucked into a corner adjacent to the house and doesn’t jeopardize existing septic or well systems because the overall footprint is much smaller.

It also takes less time to install. For a larger in-ground pool, it can take a year just to get a building permit in Newport, notify the neighbors, then excavate and construct. Though you still need a permit for these smaller pools, it’s not as complicated and there are fewer moving parts so you’ll be taking a dip in a few months.

Then all of a sudden, this second home, which you thought was a weekend thing, now is a destination for seven people who are staying a month to flee the pandemic.

This happened to me too. When my wife and I built our house in California several years ago, we wanted a spot and activity for the grandkids, but didn’t want the upkeep of a big pool. So, we built a glorified hot tub with three tiers and fountains that they could use during the day, and into which we could sneak with a cocktail at night. It wasn’t quite a pool but rather a fun water element they could play in, and it got them out of the house to provide us a little peace.

Did I mention resale value? The extension of your inside living space means your property is physically bigger, so it’s more valuable. And in today’s market, where inventory is low so demand is exceptionally high, that speaks volumes in terms of value. Trust me, this is not an “oh my gosh, what are we going to do with an Olympic-size swimming pool?” conversation you have with your spouse. This is more like, “huh, never thought we’d like this but now that I see it, I really like it,” which has incomparable and long-lasting appeal.

For more about Gordon King and his real estate listings, click here.

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Buying Land & Building Your Dream Home

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Tips for buying landBUYING LAND & BUILDING A HOME

Searching for land to buy? The promise of vacant land is incredibly alluring – a blank slate upon which to create your own little slice of heaven. With vision and perseverance, you can get exactly what you want, but caution is advised, especially if you’re contemplating your first build. Here are a few tips on how to decide if you’re up to the task and how to avoid some common mistakes.

ESTIMATE YOUR “ALL IN” COSTS

One of the most frequently asked questions is “How much does it cost to build a house?” As you might expect there is no simple answer. Here are some reasons it’s hard to predict:

  1. The cost of materials fluctuates. Sometimes steel prices are high; sometimes there is a shortage or surplus of wood or other construction materials.
  2. Sometimes contractors are busy. Sometimes they’re not. If work is plentiful, prices go up… if business is slow, prices can go down.
  3. Cost for heating / cooling systems vary widely: These systems are HUGE part of any project and price can vary tens of thousands of dollars depending on the system.

A HYPOTHETICAL HOME BUDGET

A nice, sensible, not-over-the-top 2,500 square foot home, might cost $275 – $300 per square foot or $687,500- $750,000 to build. Add the land cost, at say, $450,000 and you’ll spend about $1,100,000 – $1,125,000 before landscaping.

Higher-end homes with elaborate roof angles, pricey materials – think marble counters, custom cabinets, luxury appliances, slate roofs, designer tile and stonework – can quickly raise the cost to $400 -$450 per square foot or more. In this scenario, the same 2,500 square foot home would cost $1,000,000 – $1,125,000. Add the cost of a waterfront lot – at say $550,000 – and you should expect to spend approximately $1,550,000 – $1,6750,000 before landscaping.

The same basic math applies to all kinds of homes on all kinds of lots. By adjusting home size, design, materials and land cost you can make the numbers work.

LOOK AROUND BEFORE YOU LEAP.

When investing in vacant land, inspect the neighborhood carefully. Make sure the homes around you are (or will be) comparable. Review deed restrictions, covenants, by-laws, easements, encroachments to be sure you can build what you want knowing the neighborhood will not throw you a curve ball. A nice view today, could disappear tomorrow; if you plan to invest $1M+ in a new home, make sure everyone around you either has or will do the same.

KNOW YOUR ZONE

Every town has zoning ordinances. Among other things, zoning ordinances dictate the minimum legal lot size, building setbacks, lot coverage, building height and permitted uses. Know which zone you’re in, and read the requirements/restrictions for that zone. Your agent can provide these details or you can find them on most town websites.

UTILITIES?

On Aquidneck Island most residential areas offer town water and sewer. Some rural areas, however, do not. That means you‘ll need a well and / or septic system. In Portsmouth, for example, there is no sewer system so private septic systems are always required.

Costs vary, but you should count on approximately $30,000 – $35,000 for a 3-4 bedroom septic system. Septic plans are prepared by engineers after the location of your home is determined. The first step is soil sampling. The soil dictates the size and type of septic system your land will accommodate. Plans must be approved by the town and the RI Department of Environmental Management. For additional tips and planning considerations take a look at Sakonnet Bluffs FAQ page.

WHAT’S YOUR STYLE?

If your tastes tend toward classic shingle or modern farmhouse you will probably fit right into many of the newer neighborhoods on The Island.

If you prefer ultra-modern or unconventional, look for land without restrictive covenants and avoid historic districts or neighborhoods with more mainstream architectural guidelines.

IS IT CHEAPER TO BUILD OR BUY?

Again, it depends. A less expensive home in need of renovation is subject to the same market forces outlined above. The price of contractors, materials and systems can add up quickly and may cost you as much or more than building a new home. That said, there are always bargains, and if you find one that works, buying an existing home CAN save you money. As a general guideline a nice, sensible, not-over-the-top renovation, might run approximately $150 per square foot. Here’s an example of an extensive renovation in Jamestown, RI. A project like this is not for the faint of heart, but if you find the right house in the right location, the rewards can be great.

As with real estate at large, you must be smart about the land you investigate and ultimately buy. If you rush into a deal without assessing costs and risks, you might get more headache than you anticipated. But with careful planning, the right questions and an experienced professional by your side, the rewards can outweigh the challenges.

RI WATERFRONT CONSIDERATIONS

Waterfront parcels have their own set of rules governed by RI’s Coastal Resources Management Council.

Waterfront settings have their own set of rules. Rhode Island’s Coastal Resources Management Council controls what happens along the shoreline. You must have a permit (called an assent) from Rhode Island’s Coastal Resources Management Council (a.k.a. CRMC) to modify the area within 200 feet of the coastal feature. The coastal feature is the spot where the land transitions to the shore. Its precise location is determined by an engineer. The area extending in 200 feet from the coastal feature is called the CRMC Buffer Zone. Anything you do in this area must be approved by CRMC. As a rule, CRMC will allow a view corridor of up to 25% of your water frontage. If you have 100 feet of waterfront, for example, you can apply for 25 feet of view corridor.  You can also apply for a path to the water (usually within the view corridor), a 200 s.f. recreational feature like a gazebo or pavilion, and a stair to the water.  In addition, you can request permission to remove invasive species within the 200′ buffer zone. The assent will clearly spell out what you can and cannot do in the CRMC Buffer Zone.

In addition to restrictions in the 200′ buffer zone, CRMC prohibits building in the area between the 200-foot mark and the 225-foot mark. This area is called a “no-build zone”.  Unlike the 200′ buffer zone where plant species and locations are regulated by CRMC, you can plant anything you like in the no-build zone.

Professional drawings of your landscape, gazebo, view corridor, path and/or stair must be submitted to CRMC for their review and approval. Every case is different, and CRMC provides precise instructions on how you may proceed. Once you have your CRMC assent you can get to work on your landscape.

CRMC also regulates docks which are allowed in some places and prohibited in others. Click here for detailed information on RI dock rules and regulations.

ASSEMBLING YOUR TEAM

Attorneys, architects, builders, engineers, surveyors, landscape designers, interior designers – they’re all part of the process. In southern RI there are many talented professionals ready to help you get started on your new home. Your Realtor can show you examples and make introductions.

There are myriad considerations when buying a plot of land and building your own custom house, but don’t let fear of the unknown stop you. And if you’ve been saving for years, and know what you want, this might be the opportunity to create the home of your dreams.

To learn more about what’s available in coastal Rhode Island and how to get started, give me a shout.

Search for RI waterfront land listings.

Wondering about building a dock in Rhode Island?

Learn more about Leslie Hogan and her listings here.

Jamestown Lot Sells for $2.2M

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ONE OF THE FEW REMAINING LOTS IN DUMPLINGS NEIGHBORHOOD OF JAMESTOWN SELLS FOR $2,200,000

Jamestown Lot Sells for $2.2M - Hogan Associates Real Estate

Hogan Associates announces the May 1, 2021 sale of 0 Newport Street, Jamestown, R.I., a 1.85 acre lot in the coveted Dumplings neighborhood of Jamestown. The lot sold for $2,200,000. Gordon King of Hogan Associates represented the Buyers, and Bob Bailey of Lila Delman represented the Seller. 

In the southeastern corner of Conanicut Island, Dumplings is the area that stretches south along the scenic shoreline away from Jamestown village. As one of the last vacant lots in this neighborhood, 0 Newport Street offers the new owners the chance to build their dream home in one of the most coveted areas in town. Narragansett Bay is a stone’s throw away, and Fort Wetherill State Park sits just around the corner. The nearly two-acre parcel was approved for a six-bedroom single-family home and an additional two-bedroom guest structure. The property has frontage on both Newport Street and Fort Wetherill Road.

“It was a pleasure seeing this deal through from start to finish,” said buying agent Gordon King of Hogan Associates.

 

ABOUT HOGAN ASSOCIATES

Hogan Associates is an independent Rhode Island brokerage founded by Leslie Hogan and Matt Hadfield, two of Rhode Island’s most experienced agents, each with a strong track record of success in the Greater Newport real estate market. Hogan Associates’ 36 sales agents work on behalf of buyers and sellers of fine properties in the coastal communities of southern RI. The firm has offices in Newport and Middletown and is a member of Who’s Who in Luxury Real Estate, an elite broker network with more than 130,000 sales professionals located in approximately 880 offices in 70 countries and territories. In 2020 & 2021 Hogan Associates received Newport Life Magazine’s Best of Newport County award. For more information, visit HoganRI.com.

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SHINGLE STYLE HOME ON SUMMERFIELD LANE, MIDDLETOWN SELLS FOR $1,695,000  

Hogan Associates announced the April 26, 2021 sale of 56 Summerfield Lane, Middletown RI for $1,695,000. After receiving multiple offers, the property went under agreement and closed in just 24 days. It was Middletown’s 4th highest home sale this year.* Leslie Hogan of Hogan Associates represented the sellers.

Built in 2003 and renovated in 2009, the 3-bedroom, 3,328 square foot shingle style cottage sits on 2.7 wooded acres near Indian Avenue and the beaches. The open kitchen with adjacent den features custom cabinetry, a generous center island and high-end appliances including Thermidor gas range, Miele Dish Drawers and Miele cappuccino machine. Inset porches off the living room and primary bedroom overlook an elegant, saltwater pool, stone patio, terraced gardens, native stone walls and flowering trees. The finished basement with full bath provides space for gym, office or overflow guests. An oversized 3-car garage provides lots of storage for vehicles, boats and toys.

“One of the many appealing things about this property is the natural beauty of the surrounding  neighborhood,” commented listing agent, Leslie Hogan, “A conservation easement protects this area, and that makes it a very special place to live.”

*Source: Statewide MLS

ABOUT HOGAN ASSOCIATES

Hogan Associates is an independent Rhode Island brokerage founded by Leslie Hogan and Matt Hadfield, two of Rhode Island’s most experienced agents, each with a strong track record of success in the Greater Newport real estate market. Hogan Associates’ 36 sales agents work on behalf of buyers and sellers of fine properties in the coastal communities of southern RI. The firm has offices in Newport and Middletown and is a member of Who’s Who in Luxury Real Estate, an elite broker network with over 130,000 sales professionals located in approximately 880 offices in 70 countries and territories. In 2020 Hogan Associates received Newport Life Magazine’s Best of Newport County award. For more information, visit HoganRI.com.

Contact:  Leslie Hogan, Hogan Associates, 129 Bellevue Ave., Newport, RI 02840 (401) 641-4608 leslie@hoganRI.com

https://hoganblog.com/2021/05/01/3089/

HOW TO PLAN A SPECIAL OCCASION DURING A PANDEMIC

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Covid Safe Activities in NewportBy the Team at Hogan Associates

Covid may have cancelled celebrations, but we’re eagerly looking ahead to get birthdays, anniversaries, weddings, and babies back on the party planning program. Thanks to robust hospitality and tourism industries in Newport County, R.I., there are plenty of opportunities to honor life’s milestones safely and with a cocktail in hand. So, get a babysitter, and start planning those special occasions.

TAKE A DAY-CATION

Enjoy cocktails with a tight-knit circle of friends at the waterfront Brenton Hotel in Newport, R.I.

If you’re stuck at home without kids, stay here for a long weekend or during spring break to visit all the cool places in the shoulder season that are typically too busy in the summer. Plan a wine tasting at Greenvale or Newport Vineyards (beer aficionados should head to Ragged Island Brewing); a massage at Bodhi Spa; or visit one of our copious museums and mansions that still have lovely exhibits waiting for you to see. With your bubble group of friends, take a winter hike along Middletown’s Sakonnet Greenway Trail or Sachuest Point Wildlife Refuge. Then enjoy a sunset (5:30 pm!) cocktail at Brenton Hotel, and pick up take-out from Boru Noodles or Sunrise Vietnamese on the way home.

With kids, of course all the above activities will still be great! But the kids might not sit still for a facial. So, try a virtual paint class with Mermaid Masterpieces, a bike ride (to the park or the beach or anywhere!), or visit Island Art Spot.

SPREAD LOVE, NOT GERMS

Weddings and special events can still be celebrated in Newport, R.I. Photo by Deb Kestler Photo

It’s time to revive the once thriving Ocean State hospitality industry that was brought to its knees last year. There are myriad event specialists in this community who are able to plan, host, and cater your next special event, while dressing, transporting, and entertaining guests safely with Covid precautions in place. The Rhode Island Coalition of Wedding and Event Professionals even hosted a mock wedding at OceanCliff Resort in January to show they can continue to do their work while respecting the state’s Covid regulations. Guest lists might be trimmed, contact tracing will be initiated, and a Covid test and face mask will be required for entry, but it remains a safe way to gather to celebrate a marriage, engagement, or baby. And we all could use a little fun now anyway.

 

DINE OUT(SIDE)

Enjoy s’mores at Castle Hill Inn. Photo by Lisette Rooney Photography.

Restaurants have literally recreated themselves in order to make dining safe and convenient for us this winter. Igloos and heated patio dining have popped up across our island, while digital menus and curbside pickup make it super easy to grab takeout and eat at home. So, with mask, social distancing, and hand sanitizer at the ready, you can safely celebrate with a small group and support a local business. The Black Pearl renovated its outside patio for dining this winter; The Chanler has two Scandinavian-inspired yurts to warm your belly on the coldest nights; and Castle Hill Inn is offering firepit s’mores on its waterfront patio

Dine in a Covid-friendly environment at The Black Pearl waterfront patio in Newport, R.I.

Here are more Aquidneck Island restaurants that would gladly serve your small private party or girls’ night. They also could provide take-out for your next home gathering: Bar & Board Bistro, Caleb & Broad, 15 Point Road, Diego’s Bodega, Imbriglio’s Pizza, Jo’s Bistro, Midtown Oyster Bar, Pasta Beach. Perro Salado, Safari Room at OceanCliff, Sardella’s, Stoneacre Brasserie,  The Fifth Element, The Parlor.

 

 

GET MOVING

Play a round of golf at Newport National Golf Course in Middletown, R.I.

With everyone spending more time outside thanks to Covid, these year-round activities will motivate your group. Just bundle up, fill a cooler with drinks and snacks, and you’re good to go. Play a round of golf at Newport National Golf Club or Green Valley Country Club. Host a friendly round robin of tennis at the public courts adjacent to the Edward King House in

Newport Equestrian Academy in Middletown, R.I., offers horseback riding.

Newport, or Gaudet Middle School in Middletown (loser buys dinner!). Pack a festive picnic then jump on a bike for a fun tour around downtown Newport, or head to Brenton Point State Park on Ocean Drive. Newport Equestrian Academy is offering horseback riding trips along Third Beach in Middletown, which would definitely be something different to spice up your spring. Or stay in after all and host a virtual happy hour with The Cocktail Guru and Aquidneck Meat & Provisions.

MAKING EVERY MOVE COUNT: HOW TO BE A SAVVY MILITARY BUYER

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Making Every Military Move CountBy Tammy Bass and Simi Rush

If your next duty station is in Newport, R.I., and whether you are CONUS or OCONUS, finding a home doesn’t need to be difficult. Virtual tours and inspections, mortgage approvals and closings are commonplace now thanks to Covid. You’re likely accustomed to it, and we are too, as military wives living the military life for 20 years. With stints in Italy, Colorado, Maine, Monterey and San Diego, California, and now Newport, we understand the complications that arise from living far away from your next home. We speak the language (and the acronyms!), know the connections, and do this every day with our clients relocating from duty stations such as Germany and Japan.

Fun fact as we enter 2021: more than 75% of our clients who we have assisted in either selling or buying a home in 2020 were military families! We also know that with the opportunity to buy a home in Newport also comes the opportunity to use the purchase as a long-term investment opportunity. We are seasoned in the market to help guide you in the geographic areas and styles of homes that would be most rentable, and we have sold enough homes to honestly inform each of our clients.

Whether you’re planning to retire in your home here, or hope to rent it once you relocate again, let us help you make it easier than ever to buy or rent a house or apartment here without ever stepping foot inside it. Here are a few tips and tricks to buying when coming to your next duty station destination: NEWPORT, RI!

DO YOUR HOMEWORK

It all starts with education, and we’ll help you with this. If you’re relocating to Newport and Rhode Island, make sure you investigate the resources, like schools and extracurricular programs, outdoor activities, and municipal services like the transfer station and tax rate. The proximity to things you need, like open spaces and special learning resources for your kids, or access to city life, for example, could make your decision easier, and it will help us focus your search.

We can help you navigate the Rhode Island real estate process, which is slightly different than other states. Homes tend to be older here than in newer exclusive military communities like Norfolk, Virginia, or San Diego, California, so it’s important to understand the consequences of that age on inspections, pricing, and insurance.

BE ORGANIZED & THINK AHEAD

Start the search well in advance of your need, so you’re not rushed by a lease expiration or other deadline. We have many military families signing now for spring and summer 2021 occupancy, even as much as a year in advance based on duty assignment. So, if you start looking sooner, you’ll have more time to make appropriate decisions and maximize the fluctuating real estate market.

It’s common among military families to invest in a home wherever you go, building equity and adding value to your investment portfolio. This is especially true in Newport County, since it’s a hotbed of rental activity thanks to our history hosting Naval Station Newport (since 1883), the Naval War College (since 1884) and Naval Undersea Warfare Center (since 1869). Consider the property’s rental potential, and you’ll have consistent renters after you’ve relocated to your next duty station.

USE YOUR NETWORKS

The best way to know if a house near ______ (fill in the blank: train station, pond, business district, shooting range, whatever) is right for you is to ask your friends, family and extended network if it poses any unforeseen consequences that you might not have considered. They will tell you honestly based on their experience if it’s a red flag, and you’ll know if you should proceed or wait for the next property.

You can also trust us to share with you details you may not have thought to ask, such as: if there are cracked bathroom tiles or the basement smells, or if its septic system (yes, some properties in R.I. have septic systems!) needs replacing, we’ll tell you. If you need to secure power of attorney or other legal documentation, we’ll advise you. If you want us to help you find a house that might be easily rented, and we will guide you through that and help you understand the implications.

Check out our Facebook group page exclusively for military families to connect with one another about coming to the duty station and rental homes available. This is a great outlet for asking questions, as well as meeting new friends here.

BE FLEXIBLE

Don’t fall in love with a property or even a specific town. We have sold more properties off island this year, even when clients originally requested Newport, because of Aquidneck Island’s competitive market, higher prices, and low inventory— so consider other locations. Rhode Island is a small state, so you might be surprised how close East Greenwich, North Kingstown and even Providence are, and how much more home you get for your dollar. We understand your broad list of needs, and adjust our search to accommodate supply and resources.

HAVE FINANCING

And line it up in advance. We will educate and inform you of the timeline needed to close on a house in RI. There is little worse than losing a house to a cash offer because you had to wait a few days for your loan to be approved, so sort out financing and be ready to sign on the dotted line. Whether you choose to use your VA benefit or use another loan type, we will connect you with local lenders to help you streamline your process and share with you in advance of speaking to them the costs associated with buying a home (inspections and closing costs).

Check out more of Tammy and Simi’s listings here.