Middletown

During America’s Gilded Age, Newport, Rhode Island was the playground for the country’s elite. The Vanderbilts, Morgans and Astor families all called Bellevue Avenue home, building summer “cottages” — now better known as the Newport Mansions — looking out onto the Atlantic Ocean. Many of these vacation homes are still standing today, maintained by the Newport Preservation Society and drawing in visitors throughout the year. “The Breakers” is perhaps the most famous example. “It was built in 1895 by Cornelius Vanderbilt II. It’s the largest of all the Newport mansions and the most popular in terms of tourist draw,” says AnnaLeigh Bowser, an associate team leader at the Breakers and an East Bay Rhode Island local. According to Bowser, strolling down Bellevue Avenue is like being transported back in time. “You’ve got row after row of historical buildings each with a story of its own.” The neighborhood is also home to Salve Regina University, a private four-year institution with an undergraduate population of approximately 2,200. “Salve Regina keeps the area young,” explains Bowser, adding that many of the homes in the neighborhood have been turned into rentals for college students. “You will see college students, but you’ll also see people who’ve been living here for 80 years,” she says. Encompassing it all is the Cliff Walk, a 3.5-mile trail system that borders the sea. In the summertime, the wind carries the scent of beach roses and Easton’s Beach (also known as First Beach) is decorated with colorful umbrellas. Many of the homes in the Bellevue Avenue area have histories dating back to the 1860s and the beginning of the Gilded Age in 1870. “Bellevue itself is a nice wide thoroughfare with well-kept sidewalks on either side. As you go down the side streets, they get a bit smaller. Some are one-way, and side streets tend to be more densely packed as those would have been the homes of your more day-to-day citizens of Newport in the early 1900s,” says Bowser. A 1,200-square-foot condo unit in a 150-year-old home, for instance, can sell for around $500,000, whereas units in 1960s-era condominium communities hover around $400,000. Single-family homes in Victorian, Italianate and French-influenced styles can easily surpass $3 million and sometimes sell for upwards of $10 million. Increased prices are often related to water views, and many of the trees are as old as the homes themselves — drooping elm branches are distinctly climbable. According to Bowser, “Since it is a very historically significant area, many properties are subject to regulations regarding maintenance and renovation.” On Aquidneck Island, time is most easily measured in summers. Midway through the season, the Newport Jazz Festival at Fort Adams State Park draws crowds. Over the decades, the festival has welcomed iconic artists like Nina Simone and Billie Holiday. There’s also Newport Folk Fest in late July — Joni Mitchell made a surprise appearance in 2022. According to Bowser, the mansions maintain a regular events calendar, hosting lecture series about everything from cocktail culture in the Gilded Age to the African American designers that outfitted Newport’s elite at the turn of the 20th century. There’s also the Newport Mansions Wine & Food Festival in late September. Closer to Newport’s commercial district, residents can visit the Tennis Hall of Fame, booking time on the famous grass courts. Members enjoy unlimited court time. Near the Tennis Hall of Fame, locals shop for groceries at Stop & Shop and pick up iced coffees and breakfast sandwiches at Cru Cafe. There’s a CVS in the Bellevue Gardens Shopping Center, and families can make reservations at Jo’s American Bistro for fresh seafood dinners. A bit farther north, Bowen’s Wharf is one of Newport’s main restaurant and shopping districts. Sit on the outdoor patio at the Black Pearl while enjoying a burger and fries and, afterward, explore the historic streets with an ice cream cone from Ben & Jerry’s. Stores in the area sell an eclectic mix of Newport branded tee-shirts, teas and trinkets, and give the area’s high school and college students plenty of opportunities for after-school and summer jobs. It’s not uncommon to see businesses close operations or limit their hours during the off-season. Along with the mansions, Bellevue Avenue and Estates is also known for the surrounding beaches. There’s Easton’s — also known as First Beach — which is one of the area’s busiest during the summer. There’s also Bailey’s Beach, which local listing agent Alexandra Thursby says is popular with surfers, especially when stormy weather hits. Next door, locals prefer Reject’s Beach, “The tongue-in-cheek name given to the neighboring beach because you don’t have to pay,” according to Bowser. The Cliff Walk, a 3.5-mile trail along Aquidneck Island’s rocky shoreline, starts near First Beach and ends near Bailey’s Beach. Residents like to walk their dogs along the pathways, and there are multiple entrances and exits along the way for those who prefer a shorter stroll. Maintained by the Newport Preservation Society, Rovensky Park offers paved walkways and plenty of room for a family picnic, and kids can head to the Morton Park playground after school. Students can attend public schools Pell Elementary, which earned a C on the educational review site, Niche, Frank E Thompson Middle, which received a C-plus, and Rogers High, which has a B. Rogers has a history dating back well over a century; they’ve had a football team since the 1890s and their basketball team dates back to the early 1900s (about a decade after the sport itself was invented). Others enroll in private schools like St. Michael’s Country Day, which received an A-minus, and St. George’s, a boarding school with an A-plus rating and centuries-old classrooms overlooking the ocean. RIPTA – Rhode Island Public Transit Authority — buses service Bellevue Avenue and Estates, and residents can pick up bus 60 along East Main Road and ride it all the way to Downtown Providence for $2 — keep in mind that traffic going over the Pell and Mt. Hope Bridges can get heavy during the summertime. In Newport, some public buses have been designed to look like trolleys, giving the area a distinct 20th-century flare. “Because Salve’s there it means there’s a pretty reliable bus service,” says Bowser. “Trolleys come down Ochre Point and Bellevue during the day. During the summer months, some of the trolleys even run free along Bellevue.” Although Newport has a small public airport, most residents will head to T.F. Green in Warwick which offers direct flights to over 30 unique locations. There's also a ferry that runs seasonally between Newport, Bristol and Rhode Island’s small capital city. Residents can seek medical care at Newport Hospital, a 109-bed facility located about 2 miles from Bellevue. For more intensive procedures, there’s the much larger Rhode Island Hospital in

In the early 1800s, the Eustis-Easton's Pond area was a large swath of land consisting of pastures, orchards and garden plots. Development from 1830 to 1910 led to a boom in construction, resulting in homes ranging from Cape Cods to grand Victorian mansions. Many homes from that period still stand today on Kay Street, now part of a protected historic district. "This neighborhood has a bit of everything," says Connor Dowd, a Realtor and Rhode Island resident. "You have historic houses, all the water nearby, great restaurants, walkability to downtown Newport, and you're also close to Middletown." Downtown Newport is within a ten-minute walk away, allowing residents to explore some of the best museums, restaurants and events Rhode Island offers. Despite being so close to downtown, the area maintains a residential feel by residing on the city's outskirts. Residents overlook Easton Pond, the neighborhood's namesake lake, which they enjoy for its scenic walks by the water. Less than one mile away are First Beach and the Cliff Walkway, two spots frequented by everyone in the area. "It's truly such a lovely place to live and raise kids in," says Sandra Powaluk, a local and Administrative Assistant at EFC Newport. "If you give a smile, you get a smile back. Plus, whenever I drive home for work, my heart can't help but go 'wow' at all the different types of scenery surrounding me."  Most homes were constructed during the late 19th century, which is reflected in the neighborhood's architecture. "There's lots of Cape Cods and a couple of old mansions that have been converted into condos," says Dowd. "Some houses also have views of the pond and First Beach, which is sometimes a vacation home for people." Dowd also adds that while the neighborhood is historic, new development and construction are still happening, which potential homebuyers should consider regarding noise. Because the community is further away from downtown, lot sizes are larger and well-maintained.    Prices start at $550,000 for a two-bedroom and go up to $3 million for newly renovated homes.   The schools here fall under the Newport News Public School District. Pell Elementary enrolls over 850 students from K-4 and receives a C-plus overall from Niche. The Frank E. Thompson Middle School enrolls nearly 600 students and also earns a C-plus. For Grades 9-12, students attend Middletown High School, which has over 700 students and receives a B-plus. The high school is known for its club activities: one highlight is its student-run businesses, such as the cafe.  The neighborhood is near several outdoor attractions. The closest to home is Braga Park, a small green space where locals drop by for quick visits. The open yard is great for picnics or throwing around a frisbee with friends. There is also a baseball field and basketball court. Braga Park overlooks Easton Pond, which has walking paths and views of the water. A little further down south is Easton Beach, also known as First Beach. Here, locals enjoy soft sand and ice cream from food trucks. As of 2024, the carousel and snack bar are under renovation but are set to reopen in 2025. In the meantime, beachgoers still have access to restrooms, the playground and food trucks. The Cliff Walk, a 3.5-mile hiking path along the coast, is also located by Easton Beach. Residents don't have to go far for shopping and dining options. "We have a bit of an island mentality," says Powaluk. "We don't like to travel too far from home for things." Luckily for her, restaurants like Diego's Barrio Carnita and La Forge Restaurant are only a 2-mile drive from the neighborhood. Powaluk personally recommends Atlantic Grille, which serves seafood with beach-themed decor. "I might be a little biased, though, because my grandson works there," she adds. Several convenience stores are located to the west of the neighborhood. A favorite is Leo's Market & Restaurant, where residents pick up groceries or authentic Latin American food.  Public transportation is offered through the Rhode Island Transporation Authority (RIPTA), which has multiple bus routes that run through Newport. The 231 South Aquidneck Flex stops at the end of Eustis Ave and takes locals into Middletown. The neighborhood is also a 26-mile drive from The TF Green Rhode Island International Airport via Route 138. To get to the state capital, Providence, residents take I-95.

On Mondays, milkshakes — better known as “Awful Awfuls” on Newport Creamery’s menu — are buy one get one free. “They’re a staple of nearly every Rhode Island childhood,” says AnnaLeigh Bowser, an East Bay Rhode Island local and a team leader at the Breakers, the most visited of the Newport Mansions. The restaurant chain has been going strong in the Ocean State since the late 1920s, serving up classic diner breakfasts and ice cream from a side counter. In North End Residential, Awful Awfuls are best enjoyed in Miantonomi Memorial Park or on the way to the beach. Most homes in this Middletown neighborhood date back to the 1930s and traffic picks up along major thoroughfares when tourists visit in the summer. Nearby, the Naval Station is a training site for officers, officer candidates, senior enlisted leaders and midshipman candidates. The Navy remains the third largest employer in Rhode Island, and the U.S. Naval War College sits on Coasters Harbor Island nextdoor. Each year, about 500 students graduate from a ten-month post-graduate program. The ocean has been central to life on Aquidneck Island for thousands of years, facilitating trade during the Colonial Era and ultimately attracting wealthy vacationers during America’s Gilded Age. In many ways, it’s still what drives the economy in North End Residential today. In North End residential, it’s not uncommon to see motorboats parked in narrow driveways, and hydrangea bushes bloom in various shades of blue and purple in July. Three-bedroom traditional homes in affordable housing communities bordering Miantonomi Memorial Park start at $400,000, and farther south, shingled New England cottages, beachy bungalows and Colonial Revivals hover between $450,000 and $700,000 depending on square footage and condition. Many of the older homes here are surrounded by shrubbery, and residents post American flags on their front porches. Kids living in North End Residential can enroll in public schools like Pell Elementary, which earned a C on the educational review site, Niche, Thompson Middle, which received a C-plus, and Rogers High, which was awarded a B. Rogers has a history dating back to the 19th century — their football team was founded in the 1890s. There are also private school options surrounding North End Residential like St. Michael’s Country Day, which Niche gave an A-minus, and St. Georges, an A-plus boarding school with a network of alumni including senators, governors and poets. Along with Newport Creamery and their trademark Awful Awfuls, residents of this Middletown Neighborhood can head to Ma’s Donuts on West Main Road for a sweet treat. Order the Boston Cream or Jelly Stick donuts. There’s also Simple Merchant, which sells fresh-roasted coffee from the old Sheffield School on Broadway. Pick up groceries for the week at Shaw’s, or cross Miantonomi Memorial Park to find Walmart and Stop & Shop in RK Newport Towne Center. There’s also Bowen’s Wharf, a commercial area largely populated by tourists during the summer season. Order grilled pizza to share at Bar 'Cino or stop by Baru Noodle Bar for ramen before window shopping along Thames. Enjoy dinner and a show at Newport Playhouse & Cabaret Restaurant, which has been entertaining locals and out-of-towners alike since the 1980s. Community members are encouraged to audition for plays and musical cabaret shows. Local schools take field trips to the Newport Mansions, Gilded Age architectural feats now open to the public. “The Breakers was built in 1895 by Cornelius Vanderbilt II. It’s the largest of all the Newport mansions and the most popular in terms of tourist draw. It’s been in operation as a historical site to tour since 1948,” says Bowser. The Newport Preservation Society also hosts lecture series, flower shows and an annual Wine & Food Festival at Rosecliff, which also served as a filming location for 1974’s “The Great Gatsby.” It’s not a Rhode Island summer without a visit to the beach. There’s Easton’s — also known as First Beach — which is popular with Newport tourists. Second Beach is preferred by surfers and boogie boarders, and Third Beach has minimal waves and a boat launch. Pack a picnic to enjoy in Miantonomi Memorial Park, the site of Newport’s highest point, a playground and an 80-foot-tall tower dedicated to World War I veterans. Bowser also recommends the Cliff Walk, a 3.5-mile trail along Aquidneck Island’s rocky shores. “It’s a free activity. It’s a tourist attraction, but people who live in the area walk their dogs and take sunset strolls,” she says. There’s also Fort Adams State Park, which hosts the Newport Folk and Jazz Fests during the summer. In the words of Alexandra Thursby, a listing agent with Lila Delman Compass and Rhode Island Native, “You’re close to Newport, you’re close to Boston, it’s very convenient to the highway.” Keep in mind that there’s usually traffic going on and off Aquidneck Island during the summer season — residents can cross the Pell, Jamestown and Mt. Hope Bridges to access mainland Rhode Island and Interstate 95, which runs along the East Coast. RIPTA bus 60 stops near Simple Merchant Coffee on Broadway and runs past East Bay neighborhoods like Bristol and Warren on the way to Downtown Providence. Although Newport has a small airport, most Middletown residents will head to T.F. Green in Warwick, which offers nonstop flights to over 30 cities. Medical care is accessible less than a mile away at Newport Hospital, but there’s also Rhode Island Hospital, a larger facility over 30 miles away in Providence.