Middletown

In Newport East, surfers are undeterred by cold Rhode Island Winters, riding the Second Beach waves in freezing winds. During the summer months, tourists and locals alike flock to the shores, laying down towels in the shadow of Newport’s cliffs. During the Gilded Age — between the 1870s and 1890s — Newport East was a playground for the wealthy. “That’s when you start to see many of these jaw-dropping feats of architecture start to appear revitalizing Newport, which largely got its start as a hub for the fur trade during the colonial period,” says AnnaLeigh Bowser, an East Bay Rhode Island local and Associate Team Leader at The Breakers, a mansion once occupied by the Vanderbilt family. According to Bowser, driving past the Newport mansions “is like being transported back in time.” Today, Newport East is a blend of commercial activity and narrow residential streets. Modest New England Cottages border the water and Flo’s Clam Shack, which has been in business for nearly a century, creates an influx of traffic during the summer season. To the east lies Norman Bird Sanctuary, a 325-acre habitat where locals can explore 7 miles of hiking trails or take part in educational programs. Jamestown and the state’s West Bay lie across the Pell and Jamestown Bridges. To the north is the Mt. Hope Bridge, which connects Newport East and the rest of Aquidneck Island to the East Bay and Providence beyond. Gilded Age mansions have been replaced by bi-levels, ranch styles and modest New England Cottages in Newport East. These single-family homes generally fall between $600,000 and $900,000, and most have single-car garages or on narrow driveways surrounded by greenery — streets are narrow, and cars pull to the side to allow one another to pass. During the summer, hydrangea bushes bloom in various degrees of blue, pink and purple. Prospective buyers will also find new construction on Morrison Road for between $1 million and $2 million. Shingled waterfront estates, many of which are built high to optimize ocean views, sell for upwards of $2 million. Easton’s Beach — locally known as First Beach — is popular with tourists during the summertime. However, most locals prefer Second Beach for its boogie-boarding and surfing waves. As Bowser points out, however, “If you get a Newport Beach pass it doesn’t cover Second Beach because it’s in Middletown, not Newport.” There’s a boat launch at Third Beach, and Norman Bird Sanctuary provides miles of hiking and wildlife viewing opportunities to the east. Golfers head to New England National, which was voted “Number One Public Access Course in New England” by New England Golf Monthly. There’s also the famous Newport Cliff Walk, a scenic walk along the public waterways that starts right near the tip of Easton’s beach and goes along the coastline. “It’s a free activity. It’s a tourist attraction, but people who live in the area walk their dogs and take sunset strolls,” says Bowser. Midway through the summer — typically the last weekend of July and the first weekend of August — Fort Adams State Park hosts the Newport Folk Festival and the Newport Jazz Festival. Over the years, musicians like Joni Mitchell, Billie Holiday and Nina Simon have performed on an outdoor stage overlooking the bay. There’s also the Newport Mansions Wine & Food Festival in September, and the Preservation Society welcomes lecturers to the mansions every year. Past presentations have covered everything from class to cocktails during the Gilded Age. “From here, you’re close to Jamestown, too, being near the Pell Bridge,” says Alexandra Thursby, a listing agent with Lila Delman Compass. The island served as a main filming location for Wes Anderson’s “Moonrise Kingdom,” and residents can visit the heritage Red Devon cattle and multi-colored sheep at Watson’s Farm. At Le Bec Sucré, a small bakery located along Aquidneck Avenue, croissants disappear fast. “It’s the kind of place where you get there right when they open and they close when they sell out,” says Bowser. Anthony’s Seafood Market is just down the street. Order fresh lobster and cod from the counter and, during the summer season, order a lobster roll and fried clam strips at the attached restaurant. Food Love Market is a relatively new addition to the area, a gourmet grocery store that also serves fresh soups and sandwiches ideal for a grab-and-go lunch. When it comes time for larger grocery runs, locals can head to Shaw’s off East Main Road. Students in Newport East can attend public schools like Aquidneck Elementary, which earned an A-minus from the educational review site, Niche. Gaudet Middle and Middletown High both received a B-plus. The Wave, Middletown High School’s student-run newspaper, has been in operation for over six decades. Private schools in the area include St. Michael’s Country Day, awarded an A-minus on Niche, and St. George’s School, which overlooks the ocean and earned an A-plus. Past graduates include senators, governors and poets. Newport East and the rest of Aquidneck Island are connected to mainland Rhode Island via the Pell Bridge, the Jamestown Bridge and the Mt. Hope Bridge — traffic across all three can get heavy during the summer as cars travel to and from the Newport Beaches. The state’s capital city is accessible via Rhode Island Route 4 and Interstate 95, which connects much of the East Coast. RIPTA bus 60 stops along East Main Road and travels all the way to Providence’s Kennedy Plaza, stopping in East Bay towns like Bristol, Warren and Barrington along the way. Although Newport has its own small airport, most residents head to T.F. Green in Warwick, which offers nonstop flights to over 30 cities. Medical care is readily accessible at Newport Hospital, and Rhode Island Hospital in Providence offers more services.

It’s good to be king: in 1729, Bishop Berkeley commissioned a farmhouse that he called Whitehall, in honor of the palace of English kings. Today, Whitehall is all about the royal treatment. This neighborhood faces water to the east, but as you move inland further west, you’ll meet parks, berry farms and delicious dining destinations that feel regal. Plus, if you want to explore other kingdoms, it’s easy to stay connected. “This area is very commutable to Boston, you can be at Logan Airport in about an hour,” says Alexandra Thursby, a listing agent with Lila Delman Compass. Of course, another joy of exploring the inland parts of Middletown is getting to discover captivating houses – and at lower price points than waterfront homes, too. In the upper $900,000s you can find stately Cape Cods that stretch four bedrooms across 2,500 square feet. Yards tend to be large: don’t be surprised to find these neutral-toned homes sitting on half-acre lots. With ample distance between neighbors, many find no use for fences, giving these subdivisions a natural atmosphere loaded with mature trees and hedges. Homes with waterfront views, such as those built near Pebble Beach, can trend around $3 million. The architecture is certainly different, too: with a nod to the area’s past, you’ll see bold farmhouses that nevertheless feel luxurious, especially when you account for their average size of 5,000 square feet. The open, airy interiors are contemporary as well, with custom fixtures and floor to ceiling glass windows. Wherever you decide to live in Whitehall, you’re likely to find a modest park situated close to home. It’s easy to just walk out your door and enjoy a little green escape. Let loose at Howland Park, with access to basketball courts and playgrounds. Afterwards you can walk across the street to Sweet Berry Farm and pick your own snack straight from the vine. The café, adorned with rustic exposed wood beams, invites you to indulge in tried and true lunch items like pizza, salad and sandwiches. If you’re craving more connection with local businesses, head over to Aquidneck Avenue, which is lined with establishments ranging from lawn care stores to grocery stores to spas. For a charming boutique experience, try visiting Le Bec Sucré, which translates to “the sugared beak” – the French equivalent of “sweet tooth.” Pamper yourself by sinking your teeth into an authentic French pastry. Established in 1961, Middletown High School serves 730 students enrolled at the 9-12 grade level. The school is known for offering career-oriented curriculum, like healthcare science. The humanities are represented, too. In general, prerequisites aren’t imposed on students, giving them more choice in pursuing an educational track of their preference. Famous former students include Michael Flynn, who was once National Security Advisor of the United States. Another celebrity who once walked the halls is Richard Hatch, winner of the first season of hit reality TV show “Survivor.” But when living in Whitehall, you can be a well-known face in your own right. Whether it’s by visiting the local businesses along Aquidneck Avenue, frequenting the beaches and parks or simply enjoying the large yard at your home, you can always find a spot here that makes it feel like you found your personal kingdom.

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.