Newport

From 1830 to 1910, the Kay-Catherine area was regarded as one of Newport's most popular destinations for summer getaways. It served as an enclave for successful writers, artists, socialites and businessmen of the time. Visitors stayed in one of the many hotels clustered around Bellevue Avenue or their second home, which was usually a large Victorian or classic colonial. Today, the properties built from that era still stand on Kay Street, which has since been named as a historic district. "Kay-Catherine is one of Newport's most historic, well-established and sought-after neighborhoods," says Connor Dowd, a Realtor and Rhode Island resident of 26 years. "It's in the city, so you're close to all the great shops at Bellevue Avenue and downtown, but it's secluded enough so you can escape the bustle whenever you want. It still feels very residential." Residents here are also close to the water, making trips to the beach a breeze.  Dowd says, "There's a big sailing community in Newport; we literally have the National Sailing Hall of Fame. The water is definitely a big part of everyday life." The neighborhood's walkability is another attractive element— depending on what part of Kay-Catherine residents are in, they can walk into downtown Newport within 10 to 15 minutes.  One of the most impressive aspects of the neighborhood is its homes, which famous architects like Richard Morris Hunt and the Mckim Mead & White firm have designed.  Because most houses were built during the Gilded Age, some of the most common architectural styles are Colonials, Victorians and Greek Revivals. Homes sit on larger lots with sidewalks for getting around and are shaded by Black Cherry and Red Maple trees. "The houses here have larger lots compared to the rest of Newport, really stunning architecture and a history that comes with them," Dowd explains. "A few of these old mansions have also been converted into multi-family units, and there's some newer construction happening as well." Prices run on the steeper end, starting at $800,000 and going up to $3 million.  The schools here fall under the Newport News Public School District.  Pell Elementary enrolls over 850 students and receives a C-plus overall from Niche. The Frank E. Thompson Middle School is located on Kay-Catherine's west end and enrolls nearly 600 students. Niche rates Thompson Middle C-plus. Rogers High School enrolls approximately 600 students and earns a B from Niche. The school is known for its JROTC program, which has been around since 1916.  There isn't a park within neighborhood boundaries, but residents aren't far from Newport's green spaces. Braga Park is only a 3-mile drive away. Here, locals come to lay out in the open field, walk their dog, or throw around a frisbee. There is also a basketball court and a small baseball field available. Beaches are the main highlight here, and several are on the island. The closest option is Easton Beach, locally known as First Beach,  which overlooks Easton Bay. Residents walk on soft sand, pick up ice cream from a food truck, and wade into the water to look for seashells. Occasionally, some locals report there being too much seaweed, but this doesn't stop people from coming back to visit. The snack bar and carousel are currently under renovation and are set to reopen in 2025. In the meantime, beachgoers still have access to food trucks, restrooms and the playground. The Cliff Walk, a 3.5-mile hiking path along the coast, is also located by Easton Beach.   According to Dowd, the city of Newport has everything a Kay-Catherine resident could need. "Newport is one of the most popular seaports in town. You've got everything— amazing food, amazing shopping, amazing stuff to do and see." Dowd emphasizes the dining scene in particular. "There's so many options, but you can never go wrong with the Black Peal." Patrons dine on fresh oysters while overlooking the coast and engage in lively conversations about the week. Next door is the Clarke Cookhouse, an eatery with views of the marina. For groceries, residents head up to Shaw's supermarket or a smaller convenience store like Leo's Market.  Public transportation is offered through the Rhode Island Transporation Authority (RIPTA), which has multiple bus routes that run through Newport. The neighborhood is also a 26-mile drive away from The TF Green Rhode Island International Airport via Route 138. To get to the state capital, Providence, residents take I-95.

On Thames Street, souvenir shop windows advertise “Newport, RI” tee shirts and tourists book 15-minute tarot readings in second-floor walk-ups. Here, having an ice cream cone in hand is just as common as a shopping bag. Traffic picks up in the Fifth Ward during the summer season — roughly between Memorial Day and Labor Day — and driving means making way for pedestrians in flip-flops and beach cover-ups. Parking can be challenging during this time of year, but the town issues resident stickers to year-rounders. Along with the Thames Street shopping district (also known as the Fifth Ward), Newport is known for its beaches and long-standing ties to the country’s wealthiest. At the end of the 19th century, the area became known as a summer playground for Gilded Age magnates like Cornelius Vanderbilt and J.P. Morgan, men who built 60,000-square-foot “cottages” overlooking the Atlantic Ocean; today these mansions are popular tourist attractions. According to AnnaLeigh Bowser, a team leader at the Newport Preservation Society, “The Breakers” brings in the most visitors, and it’s been in operation as a historical site to tour since 1948. “There’s also a regular lecture series. We’ll sometimes host concerts.” In the winter, when the mansions, souvenir shops and clam shacks close their doors for the season, life in Newport’s Fifth Ward quiets down, and pubs like O’Brien’s are repopulated by self-proclaimed “townies” rather than tourists. In the Fifth Ward, each home has a history — some date back to the 18th and 19th centuries, and it’s not uncommon to see plaques identifying original owners, ship captains and military men who walked Newport’s streets 200 years ago. Narrow one-ways are lined with multi-story cottages, Cape Cods, Colonial Revivals and Victorians. Gilded Age mansions stand alone on quieter streets, and many of these older houses have been divided into condominiums. A one-bedroom space can sell for under $400,000, and some larger units with water views fetch upwards of $1 million. Single-family homes tend to hover between $700,000 and $2 million, and many properties on the higher end of the spectrum have undergone extensive internal remodelings that include central air conditioning and open floor plans. In the Fifth Ward, buyers are paying for location: proximity to Thames Street and the harbor. Homes with rooftop decks overlooking the water have been known to sell for upwards of $2 million. One of the benefits of living in this Newport neighborhood is access to Thames Street shops and restaurants. Lexi Anderson, a Fifth Ward resident and former substitute teacher in the Newport Public Schools recommends O’Brien’s for its pub fare and pool tables. “On almost any given day in the summer, you can find the outdoor patio pretty full. There’s even a fountain with rubber ducks kids can fish for and a lively crowd drinking and dancing on the weekend,” she says. O’Brien’s also hosts karaoke and trivia nights during the week. Harvest Market is a go-to place for picking up iced coffee and a bacon, egg and cheese sandwich on the weekends, and reservations are recommended at Mamma Luisa Ristorante Italiano, which has been perfecting its pasta dishes for decades. Summer evenings are spent window shopping with an ice cream cone from Sprinkles in hand, and residents can pick up groceries at the Stop & Shop in Bellevue Plaza or at A Market in the Bellevue Gardens Shopping Center. There’s also Ash Mart, which Anderson calls “a local classic convenience store” on Carroll Avenue. At the Tennis Hall of Fame, visitors learn about the history of the sport and check out high-tech temporary exhibits like the Roger Federer Hologram. The museum’s outdoor grass courts, which were the site of the first-ever U.S. Open in 1881, are open to non-members and members alike, although the latter are guaranteed unlimited time. Sit in the stands for the Infosys Hall of Fame Open in July. There’s also the historic Jane Pickens Film and Event Center, which screens blockbuster movies and hosts touring bands. The Folk and Jazz Festivals bring thousands of music fans to Fort Adams State Park each year, and A-listers like James Brown, Nina Simone and Dolly Parton have all performed on the famous outdoor stage overlooking the Pell Bridge. Come June, celebrate Pride in Downtown Newport. Watch the bike parade, drag performances and pick up unique gifts from local vendors. In the Fifth Ward, condensed residential streets and business centers are accented by parks. Anderson recommends Morton Park, located at the end of Thames Street behind Ash Mart. “I grew up walking there and playing in the trees and on the old merry-go-round,” she says. King Park is located right on the water. “It’s home to some of the Newport Little League’s baseball fields, and there’s also a gazebo where a summer concert series is held. People come to listen to live music in the sun.” Some locals also belong to the Ida Lewis Yacht Club, and kids and adults can take sailing classes in Newport Harbor. Fifth Ward students can enroll in Newport Public Schools. There’s Claiborne Pell Elementary, graded a C by the educational review site, Niche, Thompson Middle, which earned a C-plus, and the B-rated Rogers High, where students are expected to complete a “Senior Project” in their final year. After hours of mentor-guided research in subjects of their choice, 12th-graders present in front of a panel. Private school options in the area include St. Michael’s Country Day, which was awarded an A-minus, and St. George’s, known for its ocean views and A-plus Niche score. Although restaurants and stores are within walking distance for most residents of the Fifth Ward, Route 138 and the Pell Bridge offer easy passage off of the island. There’s also the Mount Hope Bridge to the north, which connects Aquidneck to East Bay Rhode Island; RIPTA bus 60 follows this route, stopping on Broadway, passing by Newport Hospital and crossing the Mount Hope Bay on its way to Kennedy Plaza. Residents will typically book flights out of T.F. Green International Airport in Warwick, but there’s also Boston Logan International, which offers more nonstop options 70-plus miles away. During the summer months, Thames Street can get noisy. Afternoons are punctuated by car horns and chattering tourists. Groups of college students and Bachelorette parties can be heard leaving The Dockside (a club on the water) late a night, and restaurant patios host live bands. However, according to Bowser, there’s free parking during the off-season, a benefit year-rounders take advantage of.

The city of Newport has worn many different costumes since its founding in the 17th century. It has been a haven of religious freedom for those who disagreed with the strict doctrine of the Puritans; a summer escape for wealthy landowners drawn to the cooler temperatures and seaside activities available there; and a world-class sailing destination that has hosted several America’s Cup regattas. All of those historical costumes have made Newport what it is today, a vibrant and bustling city that seamlessly combines colonial-era history with modern-day amenities. And those who want to live in the center of that action find that the Historic Hill neighborhood – known locally as The Hill – checks all the requisite boxes. “Historic Hill has some incredible historic homes, and it’s literally a stone’s throw from the wharves, the water and all the shopping and dining along America’s Cup Avenue,” says Keller Williams Realtor Connor Dowd, who has been representing transactions in the area for two decades. Historic Hill’s most notable feature is its location. Occupying a stretch of land between Newport Harbor to the west and Bellevue Avenue to the east, residents of the Hill are within easy walking distance of some of Newport’s favorite attractions. That walkability comes in handy, especially during the busy summer months, because on-street parking is next-to-impossible. “Parking is definitely at a premium,” says Dowd. “Many houses have off-street parking, but for those that don’t, there are streets that are designated resident-only parking, and the city provides stickers to those residents.” And walkability is important here, as Historic Hill delivers with an abundance of shops and restaurants nearby. Whether shoppers are looking for sweets, sweatshirts or scrimshaw, they’ll find it in the shopping district along Thames Avenue and the adjacent wharves. Local merchants mix with national retailers here, and there is literally something for every budget. From a $5 ice cream cone to a $5 million home, shoppers can purchase it on Thames. For groceries, Stop & Shop is located in Bellevue Plaza and Walmart is about 2 miles north for any home necessities. “That’s one of the real draws of the neighborhood,” says Dowd. “You’re sandwiched in the middle of the action.” When residents here dine out, Cru Café is a popular destination, and it, too, is within walking distance from Historic Hill. Just across Bellevue Avenue, Cru Café serves breakfast all day in a come-as-you-are setting where seating is first-come, first-served. They also have extensive lunch and dinner menus, as well as a popular weekend brunch. Brick Alley Pub is a hotspot for a casual bite, and the three-story Clarke Cooke House is a fine dining institution, not to mention home to SkyBar. Those who know about this hidden, intimate bar on the top floor do their best to keep it a secret. There are also plenty of other attractions in and around Historic Hill. The Museum of Newport History highlights the city’s maritime history and the Sailing Museum is the place to learn more about the sport that shaped Newport. Trinity Church on Spring Street is the oldest Episcopal church in the state, the Redwood Library and Athenaeum is the oldest lending library in the United States. Both the International Tennis Hall of Fame and the Audrain Auto Museum are within walking distance, and the famed Newport Cliff Walk and the historic mansions on the city’s east side are about 2 miles away. Aquidneck Park offers a playground, tennis courts and plenty of open space. The park is also home to Martin Recreation Center – known locally as “The Hut” – where residents of all ages can participate in offerings ranging from theater workshops to strength training. Walking might be the easiest way to get around The Hill, but it’s only half the story of this neighborhood. A fleet of classic 12-metre sailboats that are all former winners of the famed America’s Cup line the docks, offering the chance to step aboard and sail on these magnificent boats. No sailing experience is required, as the boats are all crewed by experts who ensure a safe and enjoyable time on the water. “Newport’s connection to the America’s Cup is incredibly important, and being able to get out on the boats that raced for the trophy is an incredible experience,” says Kevin Hegarty, owner of 12-Metre Yacht Charters. “And being out on the water gives you a whole new perspective on Newport and the sailing lifestyle.” Home prices here reflect both the convenience of the location and the historical significance of many of the buildings. The majority of houses reflect typical New England architectural styles – Cape Cods, colonial revivals and bungalows – and many were built in the 19th century, though buyers will find the occasional newly constructed contemporary home. The median price of real estate in Historic Hill is just over $1.8 million, and potential buyers should be prepared to pay in excess of $700 per square foot. A two-bedroom can sell for around $780,000, while five- and six-bedroom homes fetch upwards of $3 million. Condominiums are available at slightly lower price points, starting at $420,000 for a one-bedroom unit and going up to $1.1 million for a two-bedroom unit. Newport Public Schools receives an overall rating of C-plus from Niche. Claiborne Pell Elementary earns a C, Frank E. Thompson Middle earns a C-plus and Rogers High School earns a B. Students at Rogers High School can participate in over 20 school-sponsored clubs and 28 different varsity-level sports. Alternatively, there are excellent private schools in the area, including the nearby St. George’s School, which earns an A-plus from Niche. T. F. Green Airport is less than 30 miles away in Providence, and downtown Boston is just over 70 miles away. And for a little island getaway, the Newport-to-Block Island Ferry departs from its pier at the north end of the neighborhood on Long Wharf.

When it comes to weekend brunches and special occasion dinners, Ocean Drive residents tend to recommend Castle Hill Inn. The four-star hotel and restaurant looks out onto Jamestown Harbor, the Pell Bridge and the Atlantic Ocean beyond. Patio diners watch catamarans cut through the waves, and salty winds threaten to steal napkins from the laps of unsuspecting diners. This Aquidneck Island neighborhood, located within the larger city of Newport, is known for its multi-million dollar estates and coastal views. The Brenton Point State Park, which hosts the Newport Kite Festival in July, is just down the street, and traffic picks up between Memorial and Labor Day: tourist season. Not too far away are the Newport Mansions, Gilded Age summer “cottages” that once belonged to tycoons like J.P. Morgan and Cornelius Vanderbilt. According to AnnaLeigh Bowser, a team leader at The Breakers, the largest of these homes, the mansions revitalized Newport between the 1870s and late 1890s; in many ways, they continue to drive the economy today, serving as filming locations for TV shows and movies, photo ops for out-of-staters and field trip destinations for Rhode Island public schools. “Traffic quiets down vastly in the tourist off-season, but even during the summer it remains a fairly easy place to get around,” says Bowser, noting that each of the Newport Mansions has their own parking lot. The Aquidneck Island coastline — specifically Ocean Drive — is still a summer escape for those who have the funds. Except for the occasional fog horn, seagull call and flagpole clacking, life on the sea is quiet. Ocean Drive properties rarely come on the market and when they do, prices generally surpass $1 million. Single-family bi-levels, split-levels and coastal ranch-styles with two-car garages and front yard hydrangea bushes hover between $1.5 and $2 million, and homes located off Castle Hill Ave and Ocean Ave with waterfront views are generally pricier, starting at $3 million and even selling for upwards of $8 million depending on square footage. Lot sizes are generous, sometimes up to an acre, and homes are shingled in weathered shades of gray. Three-story homes with multiple balconies and large windows optimize water views. Closer to Fort Adams State Park, two-bedroom units in condominium communities like Brenton Cove are priced around $850,000. Spanning nearly 90 acres, Brenton State Park is known for its unrivaled views of the Atlantic Ocean, picnic sites and hiking trails. Visitors can explore the eerie remains of “the Reef,” a late 1800s mansion. During non-festival weekends, locals can watch Salve Regina rugby games at Fort Adams State Park, tour the 19th-century coastal defense structure or walk the 2-plus mile path around the park’s perimeter. Newport is also known for The Cliff Walk, a trail that starts near Bailey Beach, winds past the mansions and ends near Easton’s Beach — better known locally as First Beach. “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, adding, “It’s open year-round with multiple entrances and exits so you don’t have to walk the full thing.” Many Ocean Drive golfers also belong to the Newport Country Club, which hosted the first U.S. Open in 1895. There’s also the Blue Garden, where cool-toned flowers stand beside long reflecting pools, and Alexandra Thursby, an Ocean State native and listing agent with Lila Delman Compass, points to Collins Beach as another go-to outdoor activity. Newport is a hot spot for festivals, especially during the summer months. Brenton Point State Park, located at the tip of Ocean Drive, is home to the Newport Kite Festival in July. Seagulls make way for kites in various shapes and shades of the rainbow and local food trucks line up near the parking lot. There’s also Newport Folk Fest, which has hosted the likes of Joni Mitchell and Bob Dylan, and Newport Jazz Fest, where Nina Simone recorded a live album in 1960. Both festivals take place in Fort Adams State Park midway through the summer, and tickets cost upwards of $200 — Ocean Drive residents can avoid heavy car traffic by biking to the park. The streets of Downtown Newport fill during Pride weekend in late June, and local farmers and chefs set up shop at Castle Hill Inn for a Farm Fresh Rhode Island food festival in August. Along with Castle Hill Inn’s highly-reviewed restaurant, Aurelia, where the tasting menu includes dishes like grilled octopus and fresh lobster, locals can also try one of the many restaurants along Thames Street and in Bowen’s Wharf downtown. Bar ‘Cino is known for its sharable plates and grilled pizzas, and the Mooring is a go-to for New England Clam Chowder. Streets here are narrow one-ways, and many storefronts date back to the 1890s. Businesses sell everything from Newport-branded tee shirts to imported spices, and long days of shopping are best punctuated with ice cream cones from Ben & Jerry’s. Locals can pick up groceries at Stop & Shop in Bellevue Plaza or head to A Market, an independent natural foods grocery in Bellevue Gardens Shopping Center. Private school options near Ocean Drive include St. Michael’s Country Day and St. George’s, which earned an A-minus and A-plus from the educational review site, Niche, respectively. St. George’s was founded in the 1890s, back Cornelius Vanderbilt was busy building a Renaissance-Revival mansion on Ochre Point. The boarding school’s campus overlooks the Atlantic, and graduates have included Senators, Governors and Poets. Students can also attend public schools like Pell Elementary, which earned a C on Niche, Thompson Middle, which has a C-plus, and the B-rated Rogers High, set to move to a new building in 2025. RIPTA – Rhode Island’s public transit system – looks a little different in Newport. Here, city buses are modeled to look like historic trolleys. According to Bowser, “Because Salve [Regina’s] there it means there’s a pretty reliable bus service — trolleys come down Ochre Point and Bellevue during the day. During the summertime, some of the trolleys even run free along Bellevue.” Pick up RIPTA bus 60 from the Newport Transit Center (or along Broadway) and ride it all the way over the Mt. Hope Bridge to Providence. Or take Route 138 and the Pell Bridge to Jamestown and the West Bay beyond. Although Newport has a smalltown airport of its own, most residents will book flights out of T.F. Green in Warwick. Medical care is readily accessible at Newport Hospital, a Lifespan facility on Powel Avenue.

Old Beach occupies a unique position in Newport. As the name suggests, it faces a beach – Easton Beach on Easton Bay, to be exact. But it’s also near the vintage neighborhoods of Historic Hill and Memorial Boulevard, giving it that desirable time-honored quality. “What I really like about Old Beach is the lot sizes,” says Realtor Devin Sheehan. “It does give you the feel that you’re kind of removed from the town.” Local Realtors note that condos are a popular housing choice in the area, with unit prices ranging between $500,000 to $700,000. You’ll find these situated in charming historic buildings, like a turn-of-the-century Victorian or a Gilded Age mansion done up in bold stone. Some interiors will look modern, full of neutral tones and finishes like marble counters in the kitchen. Others aim to preserve period-specific features like herringbone hardwood floors, crown moulding details and high ceilings. Once you crest into the $1 million to $2 million price range, you’ll be ready to explore single-owner homes in the neighborhood. Expect to see properties like a mid-19th century cottage-style home, with steep gabled roofs, stucco siding and those picture-perfect finishing details, like scalloped shingles. Pell Elementary enrolls over 850 students in grades K-4, and was established in 2013 as a replacement for the area’s four aging elementary schools. A new addition was unveiled in 2022, which includes a welcome center and eight classrooms. Frank E. Thompson Middle School enrolls nearly 600 students in grades 5-8, yet maintains a student-teacher ratio of 10 to 1. The school is also eye catching from a design standpoint: in fact, the classy red brick building received an architecture award in 2003, shortly after reopening. Rogers High enrolls around 650 students in grades 9-12, and earned an overall B from Niche. It has the second oldest JROTC program in the country. Cultural attractions are a big part of living in Old Beach. Founded in 1747, the Grecian-inspired Redwood Library and Athenaeum is a bibliophile paradise – and the country’s oldest lending library. The Newport Art Museum is prolific with its offerings, showcasing over 600 contemporary artists annually. One of its gallery buildings is equally captivating from a design standpoint: it’s one of the first American Stick buildings, a predecessor of the ornate Queen Anne genre. Of course, Old Beach wouldn’t be the same without Easton Beach, a sandy stretch popular with surfers. Here you can stroll the Cliff Walk, a 3.5-mile trail that takes you past ocean views and local mansions. Save the Bay Aquarium is also on the beach, offering a chance to see local marine life up close. Exhibits are hands-on and interactive, such as the tanks where you can pick up sea stars and dogfish sharks. For everyday errands, Bellevue Plaza on the south side offers a supermarket and a CVS. There are plenty of dining options around this area, too. Pasta Beach Newport is all about ambiance: inside you’ll find straw lamps and a marble bar overlooking an open kitchen. The menu is full of thoughtful dishes like round noodles topped with pistachio sauce, shrimp and cherry tomato. With an old school way of life, Old Beach nonetheless finds a way to feel fresh.