Lippitt-Harris

Developed around an early 1800s textile mill, Lippitt-Harris is a suburban community where people can get a good deal on a home. Aging 19th- and 20th-century houses, a gritty commercial area along the Pawtuxet River and a semi-private country club are some of the hallmarks of this West Warwick neighborhood. “It’s primarily about the price point, and residents are driven by the need to be there,” says Jess Powers, team leader and associate broker at Hope State Living with eXp Realty and a 20-year resident of Rhode Island. “If you work in southern Rhode Island, and you don’t want to deal with Providence traffic, West Warwick would be one of the areas to choose from.”

Neighborhoods in Lippitt-Harris feature an eclectic mix of New England home styles from the 19th- and early 20th centuries. Colonials with well-kept front lawn bushes sit near fading ranch-style houses behind chain-link fences. Most properties have about a quarter-acre of land, and the streets are mountainous, changing their elevation repeatedly. A split-level home from the 1950s can cost about $400,000, early 1900s colonials can go for $300,000, multifamily properties can cost $400,000 and 19th-century Cape Cods can go for $315,000. The median sale price for a single-family home in West Warwick is $332,500.

Lippitt-Harris shares its name with Lippitt Mill, one of the oldest cotton textile mills in Rhode Island. Built in 1809, the mill was a textile factory for about 150 years, and today it’s listed on the National Register of Historic Places. The mill is on Main Street, and it’s the central point of a gritty commercial area that includes laundromats, automotive services shops and bars operating out of buildings that look like houses. One of those bars, Deborah’s Down the Road, is a local watering hole where people shoot pool and play with the pinball machine. People start their days down the street at Phenix Square, a popular breakfast eatery with fresh coffee and friendly staff.

Production at Lippitt Mill came from the Pawtuxet River, the industrial Rhode Island waterway that sits directly behind it. Outdoorsy neighbors will love the Phenix Harris Riverwalk, a woodsy area where people can walk through the forest while they listen to the soft roar of the Pawtuxet. It’s a welcome respite from the grittiness of the rest of the neighborhood, almost like a little pocket of the outdoors in an unexpected place. The vast Pawtuxet also circles around Riverpoint Park, home to West Warwick Little League, basketball and tennis courts and a skate park for adventurous types. Bikers can hop on the Washington Secondary Trail, a 19-mile rail trail that runs parallel to the Pawtuxet for more than half its duration. Golfers can check out the semi-private West Warwick Country Club, where the public can play the 9-hole course during designated times. After a day on the green, people can grab wings and a freshly poured beer at the club’s restaurant and bar.

All the necessities of life are right down the road from Lippitt-Harris. “There’s easy access to grocery stores and all the amenities you would want,” says Powers. Neighbors have grocery store options, including Target Grocery, Trader Joe’s, Price Rite and local chain Market Basket, all in nearby Warwick. Near the Warwick Mall, which is 3 miles away, neighbors can pick up essentials at Walmart, outdoor supplies at Dick’s Sporting Goods and clothes at Nordstrom Rack. On rainy days, people go to the movies at Apple Cinemas, which has all the latest releases. After a movie or shopping, people kick back with charcuterie boards and martinis at Cork and Rye Gastropub.

Children living in Lippitt-Harris can enroll in the West Warwick Public Schools, which teaches about 3,500 students and has a B-minus grade from Niche. The closest elementary school to the neighborhood is John F. Horgan Elementary School, which has a C rating from Niche. After fourth grade, kids can move on to John F. Deering Middle School (rated C-plus) and West Warwick High School (rated B). The high school offers career and technical education pathways like visual arts, pre-engineering and facilities operation and management.

Located 3 miles from the intersection of Rhode Island Route 2 and Interstate 295, Lippitt-Harris is a convenient spot for commuters. Providence is 13 miles away, North Kingstown is 17 miles south and Newport is 28 miles south, or roughly 40 minutes by car with no traffic. Lippitt-Harris’ relative affordability and easy access to highways and shopping are major selling points of this gritty neighborhood with old-school New England charm.

Written By

Laura Finaldi

Photography Contributed By

Alec Oswald

Video By

Adam Lapallo