The Providence–Warwick metro has 1.7M residents (per 2024 ACS 5-year Estimates ), a 2024 median household income of $87K, median home value of $422K, median age of 41, and a 35% bachelor's-degree share among adults 25 and older. The analysis below clusters neighborhoods within the metro's urbanized areas, covering 1.1M of those 1.7M residents. The Massachusetts-side suburbs north of the city and the East Bay around East Providence lead on wealth and education, while the old textile-mill cities of Pawtucket, Woonsocket, Fall River, and New Bedford sit at the bottom.
Median home value
The highest values sit on the East Bay and across the Massachusetts line. East Providence tops the metro at $664K, followed by the area west of Newport East on Aquidneck Island at $639K, the area south of Mansfield Center at $564K, and the areas south and north of North Attleborough Town at $535K and $520K. The lowest values ring the old mill cities: the area north of Providence bottoms the metro at $298K, north Pawtucket — home to the Slater Mill that helped launch the U.S. Industrial Revolution — at $309K, an inner-Providence cluster at $319K, east Warwick at $323K, and the area west of Woonsocket at $347K. The ≥$550K tier is confined to the East Bay and the Attleboro suburbs; the under-$350K tier covers the mill cities.
Median household income
The same suburban band leads on income. The area south of East Providence tops the metro at $132K, with the area south of North Attleborough Town at $131K, the area north of North Attleborough Town at $127K, the area south of Mansfield Center at $128K, and East Providence at $116K. The lowest incomes are in the mill cities and inner Providence: the area south of Providence at $55K, north Fall River at $56K, the area west of Pawtucket at $56K, the area north of Providence at $60K, and the area south of New Bedford at $60K. The ≥$120K tier follows the northern Massachusetts suburbs and the East Bay; the under-$60K tier sits on the mill cities.
Median age
The oldest neighborhoods are scattered through the southeastern Massachusetts edge. An unnamed cluster near Somerset and the area south of Smith Mills both top the metro at 48, with two more clusters at 45. The youngest neighborhoods sit in and around Providence: the area around Providence at 32, the area around East Providence at 33, and the area south of Providence at 33. Most of the metro sits in the 40–46 range.
Adults with a bachelor's degree
Education peaks in East Providence at 74%, well clear of the rest of the metro. The area north of Wakefield-Peace Dale in southern Rhode Island follows at 55%, the area south of Mansfield Center at 51%, the area west of Newport East at 49%, and the area south of East Providence at 49%. The lowest shares are in the mill cities: north Fall River at 17%, the area south of New Bedford at 18%, the area north of New Bedford at 18%, north Pawtucket at 19%, and the area west of Pawtucket at 19%. The ≥50% tier is scattered across the East Bay and southern Rhode Island; the under-20% tier covers Fall River, New Bedford, and Pawtucket.
Where the metrics overlap
East Providence is the metro's clearest cross-metric peak — top in home value at $664K, income at $116K, and education at 74% at once, even as it runs young at a median age of 33. The mill cities form the opposite corner: north Pawtucket bottoms home value at $309K and sits near the bottom on education at 19%, while north Fall River pairs a $56K income with a 17% bachelor's share and the area west of Pawtucket bottoms income, age, and education together. Age runs on its own axis — the oldest neighborhoods are the southeastern Massachusetts edge, and the youngest are the Providence core.
Key Takeaways
- Across the metro, the median home value is $422K, median household income is $87K, median age is 41, and the bachelor's-degree share is 35%.
- East Providence tops home value at $664K, income at $116K, and education at 74%.
- The area south of East Providence tops income at $132K.
- North Pawtucket sits at the bottom of home value at $309K, and north Fall River bottoms income at $56K and education at 17%.
- The youngest neighborhoods fall to a median age of 32 in the Providence core; the oldest reach 48 on the southeastern Massachusetts edge.