States › Rhode Island › Providence County › ZIP 02863
ZIP code
ZIP 02863
Providence County · Providence-Warwick, RI-MA · Rhode Island
FHFA notes: The FHFA HPI is a broad measure of the movement of single-family house prices. The FHFA HPI is a weighted, repeat-sales index, meaning that it measures average price changes in repeat sales or refinancings on the same properties. FHFA describes its ZIP code indexes as developmental: they may be revised as new data arrive or methods change, and the index does not give a dollar value for any home.
Providence County, Rhode Island ZIP 02863 has 21 years of index history. Since 2002 the FHFA index has moved from 100 to 217, a change of +116.7%. FHFA's most recent value for this area is for 2022, so every span here ends in 2022.
Over the ten years to 2022 the index rose +123.3%, about +8.4% a year: well above Providence County (+86.8%), well above Rhode Island (+81.3%) and well above the national index (+86.1%). The change over 2021–2022 was +21.2%.
From its 2006 peak the index fell −56.0% to a 2010 low and regained the peak in 2021.
Building activity is measured at county level: Providence County authorised 1,007 housing units in the 12 months to August 2026, 1.5 per 1,000 residents, 29% of them single-family.
Same span, five levels
| Change in the FHFA index | ZIP 02863 | Providence County | Providence-Warwick area | Rhode Island | United States |
|---|---|---|---|---|---|
| 1 year (2021–2022) | +21.2% | +15.2% | +15.0% | +15.8% | +15.5% |
| 5 years (2017–2022) | +83.3% | +54.2% | +49.6% | +52.3% | +46.2% |
| 10 years (2012–2022) | +123.3% | +86.8% | +78.3% | +81.3% | +86.1% |
| 20 years (2002–2022) | +116.7% | +98.8% | +98.1% | +103.3% | +101.4% |
| Since 2000 | — | +153.1% | +152.5% | +159.4% | +126.5% |
| Since 2002 | +116.7% | +98.8% | +98.1% | +103.3% | +101.4% |
| 10-year annualised | +8.4% | +6.4% | +6.0% | +6.1% | +6.4% |
| 20-year annualised | +3.9% | +3.5% | +3.5% | +3.6% | +3.6% |
Every column uses FHFA's annual all-transactions index family and the same start and end years, so the figures are directly comparable. A dash means the level has no index for that span.
Decade by decade
| Decade | Change | United States | |
|---|---|---|---|
| 2010s (2010–2020) | +117.5% | +35.5% | |
| 2020s so far (2020–2022) | +32.8% | +28.9% |
FHFA reports each index with a value of 100 in its base period, the first year the area has enough transactions (2002 here). A decade's change is the index at the end of the decade divided by the index at the start, so it does not depend on the base year; the United States column covers the same years. Decades before 2002 are not shown.
Peak-to-low declines
Falls of 5% or more from a previous high in the annual index, and the year the earlier peak was regained.
| Peak | Low | Decline | Peak regained |
|---|---|---|---|
| 2006 | 2010 | −56.0% | 2021 |
Building permits in Providence County
Permits are reported by county and by permit-issuing place, not by ZIP code. Housing units authorised in Providence County, latest 12 months.
Housing units authorised in Providence County by month, Sep 2025 to Aug 2026single-family2+ unit buildings
Full permit history and every city in Providence County
Other ZIP codes in Providence County
Ranked by ten-year change in the FHFA index.
| ZIP | 1 year | 10 years | Since 2000 | Index through |
|---|---|---|---|---|
| 02907 | +20.5% | +209.5% | +391.7% | 2025 |
| 02909 | +4.5% | +190.1% | +329.5% | 2025 |
| 02908 | +4.1% | +158.4% | +278.0% | 2025 |
| 02895 | +8.0% | +146.0% | +217.1% | 2025 |
| 02910 | +6.6% | +141.4% | +251.3% | 2025 |
| 02861 | +4.8% | +140.9% | +239.1% | 2025 |
| 02860 | +6.3% | +137.1% | +245.1% | 2025 |
| 02905 | +6.0% | +136.7% | +262.3% | 2025 |
| 02858 | +28.7% | +134.3% | — | 2023 |
| 02915 | +5.1% | +130.3% | +233.2% | 2025 |
| 02919 | +10.8% | +128.1% | +222.2% | 2025 |
| 02914 | +6.3% | +127.0% | +236.5% | 2025 |
All 33 ZIP codes in Providence County
Questions and answers
How much have home values in ZIP 02863 risen over 10 years?
The FHFA house price index for 02863 rose +123.3% between 2012 and 2022, about +8.4% a year compounded. Over five years the change was +83.3% and over one year +21.2%.
How does 02863 compare with Providence County?
Over the same ten years to 2022, Providence County rose +86.8%, Rhode Island +81.3% and the United States +86.1%, against +123.3% for the ZIP.
What happened to prices in 02863 after 2007?
The index peaked in 2006, fell −56.0% to its 2010 low and passed the earlier peak again in 2021. Nationally the fall was −21.3% from 2007 to 2012.
How many homes are being built in 02863?
Building permits are published by place and county, not by ZIP. Providence County authorised 1,007 housing units in the 12 months to August 2026, +56.1% on the previous 12 months. The county page lists permits by month and by city.
Where does the index for this ZIP come from?
From the Federal Housing Finance Agency's annual five-digit ZIP code house price index (all-transactions), last updated March 31, 2026. FHFA labels the ZIP-level indexes developmental: they are calibrated on appraisal values and sales prices for mortgages bought or guaranteed by Fannie Mae and Freddie Mac, and may be revised. The index tracks price changes for the same homes over time; it does not give a dollar value for any home.
Provenance
Index: Federal Housing Finance Agency, annual house price index for five-digit ZIP codes (all-transactions, developmental), last updated March 31, 2026, values 2002–2022, public domain. County, state and national comparison series are FHFA's annual indexes for those levels from the same release. ZIP to county assignment uses the Census Bureau's 2020 ZCTA-to-county relationship file (largest land share); county to metro uses OMB's July 2023 delineations. Permits: Census Bureau Building Permits Survey through August 2026. Errors in processing are corrected at the next build; see corrections. FHFA HPI datasets.