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County in Rhode Island

Bristol County, Rhode Island

Bristol County is a county in Rhode Island with 50,490 residents, No. 5 of 5 by population. In Bristol County, the FHA loan limit for a one-unit home is $787,750, and a typical home is worth $513,800. To rent a 2-bedroom apartment at Fair Market Rent ($1,879 a month) without going over 30% of your income, you need to earn about $36.13 an hour.

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  • Typical home price

    $513,800

    +27% vs. Rhode Island +54% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Bristol
    • Rhode Island
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $1,879 a month

    −2% vs. Rhode Island +7% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Bristol
    • Rhode Island
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $787,750

    FHA high-cost area

    The most you can borrow with an FHA loan for a one-unit home here.

    • Bristol
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    1.29% of value per year

    +7% vs. Rhode Island +37% vs. U.S.

    $6,648 a year for the typical owner

    • Bristol
    • Rhode Island
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$650,424
3.2% more than 12 months ago
Typical rent
$2,933 a month
4.2% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Bristol County today?

With an FHA loan and the minimum down payment, a typical home would cost about $4,411 a month: 46% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $189,055 a year; the typical income here is $114,490. The typical home value is 27% more than in Rhode Island overall. 72% of households own their home, more than in Rhode Island (64%). The typical property tax is $6,648 a year (about 1.29% of home value), higher than in Rhode Island. This is a high-cost area for FHA: the limit is above the national floor.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (2026 data).

Only here

What sets Bristol County apart

  1. Of the 5 counties in Rhode Island, Bristol County has the highest typical household income: $114,490.

  2. Bristol County has the smallest share of rent-burdened renters of the 5 counties in Rhode Island: 46%.

  3. Nearby, in Kent County, the typical home value is $366,100: 29% less than in Bristol County ($513,800).

  4. 12% of homes in Bristol County (2,004) are in FEMA's high-risk flood zone, and only 51% of those carry NFIP flood insurance.

  5. From 2020 to 2025, home prices in Bristol County rose 66% on FHFA's index, about the same as in Rhode Island (65%).

Sources: U.S. Census Bureau (Average 2020–2024); FEMA (As of August 3, 2026); FHFA (2025 data).

The homes here

Housing in Bristol County

What homes there are in Bristol County, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house rules in Bristol County: 67% of homes, more than in Rhode Island (56%).

Year built

In Bristol County, half of the homes were built before 1957; in Rhode Island, before 1962.

Homes in Bristol County are bigger: 64% have 3 bedrooms or more; in Rhode Island, 54%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,509 a month

Rhode Island: $2,234 a month

Without a mortgage

$1,061 a month

Rhode Island: $898 a month

Owners with a mortgage

67%

Rhode Island: 67%

In Bristol County, 67% of owners have a mortgage, and their typical cost is $2,509 a month, against $2,234 in Rhode Island. Without one it drops to $1,061.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Homes in Bristol County gained value more slowly than in Rhode Island: 44% since 2015–2019, against 54%.

Rents in Bristol County rose faster than in Rhode Island: 47% since 2015–2019, against 34%.

Here income did not keep up with housing: it rose 38%, while home values changed +44% and rent +47%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBristol CountyRhode IslandUnited States
Rental vacancy Unreliable estimate4.2%5.5%
Homeowner vacancy Unreliable estimate0.6%0.9%
More than one person per room Unreliable estimate2.2%3.4%
People per household 2.332.392.53
Drive alone 71%72%69%
Carpool 6%8%9%
Public transit Unreliable estimate2%3%
Walk or bike 5%3%3%
Work from home 16%13%15%
Other means Unreliable estimate2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Rhode Island, a household in Bristol County has 2.33 people on average.

The car rules in Bristol County: 71% of workers drive to work alone, and the typical trip takes 20 to 29 minutes.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Bristol County?

A typical home costs more than the typical income allows

We start with a typical home of $513,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 46% of the typical household income here, which is $114,490 a year. For that payment to be 28% of income, a household would need to earn about $189,055 a year.

Your numbers

Local data
$

Starts at the typical home value in Bristol County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $17,983 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,411

at 7.18% · 30 years

Loan amount
$504,494
Total interest
$725,848
Paid off in
November 2056

Includes $8,677 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,671 a month

  • Tight

    $2,671 to $3,435 a month

  • Hard

    more than $3,435 a month

    Your payment · 46%

Compared with the typical household income in Bristol County ($114,490 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,411
Principal & interest$3,418
Property tax$552
Home insurance$214
FHA mortgage insurance (MIP)$227

You need at least $17,983 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in Bristol County

Here you'll see how prices have changed, how Bristol County compares with Rhode Island and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Bristol County rose 104% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Rhode Island United States
In 2025 +4.7% +5.4% +2.9%
5 years (2020–2025) +66% +65% +47%
10 years (2015–2025) +104% +112% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Bristol County compared with Rhode Island and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Bristol $513,800
  • Rhode Island $404,200
  • United States $332,700
Typical rent a month
  • Bristol $1,528
  • Rhode Island $1,342
  • United States $1,413
Typical household income a year
  • Bristol $114,490
  • Rhode Island $87,796
  • United States $80,734
See the full table
Bristol compared with Rhode Island and the United States
MeasureHereRhode IslandU.S.
Residents50,4901,101,801334,922,499
Typical home value$513,800$404,200$332,700
Typical household income$114,490$87,796$80,734
Typical rent$1,528$1,342$1,413
Fair Market Rent (2 bedrooms)$1,879$1,911$1,750
Hourly wage to rent a 2-bedroom$36.13$36.75$33.65
Typical property tax$6,648$4,900$3,119
Effective tax rate1.29%1.21%0.94%
Households that own their home72%64%65%
Renters spending 30% or more on rent46%48%51%
FHA limit (1 unit)*$787,750$787,750$541,287

FHA limit: Rhode Island shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Bristol County

For a typical $513,800 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $4,411 $17,983 $504,494 7.18% FHA MIP · $227 $33,397 580
Conventional, 5% down $4,317 $25,690 $488,110 7.18% PMI · $244 $41,104 620*
Conventional, 20% down, no PMI $3,551 $102,760 $411,040 7.18% None $118,174 620*
ITIN, 15% down (example) $4,026 $77,070 $436,730 8.18% None $92,484 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Closing costs

Loan limits

This is a high-cost area, so FHA limits in Bristol County are above the national floor. The limit is set for the whole metro area (Providence-Warwick, RI-Ma). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $787,750 $832,750
2 units $1,008,450 $1,066,250
3 units $1,219,000 $1,288,800
4 units $1,514,950 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Bristol County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Bristol County, the typical owner pays $6,648 a year: about 1.29% of the home's value. That is more than the rest of Rhode Island and more than the national average.

  • Bristol 1.29%
  • Rhode Island 1.21%
  • United States 0.94%

What Rhode Island publishes Homestead exemption from your city or town (Rhode Island General Assembly (Rhode Island General Laws, Title 44))

Exemptions and deadlines in Rhode Island

Is there a flood risk?

According to FEMA, in Bristol County 12% of homes (2,004) are in a high-risk flood zone. Of those homes, 51% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Bristol County

The natural hazards FEMA measures in Bristol County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

In Bristol County, FEMA rates the natural hazard risk as very low.

FEMA builds that rating from three parts: expected loss, social vulnerability and community resilience.

In all, FEMA estimates natural hazards cause about $9.4 million in losses a year in Bristol County, across buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is inland flooding: about $5.5 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively low $5.5 million a year
  2. Coastal floodingRelatively moderate $1.1 million a year
  3. HurricaneRelatively low $1.1 million a year
  4. EarthquakeVery low $311,129 a year
  5. TornadoVery low $115,366 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Bristol County is in climate zone 5A of the home energy code (IECC): cold.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Seal air leaks and add insulation in the attic: ENERGY STAR says it lowers the chance of ice dams on the roof in snowy climates. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Put clear plastic film over the windows: it is inexpensive, cuts drafts, helps the house feel warmer in winter and reduces moisture on the glass. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$35.57$20.56 and $49.44
Plumbers, pipefitters and steamfitters$38.37$23.84 and $53.26
Heating, air conditioning and refrigeration mechanics$32.39$21.62 and $50.04
Roofers$29.60$21.17 and $45.07
Carpenters$29.76$22.84 and $48.42
Painters, construction and maintenance$21.31$15.00 and $36.40
Maintenance and repair workers, general$24.37$17.52 and $36.36

According to BLS, an electrician earns about $35.57 an hour in the Providence-Warwick, RI-MA area; a plumber, about $38.37.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Bristol County

The typical rent in Bristol County is $1,528 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

46% of renter households in Bristol County spend 30% or more of their income on housing. 25% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,423 $27.37 $56,920
1 bedroom $1,509 $29.02 $60,360
2 bedrooms $1,879 $36.13 $75,160
3 bedrooms $2,302 $44.27 $92,080
4 bedrooms $2,615 $50.29 $104,600

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Bristol County

Programs and counseling in Bristol County

We didn't find HUD-approved agencies with an office in this county. These are the 5 nearest; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

Three generations of a family gather on the porch of their home.

HUD counseling is free or low-cost

Rhode Island down payment programs

  1. 15kDPA

    Rhode Island state agency loan of $15,000 at 0% with no monthly payments for the down payment or closing costs of first-time buyers with a RIHousing mortgage; repaid when you sell or leave the home

    First-time buyers only. Run by RIHousing.

    Deferred Verified November 5, 2026

  2. Extra Assistance

    RIHousing second mortgage for first-time buyers, of up to 6% of the price or $20,000 (whichever is less) for the down payment, which you repay over 15 years at the same rate as your RIHousing mortgage

    First-time buyers only. Run by RIHousing.

    Repayable Verified November 5, 2026

Which programs do I qualify for? See all Rhode Island programs

Help in Spanish in Bristol County

5 of the 5 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Bristol Housing Authority Public housing and Section 8 vouchers (401) 253-4464
  • Warren Housing Authority Public housing and Section 8 vouchers (401) 245-7019

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • West Elmwood Housing Development Corporation

    224 Dexter St, Providence · 10 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (401) 453-3220

  • Rhode Island Housing Help Center

    44 Washington St, Providence · 10 miles away · Spanish

    • Mortgage delinquency and default
    (401) 457-1000

  • Providence Housing Authority

    50 Laurel Hill Ave, Providence · 12 miles away · Spanish

    Also serves in American Sign Language (ASL) and Portuguese.

    • Budget and credit workshops
    • Workshops for new owners
    • and 2 more
    (401) 751-6400
See every agency in Rhode Island

Places

Cities in Bristol County

This site has no city pages of Bristol County. The neighboring counties are below.

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Bristol County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Bristol County in 2026?

Bristol County has an FHA limit of $787,750 for a one-unit home. For 2 units it's $1,008,450, for 3 it's $1,219,000 and for 4 it's $1,514,950. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in Bristol County?

Bristol County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Bristol County?

The typical home value in Bristol County is $513,800 (Average 2020–2024, U.S. Census). Across Rhode Island it's $404,200.

How much does it cost to rent in Bristol County?

Bristol County has a typical rent of $1,528 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,879 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Bristol County?

About $36.13 an hour working full time (2,080 hours a year), or $75,160 a year, so the fair market rent of $1,879 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).