Middletown, RI

  • Overview
  • Performance
  • Listings
  • Buy Box

Key Performance Metrics

Market snapshot

Performance indicators for the Middletown short-term rental market based on reliable data.

Listings

246 / 528

Reliable / Active

Cap Rate

9%

Middle-Earners Gross Yield

Revenue

$69,138

Middle-Earners Revenue

Occupancy

52%

Middle-Earners Occupancy

Home Value

$766,866

Median Home Sale Price

Top Earners

$147,943

Top-Earners Revenue

Middletown

Market Revenue Seasonality

Top Listings

Highest revenue

The highest-performing listings in Middletown.

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C

Challenging to Investors

Middletown Regulations

STRs are allowed but limited to owner-occupied properties, with new entrants needing a Special Use permit from the Zoning Board, inspections, and annual renewals; occupancy is capped at six renters per building. These moderate fees and processes, combined with a tightening regulatory stance since late 2024, create a challenging environment for new investors.

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About Middletown

Middletown is a town in Newport County, Rhode Island, situated on the eastern end of Aquidneck Island in Narragansett Bay. The town has a population of approximately 16,000 to 17,000 residents and carries a more relaxed, suburban-residential character compared to its famous neighbor, Newport, while remaining closely tied to the coastal tourism economy of the region. Middletown is best known for serving as a quieter gateway to Newport and as home to some of Aquidneck Island's most scenic ocean beaches and protected natural areas. The town lies roughly 30 miles south of Providence, Rhode Island's capital and largest city, and approximately 70 miles south of Boston.

The Norman Bird Sanctuary is a roughly 325-acre wildlife preserve located within Middletown, offering several miles of hiking trails that wind through meadows, woodlands, and along rocky coastal bluffs. The sanctuary is a popular spot for birdwatching, with migratory species passing through during spring and fall, and it provides a peaceful alternative to the busier tourist draws in nearby Newport. It sits just a few minutes' drive from the heart of Middletown.

Sachuest Point National Wildlife Refuge, managed by the U.S. Fish and Wildlife Service, occupies the southern tip of Middletown along the Atlantic coast. The refuge spans more than 240 acres of salt ponds, rocky shoreline, and grassland habitat, and it offers scenic walking paths with sweeping ocean views. Visitors come year-round to observe shorebirds and other wildlife, and the refuge is a favorite among hikers and photographers seeking a quieter coastal experience just minutes from town.

Second Beach and Third Beach, two of Aquidneck Island's most popular ocean beaches, are located within Middletown's borders and draw significant crowds during the summer months. These Atlantic-facing beaches offer swimming, surfing, and sunbathing, and they are a major reason many visitors choose Middletown as a base. Nearby, the coastal roads connecting Middletown to Newport pass through some of the island's most picturesque scenery, with the historic mansions, harborfront, and dining scene of Newport only a short drive away.

Middletown's appeal as a short-term rental market lies in its ability to offer the Newport experience without the higher costs and constant crowds of staying within the city itself. Travelers can enjoy easy access to Newport's historic attractions, harbor cruises, and acclaimed restaurants while retreating to a quieter neighborhood setting with its own beaches, nature preserves, and coastal walking trails. This balance of accessibility, natural beauty, and a more relaxed pace makes Middletown a compelling option for visitors exploring the Rhode Island coast.

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