Providence transforms vacant property into housing, outpaces northeast cities in permitting
PROVIDENCE, RI – Mayor Brett P. Smiley and the Providence Department of Housing and Human Services today joined Representative Tina Spears, Rhode Island Executive Office of Housing Secretary Deborah Goddard, Lincoln Avenue Communities Vice President and Regional Project Partner Scott Shaw and HousingWorks Executive Director Brenda Clement to announce the Providence Redevelopment Authority (PRA) strategic acquisition of a vacant Downtown parcel for affordable housing development and the release of the City of Providence’s 2025 Housing Progress Report: Building Community Resilience through Production, Preservation, and Protection, highlighting significant advancements made over the past year to address the city’s housing shortage and recommendations for short-term and long-term sustainability. The report includes data, metrics, and key milestones that promote transparency and accountability.
“Providence is facing a serious housing shortage and solving it is one of our most urgent priorities,” said Mayor Brett P. Smiley. “Our goal is clear, we need to make high-quality housing attainable at every price point for everyone who calls Providence home or wants to. This year, we’ve accelerated construction, preserved existing homes, and strengthened protections for residents. The progress we’re sharing today shows early momentum and lays the foundation for long-term affordability and stability. By building more homes and investing strategically in our neighborhoods, we’re tackling the root causes of housing insecurity and ensuring Providence remains a city where everyone can afford to live and thrive.”
The Smiley Administration’s FY25 housing work follows a comprehensive, three-part framework: production, preservation, and protection. Key achievements include:
- Accelerating Housing Production: The Smiley Administration advanced landmark zoning reforms to increase housing density and expand by-right development opportunities. Providence is now significantly outpacing peer cities in rate of permitted housing units per capita with more than 850 units permitted in 2025 alone.
- Investing In Affordability: Surpassed $55 million committed through the Providence Housing Trust Fund and $10 million in Housing and Urban Development (HUD) grants—supporting the creation and preservation of over 2,000 units, including more than 1,600 deed-restricted affordable units.
- Streamlining Development: Across departments, the Smiley Administration has modernized permitting processes with concurrent reviews, parent permits, and a unified development review system to better support housing construction.
- Preserving and Expanding Shelter Capacity: Mayor Smiley has invested over $6 million in total emergency shelter, warming centers, and transitional housing investments, including serving as a co-funder and host city for Rhode Island’s first pallet shelter, Echo Village.
- Protecting Providence Neighbors: The creation of the new Department of Housing and Human Services aligns housing with health and social supports, deploying $1.2 million in opioid settlement funds dedicated to recovery housing and harm reduction services. The City expanded efforts to protect vulnerable residents from the cascading consequences of housing instability, including legal defense for at-risk tenants, rental and rehousing assistance, street outreach, and homelessness response.
“Providence is leading with results through data-driven housing policies” said Director of Housing and Human Services Emily Freedman. “By combining our technical expertise with community partnerships, we are delivering housing faster, protecting our most vulnerable residents, and building long-term resilience. The progress we achieved this year demonstrates our deep commitment to the people of Providence and the capacity we have built to respond to a statewide housing shortage that is felt most acutely in our city.”
Building on this momentum and as an example of city-supported redevelopment, Mayor Smiley announced that the PRA has acquired the vacant parcel at 322 Washington Street for $1.685 million, paving the way for 76 new affordable rental homes in the heart of Downtown Providence. The site, appraised at $1.94 million, will be developed in partnership with Lincoln Avenue Communities, a national affordable housing firm with projects in 28 states. The planned development will include 68 units affordable to households earning 60–79% of area median income (AMI) and 8 deeply affordable units reserved for residents earning 0–30% of AMI, advancing the City’s vision to create high-quality, mixed-income housing opportunities close to jobs, transit, and amenities.
“Under Mayor Smiley’s leadership, the City of Providence has been a tremendous partner in addressing Rhode Island’s housing shortage,” said House Speaker K. Joseph Shekarchi. “Recent data shows that a family making under $110,000 cannot comfortably afford to buy a home in any municipality in Rhode Island. This is completely unacceptable. The General Assembly has passed more than 60 new housing laws within the last five years in our efforts to make housing more affordable and available in Rhode Island. However, we can’t do it alone: the partnership of our cities and towns is critical for making real progress, and I am very thankful to Mayor Smiley for embracing this vital issue.”
“The acquisition of 322 Washington Street is a vital step toward ensuring that downtown Providence remains a place where everyone can live, work, and thrive,” said Scott Shaw, VP & Regional Project Partner, Development of Lincoln Avenue Communities. “The PRA’s proactive approach to secure this site will result in the creation of new opportunities for affordable housing and community-centered development. Lincoln Avenue Communities’ goal is to make sure that growth in Providence reflects the needs of all residents — building a more inclusive, equitable, and connected city for generations to come.”
Looking ahead, the Smiley Administration will continue advancing new affordable housing developments and additional contributions to the Providence Housing Trust Fund. These investments build long-term stability for residents and strengthen Providence’s housing market by expanding access and increasing the overall housing supply.
“Providence’s progress shows what’s possible when a city sets ambitious goals and holds itself accountable for results,” said Rhode Island Secretary of Housing Deborah Goddard. “With more than 850 new homes permitted in FY25—well above the city’s Housing 2030 annual target—Providence is demonstrating proactive and essential housing production for Rhode Island’s capital. The recent acquisition of 322 Washington Street, which will create 76 new affordable rental homes, is another example of Providence taking concrete steps to ensure housing is accessible to as many residents as possible. Meeting Rhode Island’s housing needs will require this same sense of urgency in every community, and the Executive Office of Housing is a committed partner in that work.”
“As recent polls confirm, housing affordability remains a top concern for RI residents,” said Brenda Clement, Executive Director, Housing Works RI at Roger Williams University (RWU). Providence has taken the issue seriously by implementing local zoning and land use changes as well as dedicating their federal fiscal recovery funds to the development of more affordable homes. We urge Providence to serve as a model for other communities by continuing to allow for varying types of development that will ensure a robust and affordable housing stock for generations to come. HousingWorks envisions a Rhode Island in which all communities in our state embrace a variety of housing options so that all residents, regardless of income, race or ethnicity, can live in healthy and affordable homes in vibrant and thriving neighborhoods.”
The City’s work builds on years of planning and engagement, including the 2020 Anti-Displacement and Comprehensive Housing Strategy, the 2025–2029 HUD Consolidated Plan, and Providence’s once-in-a-decade Comprehensive Plan update. The 2025 Housing Progress Report is available online at providenceri.gov/housing2025.