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Middletown Luxury Water View Homes For Sale
| Average Price | $1.1M |
|---|---|
| Lowest Price | $535K |
| Highest Price | $3.7M |
| Total Listings | 43 |
| Avg. Days On Market | 53 |
| Avg. Price/SQFT | $504 |
Property Types (active listings)
Luxury Water View Middletown Homes for Sale
| All Listings | $500,000 - $600,000 | $600,000 - $700,000 |
|---|---|---|
| $700,000 - $800,000 | $800,000 - $900,000 | $900,000 - $1,000,000 |
| Over $1,000,000 |
Browse Water View Properties by Area
Water View Living in Middletown, RI
Water view real estate in Middletown provides the type of surroundings many buyers seek when relocating to coastal Rhode Island. Located between Newport and Portsmouth on Aquidneck Island, this area features quiet streets, gently sloping properties, and vantage points with partial or full views of the Atlantic Ocean or Narragansett Bay.
You’ll find water-facing neighborhoods near Indian Avenue, Sachuest Point, and Green End Pond that appeal to year-round residents as well as seasonal buyers.
At The Hogan Associates, we help people like you navigate these options with insight into which parts of town offer the best access to natural space, low-traffic roads, and unobstructed views.
Many buyers choose Middletown for its proximity to Newport's amenities while preserving a more peaceful home base. Whether you're looking to live near the bluffs or slightly inland with bay glimpses, our team can help you pinpoint the right opportunity.
Indian Avenue stretches along the southeast coast of Aquidneck Island and offers some of the most spectacular ocean views on the island. Indian Avenue has a wide selection of modern, designer homes, many with access to the shores of the Sakonnet River. Indian Avenue real estate also includes a limited quantity of water view land.
Easton’s Point and the Easton’s Beach area offer views of First Beach (also called Easton Beach and Newport Beach) and Cliff Walk. The sunset views from the homes on Easton’s Point and Easton’s Beach are incredible. Within walking distance to the beach, many of the water view homes in these neighborhoods are also modern in design.
Just steps from First Beach in Newport, First Beach area homes have views of the beach, Cliff Walk, and historic mansions. Another neighborhood with views of First Beach is the Third Beach enclave, which is close to downtown Newport, beaches, and the Norman Bird Sanctuary.
More modest and affordable water view Middletown homes and lots can be found in subdivisions such as Ocean View and Green Lane.
About Middletown, Rhode Island
Middletown sits on the southern half of Aquidneck Island and balances its coastline with a strong agricultural past. Originally part of Newport, the town became independent in 1743 and still carries traces of that early history through stone boundary walls and active farmland. Today, Middletown’s population of just over 17,000 enjoys a mix of residential comfort and business development centered around West Main Road and East Main Road.
Beyond the small-town layout, Middletown benefits from its connection to Naval Station Newport and the area’s defense-related industries. The commercial districts are practical without being overbuilt, and the waterfront areas remain largely residential. Local beaches, public trails, and wildlife refuges add to the area’s appeal for buyers who want outdoor access within minutes of home.
Water View Real Estate in Middletown
Homes with water views in Middletown range from updated cottages on smaller lots to luxury estates with expansive frontage. Many properties in this category are located near Sachuest Beach, Indian Avenue, and Green End Avenue.
These homes often include large decks, modern kitchens, and picture windows designed to maximize coastal exposure.
Buyers can expect water view properties to begin around $900,000 and climb to several million depending on acreage, design, and line of sight. We regularly assist clients looking for year-round residences as well as those who purchase second homes with rental flexibility in mind.
Middletown is especially attractive to people who want convenient access to Newport without the density. Water view condos are less common but occasionally available near Easton’s Pond and Green End Pond.
Amenities and Entertainment in Middletown
Middletown’s public beaches are among the best on Aquidneck Island. Sachuest Beach, also called Second Beach, draws surfers and families alike with a long stretch of clean sand and consistent waves. Third Beach offers calmer waters, making it ideal for kayaking, stand-up paddling, and picnicking near the boat launch.
The area also includes Sachuest Point National Wildlife Refuge and the Norman Bird Sanctuary, both of which provide public trails with panoramic coastal vantage points.
Downtown Middletown is more subdued than Newport’s tourist corridor but offers reliable dining, grocery options, and locally-owned businesses. Wine tastings at Newport Vineyards and events at Prescott Farm bring additional seasonal activities to residents without requiring a long drive.
Education
Middletown is part of the Middletown Public School District, which operates four public schools across grade levels. There are also several private schools offering alternatives for different educational preferences.
Public Schools
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Aquidneck Elementary School (Grades Pre-K–3)
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Forest Avenue Elementary School (Grades K–3)
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Joseph H. Gaudet Middle School (Grades 4–8)
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Middletown High School (Grades 9–12)
Private Schools
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All Saints Academy (Grades K–8) – Catholic education
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St. George’s School (Grades 9–12) – Independent boarding and day school
Middletown, RI FAQs
Is the local healthcare system accessible?
Yes, Middletown is within 15 minutes of Newport Hospital, which provides emergency care, surgical services, and outpatient specialties. For broader needs, residents often access facilities in Providence, which is under an hour away.
How long does it take to get to Newport from Middletown?
Travel time from most parts of Middletown to downtown Newport is typically under 10 minutes by car. The area is also bike-friendly via local paths, and public bus routes run between towns daily.
What should I expect for weather in this area?
Middletown experiences a temperate coastal climate. Winters are mild compared to inland Rhode Island towns, and summer temperatures are moderated by the ocean, which helps reduce extreme heat and humidity.
Are short-term rentals allowed in Middletown?
Short-term rentals are regulated in Middletown. Some zones allow them by right, while others require a special permit. If you’re considering purchasing a water view property as a part-time residence or investment, we can help clarify your options.
Does Middletown have access to high-speed internet?
Yes, high-speed internet is widely available throughout Middletown, including fiber-optic service in many neighborhoods. This makes the area viable for remote work and hybrid commuting schedules.
Contact Hogan Associates to get the expert advice you need when buying or selling a luxury water view home in Middletown.
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