Hope (Summit)

History & identity

The story of Hope (Summit)

Hope sits on Providence’s northern border with Pawtucket. It is bounded by North Main Street, the North Burial Ground, and I-95 to the west, Rochambeau Avenue to the south, and Hope Street to the east. Hope is the official name, but many residents and the local neighborhood association call it Summit, after the avenue that runs through its center.

Farmers and tavernkeepers first settled along North Main Street in the 1600s, when it was the main road north out of Providence. The area stayed rural until 1875, when a streetcar line connected it to downtown. Large farm lots were then divided into the grid of single-family streets that defines the neighborhood today.

In the 1920s, a growing community of Russian Jewish families bought many of these homes and had a strong presence in the neighborhood until World War II. In 1945, The Miriam Hospital moved here from the West End. It has expanded several times and now covers two full city blocks between 5th and 8th Streets, making it one of the neighborhood’s anchors and largest employers.

Today Summit remains a neighborhood of porches, sidewalks, and small yards, with Hope Street’s restaurants and shops along its eastern edge and Pawtucket just across the city line.

Getting oriented

Streets, blocks, and sub-areas

Summit is compact and fairly uniform, but location within it still shapes daily life and price.

Housing

Homes and architecture

Most homes in Summit were built between the 1880s and the 1930s as the streetcar suburb filled in. Expect Colonial Revival and Queen Anne single-families, bungalows, and classic two- and three-family houses, often with front porches and small backyards. Lots are larger than on College Hill but smaller than in Blackstone.

• Single-family homes: the bulk of the housing, from compact early 20th century houses to larger Colonial Revivals
• Two- and three-families: a strong option for owner-occupants who want rental income, taxed at $7.55 per $1,000
• Condos: a smaller share, mostly in converted multifamily houses
• Demand: homes near Hope Street and Lippitt Park tend to move quickly

Market deep dive

The market and what homes cost to carry

Summit offers a slightly more accessible entry point to the East Side than Blackstone or Wayland. Across recent sales tracked by Redfin in fall 2026, the median was around $789,000, and homes typically sold in about 19 days. With about 64% of homes owner-occupied, buyers should expect competition for well-kept homes.

Property taxes, worked out

Providence taxes owner-occupied homes at a lower rate than investment properties. Here is what that looks like at Summit price points.

That gap is why living in one unit of a two- or three-family can be such a strong strategy here: you pay the owner-occupied rate, and rental income can offset part of the mortgage.

Commute & transit

Getting around

• On foot: Hope Street, Lippitt Park, and Blackstone Boulevard are a short walk east
• By bus: RIPTA Route 1 (Eddy/Hope/Benefit) runs along Hope Street between downtown and Pawtucket, and the R-Line (Broad/North Main) serves North Main Street
• By train: the Pawtucket/Central Falls station, opened in 2023, is a short drive north for MBTA commuter rail, and Providence Station is about 10 minutes south
• By car: I-95 is at the neighborhood’s western edge
• By air: Rhode Island T. F. Green International Airport is about 20 minutes south by car

Outdoors

Parks and outdoors

• Lippitt Park: just across Hope Street at Blackstone Boulevard, home to the Hope Street Farmers Market on Saturday mornings in season
• Blackstone Boulevard: the 1.7 mile landscaped path for walking, running, and dog walks is a few minutes east
• North Burial Ground: Providence’s first public cemetery, established in 1700, with 110 acres of landscaped grounds along the neighborhood’s western edge
• Ladd Observatory: Brown University’s 1891 observatory at Hope Street and Doyle Avenue, a short walk south, hosts free public observing nights on Tuesdays, weather permitting

Lifestyle

Daily life in Summit

Summit feels like a classic neighborhood: porches, sidewalks, and a main street where you run into neighbors on the way to dinner. Hope Street handles coffee, bakeries, restaurants, and boutiques, while North Main Street covers groceries and everyday errands. The Miriam Hospital is a major employer within walking distance for many residents.

Saturday mornings at the Lippitt Park farmers market and evening walks on Blackstone Boulevard are part of the weekly rhythm for many neighbors.

For schools, Providence Public Schools uses a citywide enrollment process; families can review options and school data through the Providence Public School District and the Rhode Island Department of Education.

Honest take

Pros and tradeoffs

Buyer checklist

What to check before you buy in Hope

• Financing first: get pre-approved before you tour, since homes near Hope Street can sell within a few weeks
• Older homes: look closely at electrical, heating, foundations, and lead paint in homes from the early 1900s
• Block by block: visit at different times of day, since streets near I-95 and North Main Street feel different from interior blocks
• Parking: check driveway access and residential permit options, especially near The Miriam Hospital
• Multifamily numbers: review leases, rents, and unit condition before you count on rental income
• Programs: first-time buyers may qualify for RIHousing loans and down payment assistance