Providence, Rhode Island, is grappling with a severe housing affordability crisis that has become a central issue in its upcoming mayoral primary election. The city, home to approximately 195,000 residents, is experiencing rapidly rising rental costs amid a prolonged shortage of new housing construction. This challenge has propelled a contest between incumbent Mayor Brett Smiley and challenger David Morales, a 27-year-old state representative and member of the Democratic Socialists of America (DSA).
According to recent data from Redfin, Providence ranks among the least affordable cities in the United States when comparing rental prices to renter incomes, topping that list as recently as last year. The city has seen average rents climb by 34% since 2020, reaching approximately $2,089, according to CoStar. Zillow recently identified Providence as the hottest rental market nationally and the fourth-hottest for home sales. These pressures come as the city attempts to recover from decades of underbuilding; from 2009 to 2015, fewer than 1,000 residential permits were issued annually statewide.
The housing shortage and affordability have created political divisions in this traditionally liberal city. Morales is campaigning on a promise to implement rent control measures within his first 100 days if elected, proposing to cap annual rent increases and protect renters from swift market-driven price hikes. He argues that rent control can be structured to avoid harming new housing development, pointing to exemptions for new construction included in previous proposals.
Smiley, elected in 2022, opposes rent control, contending that such policies may discourage investment and slow housing production. He vetoed a proposal earlier this year that would have limited rent increases to 4% annually, citing concerns about unintended consequences. Instead, Smiley has focused on easing zoning restrictions to allow denser development, expediting permitting processes, and directing public funds to stimulate construction. Since taking office, Providence has added over 2,000 new housing units and permitted 726 units in the most recent fiscal year.
The candidates’ differences extend beyond policy to personal critiques. Morales has criticized Smiley for owning multiple homes and questioned potential conflicts of interest given that Smiley’s spouse is a top local real estate agent. Smiley characterizes Morales as riding a broader national wave of democratic socialism that may overlook local complexities.
Residents express widespread concern about housing costs regardless of their political alignment. Abby Theus, a 63-year-old nursing assistant and Morales supporter, described the urgency felt by many renters who struggle to afford market prices and may be forced to leave the city. “Everybody’s leaving,” Theus said, adding that she finds herself unable to move due to high rents, despite living in a substandard apartment. Conversely, Adam Braff, who relocated to Providence from New York City, supports Smiley, expressing worry that rent control could reduce housing supply by prompting landlords to withdraw units from the rental market.
Experts point to a combination of restrictive zoning policies and limited public investment as underlying factors contributing to Providence’s housing shortage. Brenda Clement, director of HousingWorks RI, noted that Rhode Island consistently invests less in housing than neighboring states, while Hilary Silver, professor emerita at Brown University, emphasized the financial strain on renters, many of whom spend up to half their income on housing.
The mayoral primary election, scheduled for Wednesday, will determine which candidate advances to face Republican David Talan in November. With Providence’s housing crisis intensifying, voters are weighing competing visions for addressing affordability and development in a city caught between historic constraints and rapid change.