OFF MARKET

Off Market Sep 2020 for $6.5M

$10,769,686

•

6,890

sq ft

86 Beacon Hill Rd, Newport, RI 02840

About this home

Sited on Beacon Hill, the highest point on the island, this handsome shingle style-meets-contemporary with spectacular views in all directions, enjoys vistas of the ocean, Newport Harbor and the Newport Bridge. The only home that overlooks the famed "Blue Garden", the estate is perched in ultimate privacy. Recently renovated with additions and top of the line features, the spacious residence is a perfect refuge for peaceful relaxation. Ideal for family gatherings, there are ample outdoor spaces around the pool, on multiple decks, porches and lush grounds. Sited on the former Arthur Curtis James estate, the beautiful landscape includes dramatic rock outcroppings, stunning specimen trees and shrubs, an elegant pea stone driveway, outdoor lighting and irrigation.

Single-familyProperty Type

1980Year Built

4.27 acresLot Size

$1,563Est. Price/Sq.Ft.

3 car garageParking

Listed by Kate Greenman • Gustave White Sotheby's Realty

Bought with Kate Leonard • Lila Delman Compass

Redfin checked: a few seconds ago

•Source:RIS #1255720

Redfin Estimate

$10,769,686

$4.2M since sold in September 2020$311K since August

Recently sold homes
Estimate history
Homes for sale

This home's estimate is 129.5% higher than the average sale price ($4.69M) of 6 comparable homes.

SOLD OCT 28, 2025
$8,100,000
A
6 beds7.5 baths5,470 sq ft
283 Ocean Ave, Newport, RI 02840
SOLD AUG 17, 2026
$1,775,000
B
5 beds4 baths3,288 sq ft
7 Florence Ave, Newport, RI 02840
SOLD JUL 1, 2026
$5,775,000
C
4 beds3.5 baths3,668 sq ft
9 Ocean Lawn Ln, Newport, RI 02840
SOLD OCT 23, 2025
$3,850,000
D
5 beds5 baths3,709 sq ft
4 Alpond Dr, Newport, RI 02840
SOLD AUG 28, 2026
$6,245,000
E
5 beds6 baths6,253 sq ft
592 Tuckerman Ave, Middletown, RI 02842
SOLD AUG 11, 2026
$2,412,415
F
5 beds4.5 baths4,620 sq ft
5 Maloney Ln, Middletown, RI 02842

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Earn from this home

Sell

$5,517,421

Est. take-home

List your home with Redfin and save $107,697

Rent

$2,239/mo

Redfin rental estimate

List your home for rent

Market trends in 02840, RI

Last updated August 2026

Buyer's Market

Seller's Market

Balanced market

Sale-to-List Price

98.1%

1.0% MoM

Median sale price

$1.0M

$59K MoM

Avg. days on market

46d

10 days MoM

Recently sold homes

4 MoM

New listings for sale

OPEN SAT, 11AM TO 12:30PM
$675,000
2 beds1 bath962 sq ft
364 Bellevue Ave Unit D103E, Newport, RI 02840
OPEN SAT, 1PM TO 4PM
$5,995,000
4 beds5 baths5,225 sq ft
1 Harbor View Dr, Newport, RI 02840
$575,000
2 beds2 baths1,015 sq ft
1 Oakwood Ter #7, Newport, RI 02840
OPEN SAT, 10AM TO 11AM
$745,000
2 beds1 bath1,064 sq ft
18 Barney St #2, Newport, RI 02840
$3,500,000
5 beds2 baths5,283 sq ft
24 26 Annandale Rd, Newport, RI 02840
$759,000
2 beds2 baths1,300 sq ft
7 Sheffield Ave Unit B, Newport, RI 02849
3D WALKTHROUGH
$999,000
2 beds1.5 baths1,396 sq ft
19 Third St, Newport, RI 02840
$1,225,000
3 beds3 baths2,656 sq ft
15 17 Dennison St, Newport, RI 02840
$749,000
2 beds1 bath888 sq ft
9 Loyola Ter, Newport, RI 02840
OPEN TODAY, 4:30PM TO 6:30PM
$1,490,000
2 beds2.5 baths1,244 sq ft
41 School St #1, Newport, RI 02840
See all

Provided by Redfin

Sale history for 86 Beacon Hill Rd

Date

Event

Price

RIS #1255720

Sep 23, 2020

Sold

$6,560,000

$952/sq ft

Aug 6, 2020

Pending

—

Jul 25, 2020

Contingent

—

Jun 7, 2020

Listed

$6,995,000

$1,015/sq ft

RIS #1206136

Dec 17, 2019

Listing Removed

—

Dec 17, 2019

Price Changed

$6,995,000

$1,015/sq ft

Sep 30, 2019

Price Changed

$6,950,000

$1,009/sq ft

Oct 4, 2018

Listed

$7,200,000

$1,045/sq ft

RIS #1080136

Jan 23, 2015

Sold

$3,700,000

$537/sq ft

Nov 14, 2014

Pending

—

Sep 30, 2014

Listed

$4,200,000

$610/sq ft

+20

RIS #1049793

Aug 31, 2014

Listing Removed

—

Jun 10, 2014

Relisted

—

Dec 19, 2013

Listing Removed

—

Nov 2, 2013

Listed

$3,900,000

$566/sq ft

Year

Property tax

Land + Additions

Assessment*

2025

$70,649 (+5.8%)

$1,936,200 + $6,194,600

$8,130,800

2024

$66,769 (+9.2%)

$1,936,200 + $6,186,600

$8,122,800

2023

$61,141 (+3.2%)

$1,298,800 + $4,864,600

$6,163,400

2022

$59,230 (+3.0%)

$1,298,800 + $4,864,600

$6,163,400

2021

$57,505 (+55.1%)

$1,298,800 + $4,864,600

$6,163,400

2020

$37,069

$1,340,300 + $2,265,600

$3,605,900

2019

$37,069 (+2.9%)

$1,340,300 + $2,265,600

$3,605,900

2018

$36,023 (−2.0%)

$1,340,300 + $2,265,600

$3,605,900

2017

$36,765 (+2.6%)

$1,101,400 + $2,178,300

$3,279,700

2016

$35,847 (+2.4%)

$1,101,400 + $2,178,300

$3,279,700

2015

$34,994 (+1.9%)

$1,101,400 + $2,178,300

$3,279,700

2014

$34,352 (+3.0%)

$761,400 + $2,087,000

$2,848,400

2013

$33,355 (+3.1%)

$761,400 + $2,087,000

$2,848,400

2012

$32,358

$761,400 + $2,087,000

$2,848,400

Tax history for 86 Beacon Hill Rd

Year

Property tax

Land + Additions

Assessment*

2025

$70,649 (+5.8%)

$1,936,200 + $6,194,600

$8,130,800

2024

$66,769 (+9.2%)

$1,936,200 + $6,186,600

$8,122,800

2023

$61,141 (+3.2%)

$1,298,800 + $4,864,600

$6,163,400

2022

$59,230 (+3.0%)

$1,298,800 + $4,864,600

$6,163,400

2021

$57,505 (+55.1%)

$1,298,800 + $4,864,600

$6,163,400

2020

$37,069

$1,340,300 + $2,265,600

$3,605,900

2019

$37,069 (+2.9%)

$1,340,300 + $2,265,600

$3,605,900

2018

$36,023 (−2.0%)

$1,340,300 + $2,265,600

$3,605,900

2017

$36,765 (+2.6%)

$1,101,400 + $2,178,300

$3,279,700

2016

$35,847 (+2.4%)

$1,101,400 + $2,178,300

$3,279,700

2015

$34,994 (+1.9%)

$1,101,400 + $2,178,300

$3,279,700

2014

$34,352 (+3.0%)

$761,400 + $2,087,000

$2,848,400

2013

$33,355 (+3.1%)

$761,400 + $2,087,000

$2,848,400

2012

$32,358

$761,400 + $2,087,000

$2,848,400

*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.

Public record

Beds

Baths

6.5

Stories

Lot width

—

Lot depth

—

Lot size

4.27 Acres

Year renovated

2010

Sq. Ft.

6,881

Year built

1980

Style

Single Family Residential

County

Newport County

APN

365283

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Jun 22, 2026.

Property details

Parking

Garage/Carport Information
Has Garage
Has Attached Garage
# of Garage Spaces: 3

Parking
Features: Attached, Garage
# of Parking (Total): 15
# of Covered Spaces: 3

Interior

Bathroom Information
# of Full Bathrooms: 6
# of Half Bathrooms: 1

Room Information
# of Rooms (Total): 14
Has Basement
Basement Information: Exterior Entry, Interior Entry, Partial, Partially Finished

Fireplace Information
Has Fireplace
# of Fireplaces: 1
Features: Marble, Stone

Equipment
Satellite Dish
Appliances: Dryer, Dishwasher, Exhaust Fan, Disposal, Gas Water Heater, Microwave, Oven, Range, Refrigerator, Range Hood, Trash Compactor, Washer

Interior Features
Window Features: Thermal Windows
Accessibility Features: Accessible Full Bath, Accessible Approach with Ramp
Flooring: Carpet, Ceramic Tile, Hardwood
Other Features: Attic, Wet Bar, Bathtub, Cathedral Ceiling(s), Permanent Attic Stairs, Tub Shower, Central Vacuum, Cable TV, Wine Cellar

Exterior

Building Information
Stories: 3
Stories (Total): 3
Construction Details: Drywall, Shingle Siding

Exterior Features
Exterior Features: Balcony, Breezeway, Deck, Porch, Patio, Sprinkler/Irrigation, Paved Driveway
Patio And Porch Features: Balcony, Deck, Patio, Porch
Security Features: Security System Owned

Pool and Spa Information
Pool Features: In Ground
Has Spa
Spa Features: Hot Tub, Sauna

Lot Information
Lot Size Area: 186,001
Lot Size Acres: 4.27
Lot Features: Sprinkler System, Wooded
Waterfront Features: Walk to Water
Zoning: R160

Property Information
Has View
Below Grade Finished Area: 445
Above Grade Finished Area: 6,445
Foundation Details: Concrete Perimeter

Financial

Assessments and Fees
Assessed Value: $3,605,900

Tax Information
Annual Tax Amount: $37,068.65
Tax Year: 2020

Utilities

Utility Information
Utilities: Sewer Connected, Underground Utilities
Electric: 200+ Amp Service, Circuit Breakers
Sewer: Connected, Private Sewer
Water Source: Connected

Heating & Cooling
Has Cooling
Cooling: Central Air
Has Heating
Heating: Forced Air, Gas, Zoned

Location

Community Information
Community Features: Golf, Marina, Near Hospital, Near Schools, Shopping, Tennis Court(s)

Public facts

Beds: 6
Baths: 6.5
Sq. Ft.: 6,881
Stories: 2.0
Lot Size: 4.27 acres
Style: Single Family Residential
Year Built: 1980
Year Renovated: 2010
County: Newport County
APN: 365283

Home facts updated by county records on Jun 22, 2026

Around this home

Schools

Frank E. Thompson Middle School

Public 5-8 • Assigned • 2.4mi

3/10

Rogers High School

Public 9-12 • Assigned • 0.9mi

4/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Climate risks

1/10 Flood Factor

Minimal risk of a flood reaching the building in the next 30 years

1/10 Fire Factor

Unlikely to be in a wildfire in next 30 years

5/10 Heat Factor

7 days above 90° expected this year, 17 days in 30 years

8/10 Wind Factor

80% chance of strong winds in next 30 years

2/10 Air Factor

2 unhealthy days expected this year, 2 days in 30 years

Provided by First Street

Historical weather

Newport, RI • 02840

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

In this area, properties receive around 9.1 hours in June and 4.6 hours in December, which is comparable to the U.S. average for solar exposure.

9.1 hrs

4.6 hrs

JuneDecember

Provided by Shadowmap

Estimated sale price

$10.23M – $12.39M

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New listings for sale in 02840

OPEN SAT, 11AM TO 12:30PM

$675,000

2 beds1 bath962 sq ft

364 Bellevue Ave Unit D103E, Newport, RI 02840

OPEN SAT, 1PM TO 4PM

$5,995,000

4 beds5 baths5,225 sq ft

1 Harbor View Dr, Newport, RI 02840

$575,000

2 beds2 baths1,015 sq ft

1 Oakwood Ter #7, Newport, RI 02840

OPEN SAT, 10AM TO 11AM

$745,000

2 beds1 bath1,064 sq ft

18 Barney St #2, Newport, RI 02840

$3,500,000

5 beds2 baths5,283 sq ft

24 26 Annandale Rd, Newport, RI 02840

$759,000

2 beds2 baths1,300 sq ft

7 Sheffield Ave Unit B, Newport, RI 02849

3D WALKTHROUGH

$999,000

2 beds1.5 baths1,396 sq ft

19 Third St, Newport, RI 02840

$1,225,000

3 beds3 baths2,656 sq ft

15 17 Dennison St, Newport, RI 02840

$749,000

2 beds1 bath888 sq ft

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Home values near 86 Beacon Hill Rd

Data from public records.

Address	Redfin Estimate
58 Beacon Hill Rd Apt B, Newport, RI 3 Beds \| 4.5 Baths \| 2707 Sq. Ft.	$3,200,160
70 Beacon Hill Rd, Newport, RI 6 Beds \| 7 Baths \| 14912 Sq. Ft.	$15,295,235

Address	Redfin Estimate
58 Beacon Hill Rd Apt C, Newport, RI 2 Beds \| 2.5 Baths \| 1520 Sq. Ft.	$1,467,234
Beacon Hill Rd, Newport, RI 4 Beds \| 5.5 Baths \| 6770 Sq. Ft.	$6,580,985

Address	Redfin Estimate
58 Beacon Hill Rd Apt A, Newport, RI 3 Beds \| 4.5 Baths \| 2829 Sq. Ft.	$2,997,412
74 Beacon Hill Rd, Newport, RI 6 Beds \| 6.5 Baths \| 5422 Sq. Ft.	$5,665,321

Property information provided by RIS when last listed in 2020. This data may not match . Learn more.

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GreatSchools Ratings provided by GreatSchools.org.

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About this home

Redfin Estimate

Earn from this home

Market trends in 02840, RI

Sale history for 86 Beacon Hill Rd

Tax history for 86 Beacon Hill Rd

Public record

Property details

Around this home

Schools

Lifestyle

Climate risks

Historical weather

Sun exposure

Nearby similar homes

New listings for sale in 02840

Home values near 86 Beacon Hill Rd

More real estate resources