Augusta, GA
Augusta merits further work for yield-focused buyers who can underwrite modest growth and property-level flood exposure; investors dependent on strong rent growth or easy resale should avoid it.
Why this market scores where it does
Written from the figures on this page and then checked against them: every number below had to appear in the source record or recompute from two that did, or the text was rewritten.
Augusta merits further work for yield-focused buyers who can underwrite modest growth and property-level flood exposure; investors dependent on strong rent growth or easy resale should avoid it. Median home value is $254,362 and gross yield is 7.11%.
The opportunity is entry economics: asking rent is $1,506, rent-to-income is 26.07%, and price-to-income is 3.67. But rent grew just 1.34% while jobs grew 0.52%, so current cash flow matters more than a growth thesis.
Buying conditions look negotiable rather than loose: median time on market is 53 days, 54.32% of listings show price drops, yet inventory is only 2.3 months. The annual climate loss ratio is 0.001084, but inland flood is the dominant hazard, so insurance terms and site-specific exposure need verification.
Frequently Asked Investor Questions
What are the current headline value and rental-income metrics?
Is household migration positive, and how do mover incomes compare?
What share of purchase mortgages is attributed to non-occupants?
Investor Quick Takeaways
Computed from the current Zillow rent and home-value medians.
Zillow ZORI rent growth trend over trailing 12 months.
Originated investment purchase share (CFPB HMDA).
Annualized loss ratio evaluated for flood & hurricane risk.
Test the market, then test the deal
Keep Augusta as the starting point or move into a more specific property and rent check.
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Rents versus prices, indexed to 2019
Both series start at 100. The gap between the lines is the investment case, and which line is closing it tells you what kind of market this is.
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 67 | 30% | 20.10 |
| Rent trend | 21 | 25% | 5.25 |
| Affordability | 40 | 15% | 6.00 |
| Supply pressure | 53 | 15% | 7.95 |
| Climate risk | 78 | 15% | 11.70 |
| Published score | 51 | ||
CES jobs grew 0.52% year over year -> labor-market expansion is positive but modest.
Asking rents grew 1.34% year over year -> underwriting should rest on current rent rather than rapid rent escalation.
Rent-to-income is 26.07% and price-to-income is 3.67 -> compare each deal's rent and basis with local incomes rather than relying on yield alone.
There were 3,768 permits alongside 2.3 months of supply -> new units are being authorized while current for-sale availability remains limited.
The annual climate loss ratio is 0.001084 and inland flood is dominant -> verify parcel exposure and insurance terms.
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- Asking-rent growth is only 1.34%, leaving little recent momentum for an income-growth thesis.
- Price drops affect 54.32% of listings and median time on market is 53 days, indicating possible resale friction.
- Inland flood is the dominant hazard, leaving property-level exposure and insurance costs as unresolved underwriting risks.
Move from the metro average to local evidence
County pages carry tax, migration, listing and hazard records. City pages appear only where direct city price, rent and Census evidence pass the publication gate.
No city in this metro has passed the current city evidence gate.
Metros that behave like Augusta
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Metro | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Augusta, GA (Target) | 51 | $254k | $1,506 | 7.1% | ▲ 0.5% |
| Columbia, SC | 37 | $258k | $1,555 | 7.2% | ▲ 0.3% |
| Corpus Christi, TX | 44 | $226k | $1,422 | 7.5% | ▲ 0.8% |
| Winston, NC | 50 | $285k | $1,564 | 6.6% | ▲ 0.8% |
| Little Rock, AR | 42 | $233k | $1,277 | 6.6% | ▲ 0.2% |
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income | direct | ACS 2024 5-year | 2026-07-26 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2025 vs 2024 | 2026-07-31 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI 2025 | 2026-07-28 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-23 | 2026-07-27 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-07-27 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-07-26 |