Augusta 4plexes: Buy a Fourplex and House Hack in Augusta
Augusta is Georgia's third-largest city, with about 201,999 people in the Augusta-Richmond County balance, and it is famous for one week a year: the Masters Tournament at Augusta National. The rest of the year it is a river city with a medical school, a growing cyber workforce at Fort Eisenhower, and a revitalizing downtown. The typical home value is $187,663, the median household income is $58,803, and the median gross rent is $1,328 a month.
Augusta by the Numbers
Fort Eisenhower's soldiers, contractors, and cyber workers, plus the Medical College of Georgia's students and staff, give Augusta a renter base that is steadier than the tournament headlines suggest. With 42.1% of households earning under $50,000, the $1,328 median rent is a fair planning number — and Masters-week short-term rates are not a substitute for year-round leases when underwriting a fourplex.
| Population (Census Vintage 2025, July 1, 2025) | 201,999 |
|---|---|
| State capital | Atlanta |
| Median household income (ACS 2024 1-year, B19013) | $58,803 |
| Households earning under $50,000 (ACS 2024 1-year, B19001) | 42.1% |
| Households earning $50,000 to $99,999 (ACS 2024 1-year, B19001) | 31.7% |
| Households earning $100,000 to $199,999 (ACS 2024 1-year, B19001) | 20.2% |
| Households earning $200,000 or more (ACS 2024 1-year, B19001) | 5.9% |
| Median gross rent (ACS 2024 1-year, B25064) | $1,328 per month |
| Median earnings, all workers 16 and older (ACS 2024 1-year, B20017) | $38,508 |
| Typical home value (ZHVI, September 2026) | $187,663 |
Put rent and value together: a year of rent at the median ($1,328 a month) is 8.49% of the typical home value ($187,663). Treat that as a rough gauge of the rent-to-price relationship in Augusta, not as income — expenses, vacancies, and taxes all reduce what an owner actually keeps.
Sources: U.S. Census Bureau, American Community Survey 2024 1-year estimates (tables B19001, B25064, B20017); Zillow Research ZHVI, September 2026.
Buying a 4plex in Augusta
Augusta's downtown revival is real but uneven: the Riverwalk and Broad Street have new energy, while some blocks are still waiting their turn. A fourplex near the medical district or the fort's commuter routes has a clearer tenant story than one bought on revival hopes alone. Verify the leases, inspect the building, and price the deal on twelve months of ordinary rent, not one week of tournament rates.
Older housing near downtown needs the usual care — roof, systems, and any history of river-area moisture — while newer suburban stock trades surprises for price. Either way, run the numbers at the $1,328 median rent and below it; a building that only works at optimistic rents is a building that will teach you about vacancies.
Buyer Help and Loans in Augusta
Augusta lenders see both military and civilian fourplex buyers, and the programs differ by borrower. The Loan Types page covers FHA, conventional, and VA for 2-4 unit owner-occupied purchases; if you are military-affiliated, compare VA first, and in every case have lenders quote the same Augusta fourplex so the comparison is apples to apples.
Ask about reserves, overlays, and how rental income from the other units is counted — three details that decide whether the monthly payment fits. A lender who has closed fourplexes near Fort Eisenhower will answer those questions from experience rather than from a script.
Living in Augusta
Downtown Augusta from the Augusta Riverwalk, along the Savannah River.
Augusta weekends mean the Riverwalk, the canal's towpath, and — one week a year — the most famous golf tournament in the world. A house hacker here buys a river city with real employers behind the postcard, and does best by underwriting the other fifty-one weeks.