[DSCR](/blog/what-is-dscr-ratio) Loans in Augusta, Georgia: The Masters Market for Real Estate Investors

Augusta, Georgia sits at the intersection of several powerful [real estate investment](/blog/dscr-loan-fix-and-flip) drivers — a major military installation, one of the nation's premier medical corridors, a thriving cybersecurity industry, and the Masters Tournament, one of the world's most famous sporting events. For investors who understand how to leverage these dynamics, Augusta offers a compelling combination of [short-term rental income](/blog/airbnb-hosting-guide-beginners), stable workforce housing demand, and long-term appreciation potential.

[DSCR loans](/blog/dscr-loan-guide) — Debt Service Coverage Ratio loans — are perfectly suited to Augusta's market because they qualify investors based on property income rather than personal W-2 earnings. Whether you're a self-employed investor, a portfolio builder, or an out-of-state investor eyeing Augusta's affordability, DSCR financing removes the biggest barrier to entry: income documentation.

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Augusta's Investment Thesis: What Drives the Market

Fort Eisenhower (Formerly Fort Gordon)

Renamed Fort Eisenhower in 2023, this major U.S. Army installation is home to the Army Cyber Center of Excellence — the military's cybersecurity hub. The base employs over 30,000 military and civilian personnel, generating enormous, year-round housing demand. Military families and government contractors create a uniquely stable renter pool: they have consistent income, typically qualify for Basic Allowance for Housing (BAH), and tend to be reliable long-term tenants.

BAH rates in Augusta for junior enlisted to senior NCOs range from roughly $1,200 to $2,200/month, providing clear benchmarks for setting rents in the military housing submarket.

Augusta University Medical Complex

The Augusta University Health Medical Center and the Medical College of Georgia anchor a healthcare cluster that employs tens of thousands. Medical students, residents, nurses, and healthcare administrators form a stable mid-income rental demographic — exactly what produces reliable DSCR performance.

Cybersecurity Industry Growth

Augusta has branded itself as "Cyber City USA," attracting defense contractors and private cybersecurity firms in support of Fort Eisenhower's mission. Companies like Unison, ManTech, and numerous smaller contractors have established Augusta operations, bringing high-income professional renters to the market.

The Masters Tournament

Every April, Augusta hosts the Masters Tournament at Augusta National Golf Club — an event that draws approximately 40,000 attendees daily for a full week. Homeowners within reasonable distance of Augusta National can earn $15,000–$50,000+ in a single week renting to Masters attendees. This STR income potential is extraordinary and significantly influences the investment calculus for certain neighborhoods.

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[How DSCR Loans Work](/blog/dscr-loan-no-income-verification) in Augusta

DSCR loans evaluate a rental property's ability to service its own mortgage debt:

DSCR = Monthly Gross Rental Income ÷ Monthly Debt Service (PITI)

Augusta's favorable price-to-rent ratios make DSCR underwriting relatively straightforward compared to high-cost coastal markets:

Standard long-term rental example:

• Purchase price: $230,000 (SFR near Fort Eisenhower)
• 20% down: $46,000
• Loan amount: $184,000
• Monthly PITI at 7.5%: ~$1,500
• Market rent: $1,800–$2,000
• DSCR: 1,900 ÷ 1,500 = 1.27x ✓

Masters STR example:

• Same property (assuming STR-eligible location)
• Annual Masters week revenue: $20,000
• Average monthly equivalent: ~$1,667 (annualized)
• Year-round blend (50% STR, 50% LTR): potentially $2,200+/month average
• DSCR using blended income: 2,200 ÷ 1,500 = 1.47x (excellent)

For full details on how DSCR is calculated, see how to calculate your DSCR ratio.

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Augusta Neighborhoods for DSCR Investment

Grovetown (Columbia County)

The fastest-growing submarket, adjacent to Fort Eisenhower. Newer construction with strong military family demand. Lower crime, highly rated schools, and consistent rental demand. Ideal for investors prioritizing steady, low-maintenance cash flow.

Best for: Long-term military family rentals, DSCR ratios of 1.15x–1.35x

National Hills / Summerville

Adjacent to Augusta National Golf Club — ground zero for Masters rental income. Properties here command extraordinary premiums during Masters week. Higher acquisition prices, but the STR opportunity offsets the cost.

Best for: STR-focused investors, Masters rental income, shorter holds with strong returns

Martinez (Columbia County)

Established suburb with stable workforce demographic. Good schools, convenient access to Fort Eisenhower and downtown Augusta. Affordable entry prices and strong long-term tenant demand.

Best for: Buy-and-hold investors prioritizing stability

Medical District / Harrisburg

Near Augusta University Medical Center. Medical student and resident rental demand is consistent and less seasonal than student housing elsewhere. Mid-rise apartment properties in this area can be excellent DSCR candidates.

Best for: Medical professional rentals, multi-unit properties

Downtown Augusta / Olde Town

Revitalization efforts have made downtown Augusta an emerging market. Arts district growth, restaurant scene expansion, and proximity to the Augusta Canal attract young professional renters. Rehab opportunity with DSCR refinance potential.

Best for: Value-add investors, BRRRR strategy plays

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Masters Tournament STR Strategy

The Masters is arguably the single best short-term rental event in the country on a per-week basis. Here's what investors need to know:

What lenders need to underwrite STR income:

1. Prior 12 months of rental platform revenue (Airbnb, VRBO, etc.) OR
2. AirDNA market projections for the specific address

Key STR compliance steps in Augusta:

• Augusta-Richmond County requires STR registration
• Some neighborhoods have deed restrictions prohibiting STR
• HOA rules (where applicable) must be verified

STR DSCR structuring tip: Some investors maintain their Augusta property as a full-time STR (especially given the strong demand beyond Masters week — horse racing events, Augusta GreenJackets games, and fall golf season). Lenders with STR DSCR experience can help structure income documentation appropriately.

See DSCR loans for short-term rentals for complete underwriting guidance.

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[DSCR Loan Requirements](/blog/dscr-loan-documentation-checklist) in Augusta, Georgia

Georgia does not impose state-level restrictions on DSCR or non-QM lending, making Augusta a straightforward market for lenders. See our full Georgia DSCR loans overview for state-level context.

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Augusta vs. Atlanta: Where Should You Invest?

A common question among Georgia investors: Atlanta metro or Augusta?

For portfolio investors starting out, Augusta's affordability and easier DSCR math often makes it a better starting point than Atlanta. For appreciation-focused investors with capital, Atlanta metro may offer better 10-year upside.

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Financing a Multi-Unit Property in Augusta

Augusta's lower price points make duplex, triplex, and fourplex acquisitions accessible. Multi-unit DSCR deals in Augusta can produce excellent ratios because the combined income from multiple units easily clears typical thresholds:

Duplex example:

• Purchase price: $280,000
• Loan amount (20% down): $224,000
• PITI: ~$1,850
• Combined rent (2 units × $1,100): $2,200
• DSCR: 2,200 ÷ 1,850 = 1.19x

For detailed guidance on multi-unit DSCR financing, see our DSCR loan for duplex guide.

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The BRRRR Strategy in Augusta

Augusta's older housing stock and revitalization activity create strong BRRRR (Buy, Rehab, Rent, Refinance, Repeat) opportunities. The strategy works particularly well here because:

1. Distressed properties in mature neighborhoods are available below replacement cost
2. After renovation, properties command market rents sufficient for DSCR approval
3. Strong appraisal growth post-renovation allows full capital recycling
4. Subsequent DSCR loans can be stacked without income documentation barriers

For a comprehensive framework, see our [[DSCR loan BRRRR strategy](/blog/dscr-loan-brrrr-strategy) guide](/blog/dscr-loan-brrrr-strategy).

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Frequently Asked Questions

Can I use Masters week rental projections for DSCR qualification? DSCR lenders typically require established rental history or third-party market data. If you're buying a property without a rental track record, lenders use AirDNA data for the STR income projection.

Do Augusta DSCR loans require an appraisal? Yes. All DSCR loans require a licensed appraisal. For STR properties, lenders may also request a [1007 rent schedule](/blog/dscr-loan-with-vacancy) or an STR-specific income analysis.

What's the fastest I can close a DSCR loan in Augusta? With an experienced lender, 21–28 days is typical. Some lenders can close in 14–18 days for straightforward transactions. See DSCR loan approval timeline.

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External Resources

• Augusta Economic Development Authority — Economic base and military employer data
• Fort Eisenhower BAH Rates — Military housing allowance calculator
• Augusta Richmond County Short-Term Rental Regulations — STR licensing
• AirDNA Augusta Market Data — STR revenue projections

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Related Articles

• DSCR Loans in Georgia: State Overview
• DSCR Loans in Atlanta Metro
• DSCR Loans in Savannah
• DSCR Loans for Short-Term Rentals
• DSCR Loan BRRRR Strategy
• DSCR Loans for LLCs