Augusta, Georgia Short-Term Rental Market
Augusta STRs averaged $347/night at 49.3% occupancy in April 2026, with Masters Tournament week driving the market's highest ADR of the year.
Quick Answer: Augusta, Georgia is an active short-term rental market. average occupancy is 58%. average monthly revenue is $2,569. average daily rate is $168. the top operator is Evolve with 54 listings. market score is 59/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Augusta is a mid-size STR market with approximately 4,240 active listings shaped by one unusually powerful annual demand spike: the Masters Tournament at Augusta National Golf Club each April. As of April 2026, the market averaged $346.71 per night with 49.3% occupancy, producing a RevPAR of $170.89 and average monthly revenue of $3,964. The April ADR is nearly 2.5 times the market’s September average of $124, reflecting Masters week premium pricing.
Year-over-year, April 2026 occupancy fell 5.7% and revenue declined 7.3% versus April 2025, while ADR rose 2.8%. The revenue decline in the most recent comparable period warrants attention for investors benchmarking on Masters-season returns.
Entire-place listings dominate at 3,762 units (approximately 89% of all listings), with 480 private rooms and just 2 shared rooms. The bedroom distribution is relatively even across smaller configurations: 3-bedroom properties lead at 1,113, followed by 1-bedroom (1,058), 2-bedroom (1,011), 4-bedroom (633), and 5-plus-bedroom (425). Airbnb is the primary channel with 2,601 exclusively Airbnb-listed properties; 1,372 cross-list on both platforms; and 271 are VRBO-only.
Augusta’s overall market score is 59 out of 100, with investability scoring an unusually high 93.56 (reflecting low entry costs relative to revenue potential), seasonality at 85, regulation at 61, and revenue growth at 43.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 52% | $129 | $1,883 |
| Feb | 63% | $135 | $2,023 |
| Mar | 65% | $146 | $2,363 |
| Apr | 49% | $304 | $3,393 |
| May | 49% | $164 | $2,454 |
| Jun | 62% | $141 | $2,276 |
| Jul | 62% | $135 | $2,303 |
| Aug | 56% | $130 | $2,054 |
| Sep | 59% | $124 | $1,798 |
| Oct | 55% | $129 | $2,022 |
| Nov | 57% | $130 | $1,909 |
| Dec | 53% | $143 | $2,143 |
Top Short-Term Rental Operators in Augusta
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 54 | 1,050 | ★ 4.58 |
| 2 | Garden City Hosts | 40 | 709 | ★ 4.91 |
| 3 | Aiken Vacation Rentals | 34 | 1,595 | ★ 4.98 |
| 4 | Evans Real Estate Group | 34 | 1,596 | ★ 4.86 |
| 5 | Optiv | 24 | 2,889 | ★ 4.87 |
What Kind of STR Should I Buy in Augusta?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,058 |
| 2 bed | 1,011 |
| 3 bed | 1,113 |
| 4 bed | 633 |
| 5 bed | 425 |
ADR by Property Tier
| Entire Home | $182 |
| Luxury | $573 |
| Professionally Managed | $193 |
Revenue by Dwelling Type
| Apartment | $1,678 |
| Entire Place | $2,716 |
| House | $2,884 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 61.3% |
| vrbo | 6.4% |
| both | 32.3% |
Investment Analysis
Augusta’s investment case is defined by two contrasting data points: low entry costs and event-driven revenue concentration. The typical home value is $177,114, one of the lowest among markets covered, while the median sale price is $187,283. The sale-to-list ratio of 0.914 means properties are selling below asking price, and median days to pending is 35 — conditions favorable to buyers.
Using the 2025 annual average monthly revenue of $2,780 (a more representative baseline than the Masters-boosted April figure), the annualized gross revenue of approximately $33,360 against a typical home value of $177,114 produces a gross yield of roughly 18.8%. This is among the higher gross yields in the Southeast and reflects Augusta’s low acquisition cost relative to STR revenue. Net yield after management fees, taxes, and maintenance will be materially lower.
ADR tiers show a wide spread. The all-listings ADR for April is $346.71, but entire-home listings average $382.14 and luxury-tier properties reach $1,143.69. Professionally managed properties average $281.24, below the all-listings ADR — an unusual inversion that likely reflects the mix of PM-managed properties skewing toward longer-stay, non-Masters-season bookings.
Revenue growth has been solid over the long term: annual average monthly revenue rose from $1,294 in 2017 to $2,780 in 2025. The decline in April 2026 YoY metrics (-7.3% revenue) is worth monitoring but does not yet indicate a structural trend reversal. Augusta’s investability score of 93.56 is one of the highest in the dataset, reflecting the combination of low entry price and demonstrated revenue potential.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Augusta has the longest average booking lead time in this batch of markets at 90.3 days, nearly three times the national norm for STR bookings. The average length of stay is 4.86 nights.
The 90-day lead time is almost entirely explained by Masters Tournament demand. Golf fans and tournament attendees book Augusta accommodations months in advance, often immediately after the prior year’s Masters concludes. Operators with large properties or premium locations should open their April pricing calendar at least 6-9 months in advance and consider minimum stay requirements during Masters week (many operators set 5-7 night minimums).
Outside of Masters season, the lead time drops considerably toward typical STR booking windows of 2-4 weeks. The blended 90-day average is a reminder that annual lead time figures in Augusta are not representative of the off-season booking pattern.
A 4.86-night average stay reflects the Masters week contribution (typically 5-7 night minimums set by operators) blended with shorter off-season stays. Operators should set different minimum-stay rules by calendar period: longer minimums during peak event weeks, and 2-night minimums during the slower summer and fall periods to maximize occupancy.
Short-Term Rental Regulations
Augusta-Richmond County does not have a standalone STR ordinance and does not require an STR-specific permit or registration as of mid-2026. This is one of the more permissive regulatory environments among Georgia markets.
All businesses operating in Augusta, including STR operators, must obtain an annual Business Tax Certificate (Occupational Tax) from the License and Inspections Department, classified under the Hotel/Motel business category. The administrative fee is approximately $80, though operators should confirm the current amount directly with the department. An additional variable occupational tax based on gross revenue also applies.
Zoning compliance is a separate requirement. STRs are classified as Tourist Houses under Augusta-Richmond County zoning code Section 26-1 (private dwellings renting for less than 120 consecutive days). They are permitted in many residential and commercial zones but may require a Special Exception permit in some residential zones. Industrial-zoned parcels do not permit STRs. Operators should verify specific parcel zoning with the Planning and Development Department before listing.
Tax obligations include a 6% local hotel-motel excise tax. Note: Georgia HB 498, signed May 13, 2025, authorizes Augusta-Richmond County to raise the rate up to 8%, but no local ordinance implementing the higher rate has been confirmed as of mid-2026. Operators should verify the current operative rate with the Augusta-Richmond County Finance Department or their booking platform. Enforcement severity is rated minimal.
Safety requirements include smoke and CO detectors, a fire extinguisher, and marked emergency exits. No owner-occupancy or primary residence requirement applies.
Market Comparison
Augusta’s $346.71 April ADR is approximately 58% above the national STR median of roughly $220, reflecting the Masters Tournament premium. The 49.3% April occupancy is below the US median of approximately 55%, which may seem counterintuitive but reflects the short, concentrated nature of peak demand rather than sustained high occupancy across the full month.
Compared to the Atlanta market (58.2% occupancy, $171.81 ADR), Augusta operates at a lower volume but higher per-night rate. The typical home value in Augusta ($177,114) is less than half of Atlanta’s ($387,752), making Augusta a lower-barrier entry point for investors relative to its revenue potential.
Among professional operators, Evolve leads with 54 listings and 1,050 reviews at a 4.58 average rating. Garden City Hosts manages 40 properties with 709 reviews and a 4.91 rating. Aiken Vacation Rentals operates 34 listings with 1,595 reviews and a 4.98 rating, the highest quality score among the top operators. Together, these three operators account for approximately 128 listings, or about 3% of total market supply — a slightly higher professional concentration than Atlanta but still predominantly individual-operator driven.
Frequently Asked Questions About Augusta, Georgia
How does the Masters Tournament affect Augusta Airbnb rates?
What is the average daily rate for Airbnb rentals in Augusta outside of Masters week?
Does Augusta require a permit for short-term rentals?
What is the gross investment yield for an STR in Augusta?
What taxes does an Augusta short-term rental host owe?
When is the weakest period for Augusta Airbnb rentals?
How far in advance do Augusta guests book?
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