North Augusta is a 25,653-person city (interval of 359) that straddles Edgefield County and Aiken County and ranks 23rd among South Carolina’s 268 incorporated places in the latest five-year ACS. HUD and FHFA group North Augusta with the Augusta-Richmond County metropolitan area that crosses the Georgia-South Carolina line. Owners in North Augusta typically estimate their homes at $233,600 (interval of $9,123), about 15 percent above the Edgefield County midpoint and about 10 percent below South Carolina at $259,000. Household pay usually reaches $86,092 (interval of $8,579), about 24 percent ahead of South Carolina’s $69,324 reading and higher than about 87 percent of South Carolina communities publishing a pay figure. Dividing value by pay produces about 2.7 years, close to Edgefield County’s 2.8-year pairing and well below South Carolina’s 3.7-year pairing, because city pay sits well above the statewide midpoint while house values sit below it.
This company does not keep a North Augusta lobby. Quotes originate in Charlotte, roughly 134 miles northeast of the river crossing. Reception will direct you to suite 1933 at 128 South Tryon Street after you mention a North Augusta file. Company NMLS 2468711 authorizes the South Carolina work on those files. An in-person Charlotte appointment is available on request.
A city that sits in both Edgefield County and Aiken County
Residents in North Augusta have a midpoint age of 42.3 years (interval 2.3). South Carolina’s midpoint is 40.2 and the U.S. midpoint is 38.9, so the city reads a bit older than both. The under-18 share is 20.7 percent and the 65-or-older share is 18.7 percent, each close to the statewide mix (21.4 percent and 18.9 percent). America by Place ranks that age older than about 72 percent of South Carolina places publishing a midpoint age. Poverty is unusually low: only 6.6 percent of North Augusta residents with a reported poverty status fall under the federal poverty threshold (interval 1.6 points), far under South Carolina’s 14.1 percent and among the lower readings in the state (higher than just 11 percent of South Carolina places).
Adults 25 and older in North Augusta complete high school at 93.5 percent (interval 6.1 points). A four-year diploma or more is held by 36.7 percent (interval 3.5 points), above South Carolina’s 32.1 percent college-completion reading and ahead of roughly 81 percent of South Carolina places that publish that share. About 3.6 percent of North Augusta residents were born outside the United States (interval 1.3 points), a reading America by Place flags as lower reliability. Remote work is reported at 11.2 percent (interval 2.7 points), similar to South Carolina’s 11.5 percent share. Empty units make up 12.4 percent of housing (interval 2.9 points), close to South Carolina’s 13.3 percent vacant share. About 8.5 percent of North Augusta adults have military service, close to South Carolina at 8.3 percent; a VA comparison is available whenever service history supports one.
$86,092 pay beside homes that run 10 percent below the state
North Augusta counts 11,168 occupied households, 7,877 of them owners and 3,291 renters. Ownership stands at 70.5 percent (interval 4.5 points), nearly matching South Carolina at 71.9 percent while trailing Edgefield County at 80.1 percent, so the rest of Edgefield County still owns more often than the city even though city prices run about 15 percent above the county midpoint. About 63.3 percent of North Augusta owner-homes still have an active purchase loan, above the statewide mortgaged share of 57.1 percent. Typical owner arrival is around 2011, and typical renter arrival is around 2018. Yearly owner-tax bills inside North Augusta average about $1,249, almost matching South Carolina at $1,251 and well above Edgefield County at $875, a gap that tracks the city’s higher values and the tax treatment of addresses that sit closer to the river.
Monthly gross rent in North Augusta is typically $1,169 (interval $63), almost matching South Carolina rent of $1,180 and far above Edgefield County rent of $720. A comparatively light 38.3 percent of North Augusta renters send 30 percent of pay or more toward rent, well under the statewide rent-burdened share of 52.1 percent. The rent-to-income split is 31.1 percent below 20 percent, 30.6 percent from 20 to 29.9 percent, and 23.3 percent at half of pay or higher. Twelve months of that typical rent equals about 16.3 percent of typical household pay, lower than South Carolina’s 20.4 percent pairing, which is one reason the burden reading stays comparatively light even though city rent far exceeds the Edgefield County midpoint.
A 1988 construction midpoint and a 9.4 percent attached slice
The 12,745 units inside North Augusta break down this way: 8,683 detached houses (68.1 percent); 1,194 attached houses (9.4 percent), a thicker townhouse share than a lot of South Carolina places of comparable population; 353 duplexes (2.8 percent); 705 homes in 3-to-4-unit buildings (5.5 percent); 689 homes inside 5-9-unit buildings (5.4 percent); 293 homes inside 10-19-unit buildings (2.3 percent); 310 homes inside 20-49-unit buildings (2.4 percent); 168 homes inside buildings that contain 50 dwellings or more (1.3 percent); and 325 manufactured homes (2.6 percent).
Structures of five units or more hold 11.5 percent of North Augusta housing; structures of ten units or more hold 6.0 percent. A buyer looking at a condo or apartment-style North Augusta building should expect association paperwork and, if the financing is an FHA or similar government-backed note, a project-eligibility check. Most North Augusta housing was built around 1988, a bit earlier than statewide housing (1992). That 1988 midpoint, together with the 9.4 percent attached share, describes a river city whose housing mix includes more townhouse stock than the rest of Edgefield County typically shows.
Why a $315,000 HUD area-price reading keeps FHA at $541,287
Printed 2026 caps for North Augusta begin with Edgefield County, and those printed numbers apply on every North Augusta street. Single-house FHA financing in North Augusta is capped at $541,287, and a conventional loan stays conforming through $832,750. HUD’s $315,000 estimate for Augusta-metro prices left the FHA ceiling on the nationwide floor. Lots on the Aiken County side of town inherit Aiken County’s printed caps, and those match the caps used through most of South Carolina. North Augusta’s $233,600 ACS midpoint, and $242,723 at the high end of the survey range, both remain far under the $541,287 FHA ceiling. Eligible veterans can request a side-by-side VA quote as well. See the FHA explainer for how monthly FHA charges are calculated.
On a four-unit North Augusta building, conventional financing remains conforming through $1,601,750 and FHA lending can extend to $1,041,125. If a file needs additional cash at closing, we look up the county that holds the lot (Edgefield or Aiken) on the current published limit table instead of recycling last year’s numbers. A wider tour of state programs is on our South Carolina overview. Investors weighing a North Augusta rental can open the DSCR page first.
Aiken thirteen miles toward the east
Aiken lies about thirteen miles east, with 32,521 residents, an owner-home midpoint of $286,800 and household pay of $76,746. Forty-eight miles out, Greenwood’s 22,536 residents show a $136,300 owner-home midpoint next to $41,150 in pay. Lexington, about fifty-three miles, counts 24,585 people, a $297,700 owner-home midpoint and $87,126 in pay. At about fifty-six miles, Newberry lists 10,790 residents, a $142,400 owner-home midpoint and $51,260 in pay. West Columbia (about fifty-nine miles) has 17,963 residents around a $201,700 owner-home midpoint and $56,912 in pay. Irmo, also about fifty-nine miles, counts 11,813 residents, a $203,400 owner-home midpoint and $80,489 in pay. Cayce, about sixty miles, has 13,741 residents around a $166,800 owner-home midpoint and $62,045 in pay. Orangeburg sits about sixty-three miles away, with 13,253 residents, a $163,500 owner-home midpoint and $38,635 in pay. The nearby value range runs from Greenwood’s $136,300 up to Lexington’s $297,700. North Augusta’s own $233,600 reading sits toward the middle of that span, below Aiken and Lexington and well above Greenwood, Newberry, Cayce and Orangeburg.
Elsewhere in Edgefield County, the town of Edgefield, home to 4,010 people, has owner-homes around $122,500 beside pay around $39,688; ownership there is 50.5 percent. Johnston, home to 2,132 people, has owner-homes around $106,600 beside pay around $34,412; ownership there is 63.1 percent. Trenton, home to 258 people, has owner-homes around $169,600 beside pay around $57,083; ownership there is 76.1 percent. Those county towns own at different rates than North Augusta’s 70.5 percent city reading, and their owner-home midpoints sit below the city’s $233,600 mark.
69 pending Edgefield County contracts and a $173 square-foot ask
Edgefield County listings stand in for North Augusta because no city-only tape is released. Sellers were asking $346,423 at the midpoint last September, 8.4 percent higher than twelve months earlier. The file listed 130 homes, 27.4 percent thinner than the prior year. The usual wait from listing to a signed contract was about 77 days, 26.8 percent shorter than the prior September, and 19.5 percent of advertised homes already showed a seller cut. Pending contracts numbered 69, down 2.1 percent from a year earlier. Thirty-six fresh listings arrived, 5.3 percent fewer than twelve months earlier. The typical ask per square foot was $173, 5.5 percent higher than twelve months earlier. The $346,423 county ask sits above North Augusta’s $233,600 ACS owner-home value; the county sheet folds in higher-priced rural Edgefield roads along with the thinner inventory that last September’s count recorded.
Edgefield County’s September jobless rate printed at 3.2 percent on the BLS series that does not apply a seasonal adjustment. Underwriters still rely on documented wages and tax returns rather than that county rate.
Owner taxes near $1,249 inside a lower-tax county
Occupied-home classification is not automatic on a North Augusta purchase. After moving in, submit occupied-home paperwork to whichever assessor holds the parcel, Edgefield County or Aiken County. That paperwork is how a primary residence is distinguished from a second home or a rental for assessment. Statewide exemption notes appear on the revenue department’s published exemption list; each county assessor sets its own deadline.
Check FEMA’s flood map whenever the lot sits near the Savannah River or a smaller drainage channel, and do so before submitting a bid on the house. Buyers in North Augusta choose the local attorney who conducts their closing. Deposit size and inspection length are spelled out in the purchase agreement. Typical closing-statement categories for both Carolinas appear in our closing-cost overview.
See also: Edgefield County, Aiken County, Aiken, Greenwood, Lexington and South Carolina.
Remarks borrowers leave after a North Augusta or Augusta-metro loan
Reviewers’ original wording is preserved. A few name North Augusta, Aiken or a nearby river-adjacent community.
Records that support the North Augusta figures
North Augusta population, housing and nearby-town comparisons are drawn from ACS 2020-2024 releases on Census Reporter and America by Place. Realtor.com is the source for Edgefield County’s September listing counts, including the $173 square-foot ask, 69 pending contracts and 36 new listings. Conventional ceilings come from FHFA, and FHA ceilings come from HUD, which, after estimating Augusta-metro prices at $315,000, held the one-house FHA cap at the nationwide floor of $541,287. Edgefield County’s 3.2 percent September jobless reading is from the Bureau of Labor Statistics and carries no seasonal adjustment.
How we price a North Augusta payment on one address
Pricing a North Augusta payment means adding the principal-and-interest piece to that lot’s millage (which can differ if the lot sits in Edgefield County versus Aiken County), insurance sized for housing often built around 1988, flood coverage if the parcel sits in a mapped hazard zone, plus any HOA dues. The $1,249 ACS tax midpoint is an area-wide reading, not the amount due on a particular street.
After closing on a North Augusta residence, drop off occupied-home forms with the assessor for the county of record. We use that reply when sizing the tax escrow.
Accessing equity after a North Augusta settlement
Once a North Augusta buyer has closed and later wants to pull cash from the same house, the HELOC page lays out the first options. Putting that line toward another purchase is covered on the bridge HELOC page. Earlier sections of this article are about buying a house, not pulling cash out.
