Augusta-Richmond County, GA-SC · South Carolina
Aiken County
171,949 residents1,786 permits TTM$67,940 median HHI17 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$199,500
ACS 5-Year
Cap rate proxy
7.6%
FMR × 0.65 ÷ Home Value
Rent-to-income
18.2%
HUD FMR ÷ ACS HHI
Net migration
+1.49%
IRS SOI
Permits (TTM)
1,786
Census BPS
Climate risk
84.2
FEMA NRI (0–100)
ZIP code breakdown17 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 29851 | $108,446 | $1,250 | 13.8% | 11.4% | 17.5% |
| 29831 | $124,967 | $1,180 | 11.3% | 9.9% | 12.6% |
| 29105 | $128,084 | $1,110 | 10.4% | 9.7% | 7.1% |
| 29137 | $109,750 | $970 | 10.6% | 11.3% | -6.3% |
| 29828 | $199,500county est. | $1,240 | 7.5% | 6.2% | 16.9% |
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Demographics
Owner-occupied
76.7%
Census ACS
Vacancy rate
12.8%
Census ACS
Bachelor's degree +
31.1%
Census ACS
Rent burdened
43.3%
Census ACS (>30% income)
Median age
41.6
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026