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Housing market/South Carolina/ZIP 29860

ACS 2023 · FY2027 SAFMR

ZIP 29860 North Augusta, South Carolina

Augusta-Richmond County, GA-SC HUD Metro FMR Area · South Carolina. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
17,412
Households
6,897
Median HH income
$93,663
Renter share
10.1%
Median gross rent
$1,104
Vacancy
12.6%
Pop. change
+10.5%
2BR SAFMR
$1,410
SAFMR / rent
1.277×
2–49 unit stock
121
LIHTC proj / units
2 / 120
HUD assisted MF
—

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 29860 · SC — sent to you.

ZIP 29860 · SC

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ACS rent vs 2BR SAFMR

ZIP 29860 — North Augusta, SC HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,104
2BR SAFMR$1,410
90% floor$1,269
110% ceiling$1,551

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 29860

  • 1-unit detached6,16078.1%
  • 1-unit attached5276.7%
  • 2–4 units260.3%
  • 5–49 units951.2%
  • Mobile1,07913.7%
TypeUnitsShare
1-unit detached6,16078.1%
1-unit attached5276.7%
2 units (duplex)140.2%
3–4 units120.2%
5–9 units650.8%
10–19 units300.4%
20–49 units00.0%
50+ units00.0%
Mobile1,07913.7%

2–4 unit share 0.3% · 5–49 unit share 1.2% · combined 2–49 1.5%.

Units by bedrooms

Studio
47
1BR
55
2BR
1,370
3BR
4,076
4BR
1,728
5+
611

Rent burden

Rent ≥30% of income11.9%
Rent ≥50% of income2.4%
  • ACS median gross rent $1,104 (all bedrooms, occupied rentals).
  • Median contract rent $888.
  • Renters paying ≥30% of income 11.9%; ≥50% 2.4%.
  • FY2027 2BR SAFMR $1,410 (1.277× ACS median gross rent).

Population

17,412 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +10.5%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 2 projects, 120 units.
  • HUD project-based assisted MF: not published for this ZIP.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 143 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 29860 10.1% of occupied households are renters; vacancy is 12.6%; ACS median gross rent is $1,104; population increased +10.5% between the 2018 and 2023 ACS vintages; the housing stock includes 26 units in 2–4-unit structures and 95 units in 5–49-unit structures; 2 LIHTC projects totaling 120 units; FY2027 2BR SAFMR is $1,410 versus ACS median gross rent of $1,104. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

South Carolina research

ZIP 29860 is a Census / HUD profile for North Augusta, SC. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 29860 — North Augusta, SC HUD Section 8 Payment Standards / SAFMR·South Carolina ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
29164Augusta-Richmond County, GA-SC HUD Metro FMR Area22.8%$786$1,11029801Augusta-Richmond County, GA-SC HUD Metro FMR Area34.2%$1,070$1,30029802Augusta-Richmond County, GA-SC HUD Metro FMR Area——$1,25029803Augusta-Richmond County, GA-SC HUD Metro FMR Area17.7%$1,146$1,34029804Augusta-Richmond County, GA-SC HUD Metro FMR Area——$1,25029805Augusta-Richmond County, GA-SC HUD Metro FMR Area12.8%$806$1,00029809Augusta-Richmond County, GA-SC HUD Metro FMR Area23.2%$695$1,00029816Augusta-Richmond County, GA-SC HUD Metro FMR Area40.1%$783$1,18029822Augusta-Richmond County, GA-SC HUD Metro FMR Area——$1,25029828Augusta-Richmond County, GA-SC HUD Metro FMR Area46.9%$785$1,12029829Augusta-Richmond County, GA-SC HUD Metro FMR Area20.5%$1,073$1,22029831Augusta-Richmond County, GA-SC HUD Metro FMR Area17.3%$606$1,250

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is South Carolina research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 29860?

ZIP 29860 (Augusta-Richmond County, GA-SC HUD Metro FMR Area) has 17,412 residents, 6,897 households, a renter share of 10.1%, median household income of $93,663, and ACS 2023 median gross rent of $1,104. Vacancy is 12.6%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 29860?

ACS counts 14 units in 2-unit buildings, 12 in 3–4 unit buildings, 65 in 5–9, 30 in 10–19, and 0 in 20–49. Combined 2–49 unit stock is 121 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 29860?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,410. See the full schedule and 90–110% payment-standard band on the ZIP 29860 — North Augusta, SC HUD Section 8 Payment Standards / SAFMR.

Does this South Carolina ZIP profile include Georgia listings?

No. ZIP 29860 is Census / HUD research for Augusta-Richmond County, GA-SC HUD Metro FMR Area. Jeff Crowe CRE does not list South Carolina property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.