Augusta's rental demand is anchored by Fort Gordon, the Medical District and a growing cyber workforce. Individual homes are moderately priced, so jumbo loans here usually finance a portfolio of rentals or a larger home in Columbia County.
In short: LendingStreet offers jumbo DSCR loans of about $1.5M to $5M+ in the Augusta metro, qualified on rent with no W-2s or tax returns. In Richmond and Columbia counties, those balances usually come from refinancing many rentals together, a 5 to 8 unit building, or a high-end home in Evans or on the river. Georgia's intangible recording tax on the loan is a closing cost to budget early.
Military and medical tenants drive much of the market. Fort Gordon (named Fort Gordon from 2023 to 2025) is home to the Army Cyber Center of Excellence, and the Medical District near downtown includes Wellstar MCG Health and the Augusta VA. Grovetown, Martinez and Evans in Columbia County have newer subdivisions that lease well to these households.
In Augusta proper, Summerville (the Hill), West Augusta and the area around Augusta National have older and larger homes. North Augusta, across the Savannah River in South Carolina, is part of the metro but follows South Carolina rules.
| Jumbo route | Locations | Key check |
|---|---|---|
| Portfolio of single-family rentals | Grovetown, Martinez, Hephzibah, South Augusta | Combined rent roll and HOA leasing rules |
| Larger custom home | Evans, West Lake, River Island, Summerville | Comparable long-term leases |
| 5 to 8 unit building | Near the Medical District and downtown | Unit condition and parking |
A jumbo DSCR loan is a debt service coverage ratio loan with a larger balance, roughly $1.5M to $5M+ at LendingStreet. It covers purchases, rate-and-term refinances and cash-out refinances on 1 to 8 unit rentals held for investment.
Qualification rests on the property's rent compared with the full monthly payment, not on W-2s or tax returns. The standard minimum DSCR is 1.0x, the minimum credit score is 620, LLC borrowers are standard and 30-year terms are available. Purchases go up to 80% LTV and cash-out up to 75% LTV, but on bigger balances the maximum is often lower and varies by program.
Georgia assesses property at 40% of fair market value (a 40% assessment ratio), and local millage is applied to that figure. Homestead exemptions only apply to a primary residence, so an investor's bill can be higher than the seller's. Richmond and Columbia counties have different millage, and that matters across a portfolio.
Georgia charges a state transfer tax of $1 per $1,000 of value on the deed and an intangible recording tax of $1.50 per $500 on long-term loans. On a $1.5M loan, the intangible tax alone is several thousand dollars, so include it in your closing budget.
This example is illustrative and not a quote. Run the numbers on a portfolio refinance. An investor owns 14 single-family rentals in Grovetown, Martinez and South Augusta, valued at $2,450,000 in total. Monthly rent is $23,800. The budget carries $2,700 a month for taxes and $1,650 for insurance, plus $150 in HOA dues.
A 75% LTV loan of $1,838,000 has estimated principal and interest of about $12,695; with taxes and insurance the payment is about $17,195, so DSCR is about 1.38x. Dropping to 65% LTV, or $1,592,000, brings estimated principal and interest to about $10,996, the payment to about $15,496 and DSCR to about 1.54x.
A blanket loan pulls the 14 homes into one closing and one payment, qualified on combined cash flow. Release provisions let you sell individual homes later; terms vary by program.
| Item | 75% LTV | 65% LTV |
|---|---|---|
| Loan amount | $1,838,000 | $1,592,000 |
| Estimated principal and interest | $12,695 | $10,996 |
| Property taxes | $2,700 | $2,700 |
| Insurance and HOA | $1,800 | $1,800 |
| Total monthly payment | $17,195 | $15,496 |
| Monthly rent | $23,800 | $23,800 |
| DSCR | About 1.38x | About 1.54x |
Augusta sees severe thunderstorms, occasional tornadoes and tropical storm remnants; Hurricane Helene caused major wind damage across the area in 2024. Insurers price roof age and tree exposure, and many older homes have large trees close to the house.
Many tenants are service members who may end leases early under the Servicemembers Civil Relief Act when they receive orders. Underwriting uses the lease or market rent, but plan for turnover.
The Masters Tournament each April creates short, high-priced rentals near Augusta National. That income is seasonal and irregular, so most lenders, including us, underwrite on long-term rent. Check city and county rules before renting for short stays.
A single Augusta rental worth $1.5M is rare. Jumbo here usually means a portfolio or a 5 to 8 unit building, sometimes a large Columbia County home.
A bigger loan means a closer look. Plan on more months of reserves, a careful appraisal review and, on some programs, a second appraisal. High-end homes and larger buildings often have few true comparables, which makes signed leases and a solid rent schedule more valuable.
When the numbers land just under 1.0x, lowering the loan amount is usually the simplest fix; sub-1.0 programs are another option.
Refinancing is common at this size. Cash-out tops out at 75% LTV and is often lower on large loans, rate-and-term can reach 80% on some programs, and seasoning requirements for cash-out vary by program.
A clean file moves faster. Start with these items.
Our investor loans are business-purpose loans on non-owner-occupied property. See our Georgia jumbo DSCR page for statewide detail.
Tell us the property, the rent and the loan amount you have in mind. We will check the DSCR at more than one loan size using local tax and insurance figures, then lay out the options. Use the form below to get a quote, or call (877) 298-1001.
Generally no. It is a single week of irregular income. Loans are underwritten on long-term rent or an eligible short-term rental projection where local rules allow.
Our jumbo DSCR loans run from about $1.5M to $5M+. DSCR programs have no stated maximum, but larger balances are reviewed case by case and usually carry lower maximum LTV and higher reserves.
A tax on long-term loans recorded in Georgia, $1.50 per $500 of loan amount. Budget for it in closing costs.
No. The loan is qualified on the rental's cash flow, not your W-2s or tax returns. Credit (620 minimum), reserves and the source of your down payment are still reviewed.
On some programs, yes. Properties in more than one state can be combined under one blanket loan, and each state's rules apply.
Yes, LLC ownership is standard on DSCR loans. Have the entity documents ready, and plan to sign for the loan personally.
No. Our investor loans are business-purpose loans on non-owner-occupied property held as rentals.
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