Section 8 in Augusta, GA: Rent Limits and Housing Authorities
Augusta-Richmond County, GA-SC metro area. FY2027 Fair Market Rents, active voucher counts, the housing authorities that run the program here, and whether landlords can legally refuse a voucher. Every figure comes straight from HUD data.
Fair Market Rent by bedroom count
HUD rent benchmarks for FY2027, effective October 1, 2026. These are not adopted housing-authority payment standards or household subsidy amounts. The illustration shows 90% to 110% of FMR; ZIP-based schedules, approved exceptions and Moving to Work rules can differ.
| Bedrooms | FMR | Illustration: 90% to 110% of FMR |
|---|---|---|
| Efficiency (studio) | $997 | $897 to $1,097 |
| 1-bedroom | $1,202 | $1,082 to $1,322 |
| 2-bedroom | $1,329 | $1,196 to $1,462 |
| 3-bedroom | $1,672 | $1,505 to $1,839 |
| 4-bedroom | $2,035 | $1,832 to $2,239 |
The two-bedroom HUD benchmark for Augusta is $1,329. Multiplying by 90% and 110% gives $1,196 to $1,462, not an approval range. Gross rent includes the applicable allowance for tenant-paid utilities. Your agency must calculate assistance using its adopted standard, your household and the proposed unit.
What changed from FY2026 to FY2027 in Augusta
HUD's two-bedroom Fair Market Rent for the Augusta-Richmond County, GA-SC metro rose from $1,261 in FY2026 to $1,329 in FY2027, a change of +$68 a month (+5.4%). FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $939 | $997 | +$58 (+6.2%) |
| 1-bedroom | $1,114 | $1,202 | +$88 (+7.9%) |
| 2-bedroom | $1,261 | $1,329 | +$68 (+5.4%) |
| 3-bedroom | $1,627 | $1,672 | +$45 (+2.8%) |
| 4-bedroom | $1,984 | $2,035 | +$51 (+2.6%) |
The FMR is not what the voucher pays. Each housing authority sets its own payment standard. The basic range is 90% to 110% of the applicable FMR or SAFMR, with exceptions and Moving to Work policies that may differ. A HUD effective date is not a household rent-change notice. Confirm the adopted schedule and its application to your lease or reexamination with your agency.
Already renting with a voucher in Augusta? Under standard HCV rules, once the housing authority raises its payment standard, the higher amount must be used for your subsidy no later than the earliest of three dates: a rent increase that would raise your share, your next regular or interim reexamination, or one year after the increase took effect (24 CFR 982.505(c)(4)). Confirm any applicable Moving to Work policy with your agency.
Landlords: a higher FMR does not raise a contract rent by itself. You still request the increase from the housing authority, and the new rent has to pass its rent reasonableness review against comparable unassisted units.
Source: HUD Fair Market Rents, FY2026 and FY2027, huduser.gov.
Voucher demand in this metro
Aggregated from HUD Public Housing Authority data (FY2026). High utilization means most vouchers issued here are already placed in a unit, so landlords who accept vouchers fill vacancies from a deep, reliable applicant pool.
Housing authorities serving Augusta
6 PHAs administer vouchers in this metro. Apply with (or contact) the PHA that covers the specific address.
- Status unknown
Housing Authority of the City of Augusta
Augusta , GA · GA001 · 4,465 HCV units
7063123167 - Status unknown
Housing Authority of Aiken
Aiken , SC · SC007 · 1,059 HCV units
8036496673 - Status unknown
Housing Authority of the City of Waynesboro
Waynesboro , GA · GA086
7065542233 - Status unknown
Housing Authority of the City of Harlem
Harlem , GA · GA169
7065563025 - Status unknown
Housing Authority of the City of Lincolnton
Lincolnton , GA · GA211
7063593243 - Status unknown
Housing Authority of the City of Thomson
Thomson , GA · GA128
7065954878
Can a landlord refuse Section 8 in Augusta, GA?
In most of the state, yes. Georgia has no statewide source-of-income protection, so landlords in Augusta, GA can decline Section 8 applications unless a local ordinance says otherwise.
No statewide source-of-income protection for housing vouchers. PRRAC Appendix B (March 2026).
Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Counties in the Augusta metro
County pages show the local voucher count, the housing authorities that serve it, and ZIP-level rent limits where HUD publishes them.
Frequently asked questions
- How much does Section 8 pay for a 2-bedroom in Augusta?
- In the Augusta-Richmond County, GA-SC metro, the FY2027 two-bedroom Fair Market Rent is $1,329 per month. For illustration, 90% to 110% of that benchmark is roughly $1,196 to $1,462. This is not an adopted payment standard or subsidy quote. ZIP schedules, approved exceptions and Moving to Work rules may differ. Gross rent includes the applicable allowance for tenant-paid utilities.
- What are the FY2027 Fair Market Rents in Augusta?
- HUD's FY2027 Fair Market Rents for the Augusta-Richmond County, GA-SC metro, by bedroom size: studio $997, 1-bedroom $1,202, 2-bedroom $1,329, 3-bedroom $1,672, 4-bedroom $2,035. These are HUD benchmarks, not household subsidy amounts. Confirm whether your agency uses ZIP-based standards and which schedule applies to your unit.
- Did Section 8 rent limits change in Augusta for FY2027?
- The two-bedroom Fair Market Rent for the Augusta-Richmond County, GA-SC metro went from $1,261 in FY2026 to $1,329 in FY2027, an increase of $68 a month. FY2027 Fair Market Rents took effect on October 1, 2026. HUD's effective date does not automatically change a household's assistance. Ask your administering agency which adopted schedule and effective date apply to a new lease, move or reexamination.
- How do I apply for Section 8 in Augusta?
- Section 8 in Augusta is administered by Housing Authority of the City of Augusta, Housing Authority of Aiken, Housing Authority of the City of Waynesboro and other local housing authorities. Each agency has its own application process, waiting lists and preferences. You may apply to more than one agency when eligible lists are open; a listing inquiry is not a voucher application. If you already have a voucher, confirm the receiving agency and any portability requirements for the proposed address.
Find Section 8 apartments in Augusta
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.
Other Section 8 markets in GA
Rent limits from HUD FY2027 Fair Market Rent data. Investor running the numbers? The RentalCalcs voucher analyzer uses this same dataset.