1st Advantage MortgageFor Augusta, ME rentals, the DSCR test compares rent to the full payment. The Census medians that frame it are $919 rent, $201,000 value and $2,465 in yearly taxes.
Market snapshot for Augusta
Start with the two numbers every DSCR file turns on. Rent in Augusta runs a median $919 a month (about 19% below the Maine median of $1,139), and the median owner-occupied home is worth $201,000. The gross rent-to-value ratio for Augusta works out to 5.5% (twelve months of median rent divided by median value), a thin gross ratio, which tells you purchase prices are high relative to rent. The figure combines all rental types with all owner-occupied homes, so it is a screening number and not an appraisal.
| Indicator | Maine | Augusta | Difference |
|---|---|---|---|
| Share in 2-4 unit buildings | 10.1% | 17.7% | +75% |
| Share of homes detached | 70.0% | 50.9% | -27% |
| Long commuters, 45 min plus | 14.5% | 10.7% | -26% |
| Degree holders, age 25+ | 36.2% | 28.9% | -20% |
| Workers on their own account | 13.0% | 7.3% | -43% |
| Renters paying 30%+ of income | 48.4% | 49.2% | +2% |
| Units sitting vacant | 20.6% | 7.0% | -66% |
| Typical construction year | 1977 | 1965 | |
| Annual rent divided by value | 4.6% | 5.5% | +19% |
| Households that rent | 25.7% | 46.2% | +79% |
| Tax as a share of home value | 1.02% | 1.23% | +20% |
| Annual property tax bill, median | $3,036 | $2,465 | -19% |
| Household income, median | $74,733 | $47,979 | -36% |
| Typical owner-occupied value | $296,600 | $201,000 | -32% |
| Residents (Census estimate) | 1,387,817 | 19,077 |
About 46.2% of occupied homes in Augusta are renter-occupied, well above the Maine median of 26%, a balanced mix of owners and tenants. Incomes matter for rent growth: the median household earns $47,979, well below the Maine median of $74,733, and 49% of renters are already cost-burdened at 30 percent of income or more.
Housing mix and age in Augusta
Apartments and small buildings carry real weight in Augusta, about 43% of units, with duplexes through fourplexes at 18%. The median structure went up in 1965, so request ages for the roof, HVAC and water heater on any rental you consider.
Roughly 7% of units in Augusta sit vacant, and the share of rentals available for rent is 0.0% at the survey's snapshot.
What stands out in Augusta
Augusta's 5.5% rent-to-value ratio is on the lean side, so expect lenders to ask for more cash down on a typical single-family purchase and to scrutinize insurance and tax estimates closely. With a 1965 median build year, the question for each property is when the roof and HVAC were last replaced. A 46% renter share is large enough to keep units leased, so location relative to jobs and schools drives rent more than the market as a whole.
Taxes, insurance and hazards in Augusta
Property taxes in Augusta run a median $2,465 a year for owners, about 19% below the Maine median of $3,036. As a share of median value, that is about 1.23%. In rent terms, the tax bill equals roughly 22% of twelve months of median rent.
County-level hazard data from FEMA (National Risk Index 1.20) shows Kennebec County with relatively low overall risk and winter weather (very high), ice storms (very high) and lightning (relatively high) at the top of the list.
| Hazard in Kennebec County, FEMA index | Level |
|---|---|
| Hurricanes exposure | Relatively Moderate |
| Lightning exposure | Relatively High |
| Ice storms exposure | Very High |
| Winter weather exposure | Very High |
| Social vulnerability score | Relatively Low |
| Annualized loss estimate | Relatively Low |
| Composite risk | Relatively Low |
Standard landlord policies usually exclude flood, and coastal ones can add a separate wind deductible, so ask the agent for Augusta exclusions before trusting a premium estimate.
A worked DSCR test for Augusta
At the city medians a DSCR file in Augusta has $714 a month after taxes to cover principal, interest, insurance and dues if the ratio is 1.00, or $530 if the ratio is 1.25. Those two numbers show why insurance quotes and tax estimates come first.
What ME law and Augusta require of landlords
We have not confirmed a city-specific rental registration or nightly-stay permit program for Augusta, so check with the city and with Kennebec County before you buy, and look at any HOA or condominium rules that can be stricter than the city's. On lodging taxes, a Augusta host should read this first. Maine applies its sales tax to rentals of living quarters, including short-term vacation rentals, and a single unit rented fewer than 15 days in a calendar year is generally exempt unless a professional manager collects the rent.
A Augusta landlord must handle the deposit within 30 days after move-out under Maine law. As to caps on rent in Augusta: No statewide cap on the amount of rent; state law regulates notice and bars increases while the unit is uninhabitable.
Comparing Augusta with surrounding markets
Set Augusta ($201,000 median value) beside its neighbors: Waterville comes in lowest at $184,600, and Brunswick tops the group at $376,300.
| Market | Renter share | Tax bill | Home value | Residents | Rent |
|---|---|---|---|---|---|
| Brunswick | 29% | $4,756 | $376,300 | 22,336 | $1,469 |
| Auburn | 41% | $3,687 | $282,000 | 24,602 | $1,041 |
| Lewiston | 49% | $2,899 | $235,100 | 38,324 | $986 |
| Waterville | 51% | $2,755 | $184,600 | 17,077 | $978 |
| Augusta | 46% | $2,465 | $201,000 | 19,077 | $919 |
What fills Augusta rentals
Self-employment accounts for 7.3% of Augusta's workforce, so many local investors earn income that a standard payroll-based mortgage underwrites poorly. Other workforce markers: government workers are about 27% of employment, 29% of adults hold a bachelor's degree or higher and 11% of commuters travel 45 minutes or more.
University of Maine at Augusta and University of Maine System are the named colleges for the Augusta area, a source of steady tenants but also of a lease cycle that follows the academic calendar. On the logistics side, interstate access via I-95 and air service through Augusta State Airport are noted for Augusta.
Next steps for a Augusta purchase
Gather the lease or rent estimate, the tax estimate and an insurance quote for the Augusta address, check them in the calculator, and begin your application or get a quote first.
More Maine markets
- All Maine DSCR loans
- DSCR loans in Waterville, ME
- DSCR loans in Lewiston, ME
- DSCR loans in Auburn, ME
- DSCR loans in Brunswick, ME
- Every market we cover
Where we checked
- Augusta on Wikipedia
- Augusta landlords: see 14 M.R.S. §§ 6032, 6033, 6034, 6038, 6022-A
- For nightly stays in Augusta: Maine Revenue Services, rental of living quarters
- Census Bureau ACS 5-year 2020 to 2024 tables
- Federal hazard index, ME
We took the Augusta data from Census ACS five-year tables for 2020 to 2024, estimates with margins of error. Deposit and notice summaries come from RedFlagLease (CC BY 4.0) and the linked Maine sections. Reviewed in October 2026, with no promise that rules have stayed put.
Before you make an offer
Before you commit on a Augusta deal, confirm the rent with the lease or a market estimate, price the insurance for the exact address, and check how the taxes may change after the sale, so the ratio you run matches the one the lender calculates.
DSCR loan availability varies by property and lender program and is not an offer to lend. See our disclosures.
Frequently asked questions
What rent do DSCR lenders use for a Augusta rental?
A signed lease or the appraiser's rent schedule supplies the rent, depending on the program, and $919 is the Census median for Augusta renters, only a benchmark.
How is the DSCR figure built for a Augusta property?
The denominator is the whole housing payment. Using Augusta's median rent of $919, a ratio of 1.25 allows $735, and a ratio of 1.00 allows all $919.
What does Kennebec County charge in property tax, in practice?
Typical owners pay $2,465, or 1.23% of home value, with Maine overall at 1.02%. Do not assume the seller's bill carries over to you.
What about VRBO or Airbnb income on a Augusta purchase?
Where lender guidelines allow it, yes, with platform history or a market projection. First confirm that Augusta and any HOA permit stays under 30 days, and that you can register for Maine lodging tax.
What does Maine law say about deposits at a Augusta rental?
Start with 14 M.R.S. §§ 6032, 6033, 6034, 6038, 6022-A. Return window: 30 days. Talk to a Maine attorney for a lease form that matches.
Is flood or storm risk a concern for a Augusta rental?
The county scores relatively low overall in FEMA's index, with winter weather leading. Parcel-level flood maps and a real insurance quote give the answer that counts.
Can I close a Augusta DSCR loan in an LLC?
An individual can borrow too. If you prefer an entity for the Augusta purchase, expect to provide formation documents and sign a personal guaranty.