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Augusta County, VA

Rent vs Own in Augusta County, Virginia

HUD prices a 2-bedroom in Augusta County at $1,261/mo while the ownership stack lands near $1,758/mo. That mid-sized gap is large enough that rate or down-payment tweaks usually cannot close it alone. Owner-occupied homes: 24,924.

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Renting is cheaper in Augusta County

A 2-bedroom rental here runs $1,261/mo, meaningfully below the $1,758/mo ownership stack on the default assumptions. That is a $497/mo difference.

Based on 20% down, 6.5% rate, 30-year mortgage. Adjust below.

What This Data Tells Us About Renting vs Owning in Augusta County

Primary driver

Renting wins by a mid-sized monthly gap

Augusta County lists a $306,100 median home with $1,446/yr property tax (0.47%). HUD's $1,261/mo 2-bedroom rent undercuts the ~$1,758/mo ownership stack by a mid-range margin of about $497/mo. Closing that gap usually takes more than a cosmetic rate tweak, price, tax load, or both.

Decision signal 2

Price and income sit in the middle band

Median household income is $82,049, for a 3.7x home-price-to-income ratio in the middle of the national distribution; property tax takes 1.8% of that income. Small changes in down payment or rate move this county across the rent-vs-own line more than they would in a high-ratio market.

Decision signal 3

The county sits near the state middle

Using the assumptions above, Augusta County ranks 92 of 133 Virginia counties for buy-vs-rent value (rank 1 = the best relative deal for buying). It sits ahead of 41 other Virginia counties on this measure.

Decision signal 4

HUD moved the rent benchmark down

HUD cut its 2-bedroom Fair Market Rent for Augusta County from $1,282/mo in FY2025 to $1,261/mo in FY2026: it decreased by $21/mo (-1.6%). A falling benchmark narrows the case for buying here, and it usually reflects HUD re-estimating the local market rather than existing rents being cut.

Methodology & disclaimer

This calculator is for informational purposes only and is not tax, legal, or financial advice. Property tax figures come from the U.S. Census Bureau ACS 5-Year Estimates and rent figures come from HUD Fair Market Rents; both describe area medians, not individual transactions. Insurance is estimated at 0.35% of home value annually and closing costs, maintenance, HOA, and PMI are not included. Consult a licensed mortgage, tax, or real-estate professional before making a buy-or-rent decision based on these numbers.

Monthly Cost Breakdown

Estimated Monthly Ownership
$1,758
Mortgage (P&I) $1,548
Property Tax $121
Insurance (est.) $89
Monthly Rent (2-BR FMR)
$1,261
Studio$1,088
1-Bedroom$1,095
2-Bedroom$1,261
3-Bedroom$1,734
4-Bedroom$1,941

Adjust Your Scenario

Affordability Context

Median Household Income
$82,049
$6,837/mo
Home Price / Income
3.7x
Moderate (3-5x)
Tax-to-Income Ratio
1.8%
National benchmark: 2-4%

Who actually pays it here

Most Augusta County households that own outright land between $800 and $1,499 a year, at the national middle, so the tax neither argues for renting nor against it and the decision turns on price and mobility instead.

Augusta County matches the national pattern: six-figure earners between $100,000 and $200,000 account for more of these write-offs than any other local group.

With ownership already mid-range more expensive than rent month-to-month, that annual bill reinforces why cash-flow renters stay put unless they are deliberately buying for tenure rather than monthly savings.

Bill bands are Census ACS counts of owner-occupied homes without a mortgage. Income brackets are IRS Statistics of Income county data for tax year 2022, counted over FILERS reporting real-estate taxes on Schedule A, which is a smaller group than homeowners: most filers take the standard deduction.

Nearby Counties

Fairfax County
Home: $732,800 Tax: $7,368/yr
Virginia Beach city
Home: $382,500 Tax: $3,061/yr
Prince William County
Home: $530,100 Tax: $4,999/yr
Loudoun County
Home: $743,800 Tax: $6,325/yr
Chesterfield County
Home: $366,000 Tax: $2,773/yr
Henrico County
Home: $359,200 Tax: $2,565/yr

Frequently Asked Questions

Is it cheaper to rent or buy in Augusta County, Virginia? ▼
Renting the HUD 2-bedroom is the clearer monthly path in Augusta County by roughly $497/mo under default loan assumptions. Closing a gap this size usually needs a meaningfully lower price or rate, not a cosmetic tweak.
What is the average rent in Augusta County? ▼
HUD prices a 2-bedroom unit at $1,261/mo here. Sizing up matters: going from a studio to a 4-bedroom adds about $853/mo, so the per-bedroom jump is worth checking against your actual space needs before assuming the 2-BR figure applies to your situation.
How much house can you afford in Augusta County? ▼
On the common 3x-income guideline, a $82,049 household here can afford up to $246,147 -- about $59,953 short of this county's $306,100 median home. That gap is typically closed with a larger down payment, dual incomes, or a longer search outside the median price band.
What is the median home price in Augusta County? ▼
$306,100, per the Census Bureau's ACS 5-Year Estimates. The property tax on that value works out to roughly 0.47% a year, in line with typical rates for the area.
How does Augusta County compare to other Virginia counties for renting vs buying? ▼
Out of 133 Virginia counties ranked here on buy-vs-rent value, Augusta County lands at spot 92, roughly in the middle of the pack statewide. The <a href="/states/virginia">Virginia state page</a> lists every peer county's tax bill beside this one.
Is rent going up or down in Augusta County? ▼
HUD's 2-bedroom Fair Market Rent figure has fallen 1.6% between the FY2025 and FY2026 publications, the two most recent years tracked here.

Read our methodology - how this data is sourced, computed, and verified.

Data sourced from the U.S. Census Bureau (American Community Survey). See our methodology for details. Retrieved and formatted by PlainPropertyTax

Source: U.S. Census Bureau, Government Finances State and local property tax revenue by jurisdiction · 2025

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