AUGUSTA, Ga. (WRDW/WAGT) – Augusta’s zoning laws have not been fully rewritten since 1963.
Residents can weigh in on proposed changes at a public hearing Wednesday, including a measure that would affect people who rent out their homes during Masters week.
News 12 Investigates analyzed 2026 property parcel data for the entire county.
The analysis found 2,500 companies own 9,600 homes in Augusta, and a third of those owners do not live in Georgia.
Augusta Commission member Don Clark represents an area with more corporate, out-of-state owners buying single-family homes than any other area in Augusta, according to News 12’s analysis.
“Not as much as those neighborhoods around the National, Augusta National and otherwise,” Clark said.
In one neighborhood, nearly one in four homes is company-owned.
Eleven houses there changed hands, all bought by the same out-of-state investment group, split across three companies, each with “golf” in the name, according to a GIS screenshot.
One of those properties, on Northwood Road, was advertised as “NEW – 1116 NORTHWOOD RD – WALK TO MASTERS 2026!” according to an Airbnb listing screenshot.
“It’s definitely impacting the availability of housing, because folks are buying these houses up… making sure we have some kind of protection as well for the neighbors,” Clark said.
Asked why the city needs a specific zoning code addressing short-term rentals, Clark said, “Short-term rentals is one of those issues that’s plaguing everybody nationwide.”
Airbnb did not exist in 1963, the last time the city fully rewrote its zoning rules, according to the Augusta zoning ordinance.
Under the new proposal, renting a home even once for less than 30 days would classify it as a short-term rental.
Short-term rentals would be banned from regular neighborhoods.
They would only be allowed, with a permit, in agricultural land, medical zones and three pockets downtown.(WRDW/WAGT)
They would only be allowed, with a permit, in agricultural land, medical zones and three pockets downtown.
Every host would need a city permit and would have to pay the 8% hotel-motel tax, split between the Coliseum Authority and Destination Augusta to promote tourism.
That tax is separate from the federal Masters rule. Even if a host rents for 14 days or fewer and does not report it on a federal return, the host would still owe the city.
The proposal would limit occupancy to two adults per bedroom, with a maximum of six people.
Hosts who break the rules three times could be fined and permanently lose their permit.
Know the rules before you host.(WRDW/WAGT)
Asked whether the proposal would stop many people from renting during Masters, Clark said, “Yeah, we’re going to, we’re not going to perform a cookie-cutter approach to this.”
According to the Planning and Development Director, the proposal is still under construction.
“Some folks depend upon paying their mortgage off of their rental for Masters,” Clark said. “But then you have corporate entities that are coming in also with an entirely different intent.”
The Planning and Development Director expects short-term rental language in the zoning rewrite to be finalized by its second presentation to commissioners in November.
The public can weigh in online or at Wednesday’s public hearing.
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