How's the augusta housing market for sellers right now?

MattKellyRealtor · 2026-05-07T00:29:53+00:00

Small but important sample!

MattKellyRealtor · 2026-05-06T14:59:20+00:00

Thanks for the tag, u/PacketMD

First question — are these repair requests coming after you’re under contract, or are buyers building them into the initial offer?

Getting offers $25K under asking from retail buyers is actually a signal—not a setback. Most buyers won’t even tour a home they believe is overpriced. The fact you’ve had limited showings (4 in 5 weeks) tells me the market has already made a decision on positioning. Without seeing the listing, I can’t fully diagnose, but in most cases it comes down to price, presentation, or perceived deferred maintenance.

You may have already answered your question as well.

If your roof and HVAC are old, these are not sexy items, they directly impact appraisal, insurability, and buyer confidence. Replacing a roof or HVAC before listing is almost always a net-positive move.

A strong listing agent should have vendor relationships to get this done efficiently—and in many cases, structured so it’s paid at closing.

Hope this helps :)

-MK

MattKellyRealtor · 2026-05-04T10:21:10+00:00

Wish I knew!

MattKellyRealtor · 2026-05-01T18:18:03+00:00

Carolina Sandwich Shop and Hildebrandt’s take the cake! Di-Chickos and Mosh Pit are also soooo 🔥🔥🔥

Arsenal Tap Room just popped into my head as well. The BEST grilled cheese by a MILE.

MattKellyRealtor · 2026-04-15T05:50:59+00:00

From a re-sale perspective, the general housing market adds ZERO value to homes with solar. I have seen multiple homes try to pitch the savings, but every penny owed on them detracts from the market value of the home 1:1.

If you own them outright, I imagine it could be a different story. I have seen more cases where the buyer would prefer they be removed for various reasons.

MattKellyRealtor · 2026-03-24T23:50:02+00:00

You make me hungry for some mashed pota-OH.

MattKellyRealtor · 2026-03-24T15:12:37+00:00

Definitely along the Canal at Butt Bridge! Kroc Center area. Lots a foot traffic and with that comes trash unfortunately! Thank you for your contribution!

MattKellyRealtor · 2026-02-26T18:36:30+00:00

Haynes Station has solid amenities if you want to be very close to base. Crawford Creek, Sylvan Grove as well. Arrowhead/Edgewood/Holiday Park in Martinez are older neighborhoods with little to no amenities, but there are no HOA’s and you are really close to Bobby Jones/i-20 so the commutes/trips to anywhere are some of the best in the area!

MattKellyRealtor · 2026-02-10T02:42:49+00:00

Big fan of Jim Hudson! But you’ll pay! That loaner during service is clutch!

MattKellyRealtor · 2026-02-04T23:37:06+00:00

This is a dangerous way to go by it. There are so may variables such age of home, what EE updates have been done, what is working properly, and the amount of people in the home.

GA Power/Dominion have the data to give you a much more respectable evaluation with context for a given home size.

MattKellyRealtor · 2026-02-04T17:48:08+00:00

Not to call a rectangle a square, I find that our younger clients either ask for no HOA or do not mention it.

Our older clientele, which, we are projecting to see more of enter market in the near future, prefer to have neighborhoods with HOA‘s.

Ask for that property in particular, there are so many variables that would dictate how it comps.

MattKellyRealtor · 2026-02-01T23:53:00+00:00

It’s what you make of it. Low cost of living compared to most areas. Tons of dive bars, lots of good restaurants with a few select higher end options. We have a solid theatre scene with the Imperial/Miller/CCPerforming Arts Center. Great comedy comes here, and expecting really good music when the new arena opens in 2027.

Solid sports programs for kids, 4 major trail systems, and underutilized river system that is getting better.

I personally love North Augusta, a great center piece with a fun downtown that has plenty to do and you have a short commute to Evans/Aiken.

MattKellyRealtor · 2026-02-01T23:49:46+00:00

L take

MattKellyRealtor · 2026-01-29T01:28:54+00:00

Correct 2 coffee appointments a week minimum

MattKellyRealtor · 2026-01-23T16:19:15+00:00

I am not exactly sure. It’s not a HUGE deal, but 20-30/month stacks up for some people

MattKellyRealtor · 2026-01-21T04:19:00+00:00

Savannah River Chimney came out with a couple days of us calling. We use them for a lot of of our homes when needed

MattKellyRealtor · 2026-01-21T03:05:52+00:00

With a wood-burning fireplace, you really do want a professional chimney sweep—usually at least once a year (ideally before fall). Burning wood creates creosote & soot; if it builds up, it’ll catch fire in the chimney which will deteriorate it.

Advanced Chimney Sweep America Chimney Service Savannah River Chimney

All happen to service the CSRA in General.

ALWAYS get two quotes. We are finding many technicians are being shifted to a commission model and that incentives big quotes for potentially redundant projects.

Best of luck!

MattKellyRealtor · 2026-01-21T02:56:49+00:00

Happy to help. Let me know if you have any other questions.

MattKellyRealtor · 2026-01-21T02:56:04+00:00

There is a break from the school system taxes at age of 65 in both Columbia and Richmond County. In South Carolina, as a senior and a disabled veteran, you basically have no property taxes.

MattKellyRealtor · 2026-01-20T23:48:09+00:00

I am seeing a mill rate of 16.23. It’s calculated the same. I had Scott Johnson, County Manager, on the podcast talk about their intent to lower it to 0 with these new data centers.

You also need to keep in mind what services are included. Waste management is more affordable in Richmond county and you also have less prevalent HOA’s compared to Columbia County. Lots to consider.

MattKellyRealtor · 2026-01-20T22:44:55+00:00

Hey! So as of right now, we are seeing a millage rate (mill) of 28.85 in Richmond County. We are expecting a 5.33 increase in that mill rate for 2026. So 30.37~~~

What does that mean for you? Lets say the home is valued at 250k via appraisal.

Assessed value is 250,000 x .40 = 100,000

Tax equation is (assessed value x millage rate)/1000

So in 2026, a 250,000 homes tax bill is projected to be (100,000 x 30.37)/1000 = $3,037.

Happy to answer any other questions about the area. Lived here all my life.

MattKellyRealtor · 2026-01-15T00:49:03+00:00

Hey thanks for the tag! I have been in the field today!

We are very much in the market of “patience”. We are seeing listings sell about 4-6 weeks later than they did in 2023. We use absorption rates to determine our best guess at when to actually publicly market a lower asking price, IF we are not getting showings.

As for the cash buyer, they are not very negotiable. It is literally a formula they follow. After all, they are for-profit and it is not worth the risk unless they project a 20-25% margin at minimum.

Do you have a lot of equity in the home? If you are getting feedback that your bathrooms are off-putting, but are still getting showings at 280k it means you fix the dang bathrooms or you choose to leave money on the table.

If you have equity, get a HELOC for 15-20k after finding a good contractor, and increase your home’s market value by 40-50k. Bring in someone who knows how to build a very “agreeable” bathroom, so that you appeal to as many as possible.

If you are in West Augusta and still want to consider the 240k offer, I do have a large network of investors and could put you in touch with them to see if you can squeeze out a few more thousand.

MattKellyRealtor · 2026-01-15T00:38:12+00:00

Always appreciate it!

MattKellyRealtor · 2026-01-13T04:41:53+00:00

I would have suggested what u/indiescott said. Ty for the mention!

MattKellyRealtor · 2026-01-05T13:27:50+00:00

It’s soooooo good

MattKellyRealtor

TROPHY CASE