Commercial Real Estate Credit —
Augusta-Richmond County, GA-SC
The state of disclosed CRE credit in this market · GA, SC
The read
$306M of CMBS across 25 loans. The heaviest maturity load lands in 2029 ($118M, 39% of the book). Distress is flat in the filed record — 0.0% as of 2026-07. 11 on-the-ground distress events in the past year (1,027 jobs).
Overview
CMBS
Submarkets
Local Banks
Jobs & Demand
On The Ground
Loading map…
The CMBS properties our stress model flags here, plus recent store closures and layoffs. Stressed is a wider net than distressed — the distressed figure above counts only loans already in special servicing or 60+ days delinquent, while these dots also include performing loans facing maturity or coverage pressure. Property dots sit at the center of their ZIP code, not the building — they show where stress concentrates, not which asset. Closures and layoffs are pinned to address where we have it. Open any dot to the building and the loan behind it →
A Clean CMBS Book, But the Ground Tells a Different Story
Augusta-Richmond County carries $306M of securitized commercial mortgage debt across 25 loans, and on the filed record it is spotless: distress stands at 0.0% as of July 2026, and it has held flat there. Median DSCR across the book sits at a comfortable 1.73, and none of the metro's tracked bank exposure is impaired, though one lender is flagged on early-warning watch. On the numbers the servicers report, there is nothing here in workout.
The concentration to watch is timing. The heaviest maturity load lands in 2029, where $118M — 39% of the entire book — comes due, and that vintage currently shows no distress. Nearer-term maturities are light. For a book this size, the read is less about what is delinquent today and more about how that 2029 wall gets refinanced when it arrives.
Away from the securitized data, the ground has been busier. The metro logged 11 on-the-ground distress events over the past year — 10 layoff notices and a single store closure — touching 1,027 jobs. That runs against an otherwise steady labor backdrop: unemployment was 4.0% in July 2026, down 0.4 point year over year. The gap between a clean filed record and real-economy churn is the tension in this market.
CMBS Distressed UPB
under $1M / 0.0%
in special servicing or 60+ days delinquent
CMBS Maturing ≤ 24mo
$51M
Local Banks (stressed)
0 / 3
Bank Early-Warning
1 flagged
Store Closures (1y)
1
Layoff Notices (1y)
10 / 1,027 jobs
0.54% of metro employment
CMBS Loans / UPB
25 / $306M
Unemployment · Jul 2026
4.0%
-0.4pp yr
How much CRE distress is there in Augusta-Richmond County, GA-SC right now?
For Augusta-Richmond County, GA-SC (CBSA 12260), the distress picture is mixed but not severe. Of the four stress signals, only WARN layoff notices is elevated, with 8 notices and a rate of 0.29% of employment — ranking 67th of 386 metros by count — while store closures (0 closures, rank 348 of 392), bank CRE over the noncurrent line (8.3% of allocated dollars, $264.7mm), and securitized loans in special servicing ($327.0mm) all read quiet. The securitized loans leg is blind—not measurable, so its low reading is an absence of measurement, not evidence of calm. Notably, 2 of 6 pairs disagree (closures vs. WARN reads as a large-employer event; WARN vs. bank reads as employment going before any lender books it), while 3 pairs are unadjudicated because a side is blind. The bank leg carries an allocation caveat: only 10.3% of dollars sit at single-metro lenders, so the count is a deposit-based split. Overall, this reads as one large-employer layoff event rather than systemic retail or balance-sheet distress.
The figures behind this answer
| Signal | Level | Rate | Rank by count | Rank by rate | Reading |
|---|---|---|---|---|---|
| store closures store closures per 100,000 jobs |
0 closures | 0 per 100k jobs | 348 of 392 | 348 of 392 | quiet trailing 365 days to today
|
| layoff notices (WARN) workers on layoff notices as a share of the metro's employment |
8 notices | 0.29% | 67 of 386 | 76 of 386 | elevated trailing 365 days to today
|
| bank CRE at lenders over the noncurrent line share of the CRE lent into this metro that sits at a lender over the blended-noncurrent line |
$264.7mm | 8.3% | 97 of 393 | 90 of 393 | quiet
allocated 2026-03-31
|
| securitized loans in special servicing share of the securitized balance read here that is in special servicing |
1 loan records | — | — | — | cannot be read
not measurable 2026-07-29
|
6 pairs compared
0 both elevated
1 both quiet
2 disagreeing
3 unreadable — a side is blind
1 of four legs elevated
blind: securitized loans in special servicing
one metro, four independent feeds, each on its own denominator
{'coverage': "114 of 441 metros have at least one blind leg and 48 are blind on all four. Those 48 are the same metros the board's map cannot place and the metro resolver cannot name: one ZIP-to-CBSA crosswalk boundary, showing up three ways.", 'a_count_ranks_by_size': 'Elevation is computed on the COUNT, over a flat threshold, which is a size filter. New York is 2nd of 392 by store closures and 264th of the same 392 by closures per job — both true, and which one you lead with decides what the reader believes. Every leg carries both ranks over ONE population; quote the rate beside the count.', 'disagreement_is_not_severity': 'Where two legs disagree, that is usually a fact about WHICH mechanism is running, not an error in either feed and not a worse metro. The six pairs read different populations, and each note is a STRUCTURAL prior about those populations — nothing here measures a lead or a lag between two legs, so never report one as timing.', 'a_blind_leg_is_not_a_quiet_one': "A leg with no denominator, or whose numerator cannot be measured, reads LOW and means nothing. Each leg publishes a measurement state (allocated, floor, measured, no denominator, no rate, not measurable) for that reason. Never report a blind leg as 'no distress'."}
{'fork': 'a blind leg is not a quiet one', 'note': 'securitized loans in special servicing cannot be read here. Their low numbers are an absence of MEASUREMENT.'}
{'leg': 'closures', 'unit': 'jobs', 'as_of': 'trailing 365 days to today', 'value': 189196, 'measures': 'store closures', 'available': True, 'as_of_kind': 'window', 'what_it_is': "all metro jobs, QCEW annual average — a SIZE normaliser, not a matched population: the feed spans retail, food service and pharmacy and no single QCEW sector covers it. The MATCHED read sits beside it as this leg's second reading"}
{'leg': 'warn', 'unit': 'employed', 'as_of': 'trailing 365 days to today', 'value': 269977, 'measures': 'layoff notices (WARN)', 'available': True, 'as_of_kind': 'window', 'what_it_is': 'employed persons, BLS LAUS, not seasonally adjusted'}
{'leg': 'bank', 'unit': '$mm', 'as_of': '2026-03-31', 'value': 3187.3, 'measures': 'bank CRE at lenders over the noncurrent line', 'available': True, 'as_of_kind': 'stamp', 'what_it_is': 'bank CRE allocated to this metro by branch deposits'}
{'leg': 'cmbs', 'unit': '$mm', 'as_of': '2026-07-29', 'value': 327.0, 'measures': 'securitized loans in special servicing', 'available': True, 'as_of_kind': 'stamp', 'what_it_is': "current balance on the non-pari-passu rows of this tape — the trust's slice, not the whole loan, on both sides of the ratio"}
Written from the figures above · CBSA 12260 · stress_metro · last changed 28 Aug 2026
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Which distress signals are elevated in Augusta-Richmond County, GA-SC, and which cannot be read?
In Augusta-Richmond County, GA-SC, the elevated distress signal is the WARN-notice count, with 8 notices filed over the past year; the bank side shows 10.3% of CRE allocations at risk at the 90th percentile, with distressed-lender CRE at $264.7mm and no distressed bank assets. The securitized side cannot be read: CMBS special-servicing UPB shows $0.0mm and a 0.0% share of metro UPB, but this is a tape gap — all 1 loans in special servicing lack balances, so the reading is unavailable, not indicative of an absence of distress.
The figures behind this answer
- CMBS in special servicing
- $0.0mm
- … as a share of this metro's CMBS balance
- 0.0%
- Bank CRE lent into this metro
- $3.19bn
- … at risk at the 90th percentile
- 29.6%
- CRE at lenders over the noncurrent line
- $264.7mm
- Assets at those lenders
- $0.00bn
- … share needing no branch-deposit allocation
- 10.3%
- Signals reading elevated
- WARN layoff notices
- Legs agreeing
- 1
- Phase
- obscured
- CMBS loans in special servicing
- 1
- Distressed banks
- 0
- Store closures (past year)
- 0
- WARN notices (past year)
- 8
the ground is deteriorating, and whether CRE credit has been hit here CANNOT BE READ: not one of this metro's 1 special-servicing rows carries a balance — the securitized side is invisible here, which is not the same as quiet
little to no distressed CRE dollars behind the signals; and the securitized side is NOT MEASURED here — all 1 loans in special servicing sit on tape rows carrying no balance, so the $0 is a gap in the tape, not an absence of distress
the ground is wobbling (closures / layoffs) but little CRE-credit distress sits behind it yet — a real-economy signal, not (yet) a CRE-credit event
Written from the figures above · CBSA 12260 · geo_metro_signals · last changed 28 Aug 2026
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Jobs & Demand — the labor market under the collateralWatch it change →
Every other zone on this page reads the credit — what the loan is doing.
This one reads the demand underneath it. Office jobs pay office rent;
office rent services the office loan. When the jobs go, the DSCR follows — but not for another year or two.
That lag is the whole point of looking here.
Unemployment · Jul 2026
4.0%
-0.4pp yr
Last 24 months
3.3%4.8%
Monthly metro unemployment (BLS LAUS) — the freshest labor signal there is,
about six weeks behind. Read the direction, not the level: a 4% metro that is rising and a 6% metro that is
falling are not telling you the same thing.
Jobs by CRE-relevant sector · 2024
Annual employment by sector (BLS QCEW, 2024; 189,196 jobs in the metro).
QCEW lags — it is the structural read, not the current one, and we pair it with the monthly unemployment above on purpose.
Office-using sums five supersectors; where BLS withholds any one of them for
disclosure, we show nothing rather than a number we know is too low — so a missing sector here means
“suppressed at the source,” not “zero.”
Sector Heat — CMBS distress rate by property type (metro vs national)See the loans behind the bar →
This metro's CMBS runs 0.0% distressed where its own property mix predicts 4.0% — $12M less than this book would carry at the rate each property type runs elsewhere in the country, dollar-weighted and excluding this metro. The gap is measured; the cause is not.
No CMBS sector data for this metro.
Elimination — does the gap survive a control?
Each row re-prices this metro's book on a finer cell — its own property types, then those types split by loan size, then by vintage — always at the rate that cell runs elsewhere in the country, dollar-weighted. A gap that shrinks toward zero is explained by the control; one that stays has ruled it out. What is measured is what survives, not a cause.
property mix alone
-4.0pp
… and loan size held fixed
-3.8pp
the gap is still there with loan size held fixed too
… and vintage held fixed
-3.8pp
the gap is still there with vintage held fixed too
The largest single contributor is Multifamily: 3 loans, $67M, running 0.0% where the same type runs 7.7% elsewhere — worth 1.7pp of this metro's own rate.
Maturity Wall — CMBS coming due by year, distress within eachSee what’s maturing →
$51M — 17% of the metro's balance — matures within two years; the red slice of each bar is already distressed.
Distress Trend — is this market turning?Track it quarter by quarter →
Realized distress is FLAT — 0.0% now (2026-07), +0.0pp over the year.
Same definition as the cards above — distressed means in special servicing or 60+ days delinquent, dollar-weighted — on a different clock. The cards are today’s tape; this is the disclosed history panel, quarter by quarter, so you can read direction rather than level. Trusts file monthly, so a quarter is usually well covered within weeks of opening and the newest one shown is normally the current one; it is withheld only when its filed book falls below 60% of recent quarters.
Share of the metro’s CMBS in special servicing or 60+ days delinquent, by quarter — a firmer, backward-looking read. A loan under 1.0x DSCR that is still paying is not counted here.
Submarket Heat — where in the metro the distress sitsOpen the submarket →
The top three submarkets hold $306M of the metro's $306M; each bar's colored share is its distress rate.
Bank Door — what the local bank sector could absorbSee it on every loan’s exit read →
$51M of CMBS matures here within two years.
The 10 regional and local banks that gather deposits here could write roughly
$492M more CRE before the 300% supervisory line, so the maturing balance is
0.10× that room.
The median metro sits at 0.12×.
Regional Bank Room
$492M
After Committed Draws
$283M / −42%
Maturing ÷ Room
0.10×
Banks In Footprint
10 / 2 at the line
The room above is already part-sold. Construction lending is a promise drawn
down over two or three years, and the undrawn part is an obligation the bank cannot decline while the borrower performs
— every one of those dollars lands in the same CRE book the 300% line governs. These banks
have $237M of construction committed and not yet
advanced, of which $208M
comes out of the room above, leaving $283M,
with 5 banks
whose entire remaining room is spoken for.
A bank with no room contributes zero here, never a negative one — capacity does not net
across balance sheets — so $28M of what has
been promised is not deducted at all, because there is nothing left to deduct it from. On today’s
capital that is funding already contracted which would cross the line as it draws.
SR 06-26 draws a second line at 100% of capital for construction and land:
2 of 10
are past it on drawn balances alone, and
6 more cross it
once their own commitments fund.
Counted — 10 regional & local CRE lenders
| Bank | Deposit share | CRE / Capital* | Room contributed | Noncurrent CRE |
|---|---|---|---|---|
| Security Federal Bank SC | 85.3% | 142% total 224%
|
🔒 | 0.95% |
| Queensborough National Bank & Trust Company GA | 60.7% | 162% total 327%
|
🔒 | 0.37% |
| F&m Bank GA | 27.2% | 146% total 210%
|
🔒 | 0.59% |
| First State Bank GA | 36.2% | 182% total 290%
|
🔒 | 0.22% |
| Ameris Bank GA | 0.7% | 263% total 319%
|
🔒 | 0.12% |
| Coastal Carolina National Bank SC | 8.4% | 266% total 364%
|
🔒 | 0.00% |
| Vallant Bank GA | 2.5% | 264% total 397%
|
🔒 | 0.71% |
| South Georgia Bank GA | 0.4% | 159% total 213%
|
🔒 | 0.24% |
| Southern Bank SC | 35.4% | 339% total 508%
|
🔒 | 0.02% |
| First Community Bank SC | 9.2% | 316% total 473%
|
🔒 | 0.00% |
Not counted — 12 banks with deposits here
These hold deposits in this metro but are left out of the capacity above, because for them deposit location stops indicating where they lend — or they do not lend CRE at all. Real money that could refinance here is deliberately not counted.
no CRE book — CRE under 100% of capital — not a CRE lender
Wells Fargo Bank, National Association SD · Bank Of America, National Association NC · Regions Bank AL · First-Citizens Bank & Trust Company NC · Truist Bank NC · The First National Bank Of Waynesboro GA · Fifth Third Bank, National Association OH · Farmers State Bank GA · Td Bank, National Association DE · Jpmorgan Chase Bank, National Association OH
national — operates in more than 5 states, so deposits stop indicating where it lends
Southstate Bank, National Association FL · Woodforest National Bank TX
* Two ratios, two perimeters.
The large figure is supervisory CRE over total risk-based capital —
construction, multifamily and non-owner-occupied nonfarm nonresidential. That is the book SR 06-26 draws its
300% line against, and it is what the red coloring and the room contributed are both measured on.
Total beneath it adds owner-occupied CRE — lending to a business on
its own premises — which the guidance deliberately leaves out. A bank can sit well above 300% on total CRE and
still be inside the line, with real room to lend; both are shown so the gap is visible rather than surprising.
How to read this. It is not whether any particular loan can refinance — a borrower also reaches
national banks, life companies, agencies and debt funds. It is how much of this metro’s maturing volume the local
bank sector could absorb if it were the only door.
Banks are placed by deposit share (FDIC Summary of Deposits, June 2025) — a proxy for
where they lend, not a measurement; call reports carry no collateral geography. Room = 3× total risk-based capital less CRE held
(SR 06-26, the capital base the rule names — not book equity), from Q2 2026 call reports, apportioned by that share.
Committed construction comes from FFIEC Schedule RC-L as filed at 2026-06-30 —
the undrawn half of loans already written, which the balance sheet above does not show.
Banks in more than 5 states, single-branch bookers and banks that do not lend CRE are excluded —
313 banks holding $268.2B of national capacity not counted here.
Local Lenders — banks headquartered here, worst CRE noncurrent firstUnlock each bank’s early-warning flag →
| Bank | Total CRE | CRE / Capital* | Noncurrent CRE | Early Warning |
|---|---|---|---|---|
| Security Federal Bank | $405M | 142% total 224%
|
0.95% | 🔒 |
* Two ratios, two perimeters.
The large figure is supervisory CRE over total risk-based capital —
construction, multifamily and non-owner-occupied nonfarm nonresidential. That is the book SR 06-26 draws its
300% line against, and it is what the red coloring and the room contributed are both measured on.
Total beneath it adds owner-occupied CRE — lending to a business on
its own premises — which the guidance deliberately leaves out. A bank can sit well above 300% on total CRE and
still be inside the line, with real room to lend; both are shown so the gap is visible rather than surprising.
Banks are matched to their HQ metro (a proxy for footprint). Noncurrent CRE = CRE-balance-weighted blend of multifamily / nonresidential / construction noncurrent (distress already arrived). Early Warning is a validated leading signal — the bank’s 30-89 early-delinquency rank among all CRE lenders this quarter, which has predicted ~2.3× forward CRE distress. Per-bank flags are on a plan.
Do the banks lending in Augusta-Richmond County, GA-SC have the capacity to refinance its maturing CRE?
In Augusta-Richmond County, GA-SC, bank capacity appears slack, with 10 banks qualifying and a wall-to-room ratio of 0.18 — below the median, indicating less strain. The maturing wall is $50.6mm across 6 loans, against room after committed draws of $283.2mm, leaving ample capacity to refinance. The distressed share reads 0.0%, though this figure excludes 2 banks whose deposit footprints don't reveal local lending, so the reading may understate invisible credit risk.
The figures behind this answer
- CMBS maturing in the window
- $50.6mm
- … across this many loans
- 6
- Local bank room, before committed draws
- $491.7mm
- Committed construction draws
- $236.9mm
- Local bank room, after those draws
- $283.2mm
- Wall-to-room ratio
- 0.18
- Rank, most strained
- 145
- … out of this many metros ranked
- 270
- … before committed draws
- 0.10
- Population ranked against
- CMBS maturing within 24 months against regional/community bank room in this metro
- Qualifying local banks
- 10
- … excluded from the calculation
- 2
- Distressed share of this metro's CMBS
- 0.0%
- Total CMBS balance here
- $305.6mm
- Capacity band
- slack
Compared against a median wall-to-room ratio of
0.20 across the ranked metros.
0.18 is BELOW the median of 0.20, so this metro is LESS strained than the typical ranked metro
145 of 270, counting from the MOST strained — a LOWER rank number means MORE strain
{'room_is_a_proxy': 'Room is what regional and community banks could still write before the SR 06-26 concentration line, after deducting construction draws already committed. Deposit footprint is a proxy for lending footprint, not a measurement of it.', 'ratio_is_not_size': 'The most extreme ratios belong to the smallest metros. Read maturing_bal_mm beside the ratio — the map sizes bubbles by the wall, not the strain, for exactly this reason.', 'wall_is_cmbs_only': "The wall is the CMBS balance maturing within 24 months — the maturing debt this platform can see, not the metro's whole maturity load. Every ratio is an upper bound on how much of it local banks would have to absorb.", 'exclusion_artifact': 'A high ratio is as often an exclusion artifact as a credit event. Banks whose deposits do not indicate where they lend (nationals, card and charter banks) are excluded from the room, so a metro served mainly by those reads strained while its credit is simply invisible here. Check banks_qualifying against banks_excluded_here, and explained_by_exclusion.'}
Written from the figures above · CBSA 12260 · capacity_metro · last changed 06 Sep 2026
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On The Ground — recent closures, layoffs & CRE bankruptciesTie these events to loans →
11 local distress events in the past year (1,027 jobs) — store closures, layoffs, and commercial real estate bankruptcies near this metro's collateral.
2026-10-31
LAYOFF
179 jobs · Augusta
2026-10-31
LAYOFF
77 jobs · Augusta
2026-10-06
LAYOFF
133 jobs · Aiken
2026-08-25
CLOSURE
Augusta
2026-08-05
LAYOFF
Jackson
2026-05-15
LAYOFF
213 jobs · Augusta
2026-05-11
BANKRUPTCY
CRE-linked bankruptcy
2026-02-27
LAYOFF
55 jobs · Augusta
2026-01-31
LAYOFF
67 jobs · Augusta
2026-01-05
LAYOFF
130 jobs · Augusta
2025-12-31
LAYOFF
80 jobs · Augusta
2025-12-19
LAYOFF
93 jobs · Grovetown
2025-07-11
CLOSURE
Augusta
2025-03-31
CLOSURE
North Augusta
2024-10-31
CLOSURE
Augusta
What has actually happened on the ground in Augusta-Richmond County, GA-SC recently?
Over the past 365 days, the Augusta-Richmond County, GA-SC metro has recorded 9 WARN notices affecting 950 jobs, alongside 1 store closure and 1 CRE-likely bankruptcy filing tied to the area’s collateral states. Note that the jobs figure of 950 is a floor, as notices without a stated headcount contribute 0 jobs, and the bankruptcy count uses a state proxy for collateral location rather than a metro-native tally.
The figures behind this answer
- Store closures
- 1
- WARN layoff notices
- 9
- Jobs on those notices
- 950
- CRE-related bankruptcies
- 1
- Window, in days
- 365
STATE PROXY — bankruptcy filings carry the filer's state, not the property's location, so this counts CRE-likely filings in the states this metro's collateral sits in. It is not a metro-native count.
affected_employees is nullable — notices that state no headcount are counted but contribute 0 jobs, so this is a floor.
Closures are matched ZIP -> CBSA and only APPROVED rows count (a pending, machine-extracted row is not yet a closure). This mirrors the Metro Pulse page, not the convergence board — the board applies neither filter and counts higher. Layoffs take the same ZIP -> CBSA and review treatment, and a WARN notice counts if it affects >= 10 people or does not state a headcount (a NULL is not 'fewer than 10').
Written from the figures above · CBSA 12260 · geo_events · last changed 06 Sep 2026
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What this page can’t do
Everything above is a snapshot — one market, as it stands today, and
it’s yours to read. What a snapshot can’t tell you is when it moves: which loan slipped a DSCR band
this month, which bank’s early-warning rank crossed into the top quartile, which submarket started turning
while the headline number still looked fine. Distress doesn’t announce itself on the day you happen to check.
This page
One metro · one moment · you come looking.
Verstavo
Every metro · every month · it comes looking for you.
CMBS covers the securitized slice of CRE; bank, closure and layoff signals widen the view.
“No data” in a zone means we don’t observe it here, not that there is no stress.
Employment is BLS (QCEW annual, LAUS monthly) — public data, and the demand leg under all of it.
See the whole picture, not just the pulse.
Metro Pulse is the free, public read. The Verstavo platform goes loan‑by‑loan — stress
scores, maturity walls, special‑servicing transfers, bank CRE, and your own portfolio benchmarked
against the market.