Georgia · GEOID 13117

Forsyth County

2024 ACS 5-year estimates · population 267,287 · 92,575 housing units

Median household income

$143,784

State $79,556

Median home value

$550,400

State $310,585

Median gross rent

$2,090

State $1,398

Homeownership rate

84.4%

State 65.7%

Renter cost-burden rate

45.7%

≥30% of income

Owner cost-burden rate

16.2%

≥30% of income

Homeowner vacancy

0.2%

Of owner-occupied + for-sale units

Rental vacancy

6.1%

Of renter-occupied + for-rent units

Overall vacancy

3.8%

All housing units

Price-to-income ratio

3.83

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Forsyth County	Georgia
Population	267,287	10,940,407
Population density (per sq. mi.)	1,189.97	—
Median household income	$143,784	$79,556
HUD Area Median Income (4-person, 100%)	$117,800	—
Households	89,030	—
Average household size	2.99 people	—
Owner-occupied	84.4%	65.7%
Renter-occupied	15.6%	34.3%
Race	63.5% White · 4.3% Black	0.0% White · 0.0% Black

Source: ACS 5-year 2024 (Tables DP05, S1101, DP04, S1901) and Census Gazetteer (land area); HUD FY2026 Income Limits.

Racial composition

Forsyth County compared with Georgia.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

57.1% hold a bachelor's degree or higher (state: 34.9%).

Source: ACS 5-year 2024, Table S1501.

Median Household Income by Tenure

Owner-occupied vs. renter-occupied household income, county and state.

Source: ACS 5-year 2024, Table B25119.

Median Household Income by Age of Householder

Median household income by age group of householder.

Source: ACS 5-year 2024, Table B19049.

Median Household Income by Number of Earners

Median household income for families with each earner count.

Source: ACS 5-year 2024, Table S1903.

Household Size

Distribution of households by number of people.

Source: ACS 5-year 2024, Table S2501.

Income by Number of Earners

Earners	Share	Median income	Attainable monthly housing cost	Attainable home
0 earners	9.1%	$69,466	$1,737	$227,557
1 earner	28.5%	$118,755	$2,969	$411,027
2 earners	48.7%	$192,053	$4,801	$683,867
3+ earners	13.7%	$197,188	$4,930	$702,981

Attainable monthly housing cost = 30% of gross income ÷ 12. Attainable home price assumes 30% housing budget, 30-yr mortgage at 7%, 5% down.

Source: ACS 5-year 2024, Table S1903; affordability formula derived.

Households

89,030

Average size: 2.99 people

Households with children

38,613

43.4% of households

Per-capita income

$58,249

Poverty rate: 3.8%

Section 2

Residential Market Analysis

Housing stock characteristics — tenure, type, age, size, vacancy, rents.

Tenure

84.4% owner-occupied vs. state average 65.7%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 90.5% · Missing middle (2–19 units) 3.5%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

6.1% built before 1980 · Median structure age 2,004.00 yrs.

Source: ACS 5-year 2024, Table S2504.

Housing size mismatch

Compares the share of housing units by bedroom count against the share of households by size — a common diagnostic of housing supply/demand alignment.

Source: ACS 5-year 2024, Tables B25041 (bedrooms) and S2501 (household size).

Home value distribution

Owner-occupied homes by value bracket. Median: $550,400.

Source: ACS 5-year 2024, Table DP04.

Monthly Housing Costs

Distribution of monthly housing costs across all occupied units.

Source: ACS 5-year 2024, Table B25104.

Number of Bedrooms

Housing units by number of bedrooms.

Source: ACS 5-year 2024, Table B25041.

Median rent by bedroom

Overall median gross rent: $2,090.

Source: ACS 5-year 2024, Table B25031.

Renters by age

Number of renter householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Owners by age

Number of owner householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Vacancy composition

All 3,545 vacant units split into Census's seven categories. Frictional vacancy (units actively on the market) reflects healthy churn. Structural vacancy (seasonal, migrant, other) sits outside the market for year-round residents — high values change how the headline vacancy rate should be read.

Vacant units by type

For sale 4.2% · For rent 26.0% · Seasonal 24.3% · Other 25.2%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

50.6% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 49.4% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.9%

860 units of 92,575 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

1.0%

893 units of 92,575 total

Census "Other vacant" — units off the market for reasons other than seasonal, migrant, sale, or rental.

Section 3

Workforce Housing Needs Assessment

Affordability, cost burden, and the housing options for households in the workforce income range.

Workforce range — ACS median household income

80% MHI$115,027

100% MHI$143,784

120% MHI$172,541

County-wide median from ACS 5-year estimates. A household at 100% MHI in Forsyth County should be able to afford a home up to roughly — (30% housing budget, default mortgage terms).

Workforce range — HUD Area Median Income

	1-person	2-person	4-person
80% AMI	$66,000	$75,400	$94,250
100% AMI	$82,460	$94,240	$117,800
120% AMI	$98,950	$113,100	$141,350

HUD FMR Area: Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area. 80% AMI uses HUD's published Section 8 Low Income Limits; 100% is HUD MFI; 120% is the standard workforce convention.

Affordability calculator

Follows the standard 30%-of-gross-income affordability rule.

Income basis Household income Interest rate % Down payment % Taxes & insurance / yr

Affordable monthly—

Affordable home price—

Renter cost burden

45.7% of renter households spend ≥30% of income on rent (23.8% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

16.2% of homeowners spend ≥30% of income on housing. Bars show counts of cost-burdened owners by income bracket.

Source: ACS 5-year 2024, Table B25106.

Household income — owners vs renters

Distribution of household income for owner-occupied (navy) and renter-occupied (gold) households.

Source: ACS 5-year 2024, Table B25118.

Section 4

Industry & Workforce Wages

Employment, average wages, and the housing each industry's typical earner can afford in Forsyth County.

Covered employment

88,775

Across 21 sectors

Establishments

8,895

QCEW 2024

Avg annual pay (workforce)

$64,973

Employment-weighted across sectors

Top 10 sectors by employment

Annual average employment by NAICS 2-digit sector. Counties with fewer than five covered establishments in a sector may show suppressed totals.

Source: BLS QCEW Annual Averages, 2024.

Attainable housing by industry

Industry	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 62 Health care and social assistance NAICS 62	13,840	$68,418	$223,656	−$326,744	$1,710
NAICS 44-45 Retail trade NAICS 44-45	11,406	$39,844	$117,293	−$433,107	$996
NAICS 31-33 Manufacturing NAICS 31-33	8,160	$70,247	$230,464	−$319,936	$1,756
NAICS 61 Educational services NAICS 61	8,064	$56,380	$178,846	−$371,554	$1,410
NAICS 23 Construction NAICS 23	7,343	$83,073	$278,206	−$272,194	$2,077
NAICS 72 Accommodation and food services NAICS 72	7,220	$23,200	$55,339	−$495,061	$580
NAICS 54 Professional, scientific, and technical services NAICS 54	6,407	$98,459	$335,478	−$214,922	$2,461
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	6,211	$56,474	$179,196	−$371,204	$1,412
NAICS 42 Wholesale trade NAICS 42	5,156	$101,202	$345,689	−$204,711	$2,530
NAICS 92 Public administration NAICS 92	2,378	$61,885	$199,337	−$351,063	$1,547
NAICS 48-49 Transportation and warehousing NAICS 48-49	2,366	$63,411	$205,018	−$345,382	$1,585
NAICS 71 Arts, entertainment, and recreation NAICS 71	2,355	$56,879	$180,703	−$369,697	$1,422
NAICS 81 Other services (except public administration) NAICS 81	2,012	$44,768	$135,622	−$414,778	$1,119
NAICS 52 Finance and insurance NAICS 52	1,967	$93,189	$315,862	−$234,538	$2,330
NAICS 51 Information NAICS 51	1,166	$105,481	$361,617	−$188,783	$2,637
NAICS 53 Real estate and rental and leasing NAICS 53	1,164	$75,714	$250,814	−$299,586	$1,893
NAICS 55 Management of companies and enterprises NAICS 55	464	$102,191	$349,370	−$201,030	$2,555
NAICS 22 Utilities NAICS 22	459	$107,390	$368,723	−$181,677	$2,685
NAICS 99 Unclassified NAICS 99	439	$78,355	$260,644	−$289,756	$1,959
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	106	$38,623	$112,748	−$437,652	$966
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	92	$75,894	$251,484	−$298,916	$1,897

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 611 Educational services NAICS 611	8,064	$56,380	$178,846	−$371,554	$1,410
NAICS 722 Food services and drinking places NAICS 722	7,051	$22,991	$54,561	−$495,839	$575
NAICS 541 Professional, scientific, and technical services NAICS 541	6,407	$98,459	$335,478	−$214,922	$2,461
NAICS 561 Administrative and support services NAICS 561	5,641	$55,096	$174,067	−$376,333	$1,377
NAICS 238 Specialty trade contractors NAICS 238	5,604	$81,777	$273,382	−$277,018	$2,044
NAICS 621 Ambulatory health care services NAICS 621	5,602	$75,331	$249,388	−$301,012	$1,883
NAICS 423 Merchant wholesalers, durable goods NAICS 423	3,507	$96,378	$327,732	−$222,668	$2,409
NAICS 445 Food and beverage retailers NAICS 445	2,754	$31,009	$84,407	−$465,993	$775
NAICS 311 Food manufacturing NAICS 311	2,681	$48,880	$150,928	−$399,472	$1,222
NAICS 455 General merchandise retailers NAICS 455	2,545	$32,181	$88,769	−$461,631	$805
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	2,272	$57,301	$182,274	−$368,126	$1,433
NAICS 921 Executive, legislative, and other general government support NAICS 921	2,228	$60,033	$192,444	−$357,956	$1,501
NAICS 624 Social assistance NAICS 624	1,944	$35,390	$100,714	−$449,686	$885
NAICS 441 Motor vehicle and parts dealers NAICS 441	1,526	$79,962	$266,626	−$283,774	$1,999
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	1,393	$28,241	$74,103	−$476,297	$706
NAICS 236 Construction of buildings NAICS 236	1,137	$92,584	$313,610	−$236,790	$2,315
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	1,090	$42,082	$125,624	−$424,776	$1,052
NAICS 522 Credit intermediation and related activities NAICS 522	1,090	$83,191	$278,646	−$271,754	$2,080
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	1,006	$77,311	$256,758	−$293,642	$1,933
NAICS 488 Support activities for transportation NAICS 488	986	$66,450	$216,330	−$334,070	$1,661
NAICS 323 Printing and related support activities NAICS 323	986	$71,864	$236,483	−$313,917	$1,797
NAICS 531 Real estate NAICS 531	879	$65,661	$213,393	−$337,007	$1,642
NAICS 812 Personal and laundry services NAICS 812	858	$33,985	$95,484	−$454,916	$850
NAICS 811 Repair and maintenance NAICS 811	825	$60,463	$194,044	−$356,356	$1,512
NAICS 334 Computer and electronic product manufacturing NAICS 334	801	$107,120	$367,717	−$182,683	$2,678
NAICS 456 Health and personal care retailers NAICS 456	765	$41,041	$121,749	−$428,651	$1,026
NAICS 332 Fabricated metal product manufacturing NAICS 332	747	$66,480	$216,442	−$333,958	$1,662
NAICS 524 Insurance carriers and related activities NAICS 524	695	$97,931	$333,513	−$216,887	$2,448
NAICS 484 Truck transportation NAICS 484	653	$45,696	$139,077	−$411,323	$1,142
NAICS 425 Wholesale trade agents and brokers NAICS 425	643	$164,885	$582,738	+$32,338	$4,122
NAICS 237 Heavy and civil engineering construction NAICS 237	602	$77,166	$256,219	−$294,181	$1,929
NAICS 562 Waste management and remediation services NAICS 562	571	$69,990	$229,507	−$320,893	$1,750
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	524	$47,933	$147,403	−$402,997	$1,198
NAICS 339 Miscellaneous manufacturing NAICS 339	464	$65,465	$212,663	−$337,737	$1,637
NAICS 551 Management of companies and enterprises NAICS 551	464	$102,191	$349,370	−$201,030	$2,555
NAICS 221 Utilities NAICS 221	459	$107,390	$368,723	−$181,677	$2,685
NAICS 999 Unclassified NAICS 999	439	$78,355	$260,644	−$289,756	$1,959
NAICS 513 Publishing industries NAICS 513	432	$141,519	$495,762	−$54,638	$3,538
NAICS 457 Gasoline stations and fuel dealers NAICS 457	427	$37,925	$110,150	−$440,250	$948
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	382	$18,900	$39,333	−$511,067	$473
NAICS 325 Chemical manufacturing NAICS 325	373	$109,756	$377,530	−$172,870	$2,744
NAICS 335 Electrical equipment, appliance, and component manufacturing NAICS 335	371	$131,522	$458,550	−$91,850	$3,288
NAICS 333 Machinery manufacturing NAICS 333	363	$66,173	$215,299	−$335,101	$1,654
NAICS 492 Couriers and messengers NAICS 492	361	$68,134	$222,598	−$327,802	$1,703
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	294	$31,831	$87,466	−$462,934	$796
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	246	$70,133	$230,039	−$320,361	$1,753
NAICS 326 Plastics and rubber products manufacturing NAICS 326	246	$83,466	$279,669	−$270,731	$2,087
NAICS 321 Wood product manufacturing NAICS 321	229	$56,007	$177,458	−$372,942	$1,400
NAICS 337 Furniture and related product manufacturing NAICS 337	229	$59,031	$188,714	−$361,686	$1,476
NAICS 336 Transportation equipment manufacturing NAICS 336	211	$66,362	$216,002	−$334,398	$1,659
NAICS 491 Postal service NAICS 491	190	$71,911	$236,658	−$313,742	$1,798
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	184	$67,468	$220,119	−$330,281	$1,687
NAICS 517 Telecommunications NAICS 517	176	$78,856	$262,509	−$287,891	$1,971
NAICS 721 Accommodation NAICS 721	169	$31,889	$87,682	−$462,718	$797
NAICS 512 Motion picture and sound recording industries NAICS 512	163	$69,917	$229,235	−$321,165	$1,748
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	120	$137,243	$479,845	−$70,555	$3,431
NAICS 493 Warehousing and storage NAICS 493	98	$99,614	$339,778	−$210,622	$2,490
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	82	$62,273	$200,782	−$349,618	$1,557
NAICS 314 Textile product mills NAICS 314	75	$43,311	$130,199	−$420,201	$1,083
NAICS 111 Crop production NAICS 111	59	$27,670	$71,978	−$478,422	$692
NAICS 922 Justice, public order, and safety activities NAICS 922	55	$70,701	$232,154	−$318,246	$1,768
NAICS 923 Administration of human resource programs NAICS 923	48	$135,223	$472,326	−$78,074	$3,381
NAICS 926 Administration of economic programs NAICS 926	38	$70,392	$231,003	−$319,397	$1,760
NAICS 814 Private households NAICS 814	35	$47,837	$147,046	−$403,354	$1,196
NAICS 112 Animal production and aquaculture NAICS 112	34	$62,667	$202,248	−$348,152	$1,567
NAICS 516 Broadcasting and content providers NAICS 516	30	$95,237	$323,485	−$226,915	$2,381
NAICS 115 Support activities for agriculture and forestry NAICS 115	13	$25,448	$63,707	−$486,693	$636
NAICS 924 Administration of environmental quality programs NAICS 924	6	$39,876	$117,413	−$432,987	$997
NAICS 623 Nursing and residential care facilities NAICS 623	5	$36,360	$104,325	−$446,075	$909
NAICS 925 Administration of housing programs, urban planning, and community development NAICS 925	2	$58,209	$185,654	−$364,746	$1,455

Affordable home price assumes the industry's average earner uses 30% of gross income for housing, with a 30-year mortgage at 7%, 5% down, $2,500/yr taxes & insurance, and 0.5% PMI. Adjust the Section 3 calculator for other terms. Affordable rent is 30% of monthly gross pay.

Source: BLS QCEW Annual Averages, 2024; ACS 5-year 2024 (median home value).

Section 5

Wages by Occupation

Selected essential-worker occupations for the MSA or nonmetropolitan area containing this county — jobs, the 10-year change, wages, and the housing each typical earner can afford. Both jobs counts and wages are reported at the MSA / nonmetropolitan-area level (BLS does not publish OEWS at the county level), so every county inside the same area shows the same numbers. For county-accurate employment totals, see Section 4 above.

Occupational wages and affordable housing

Occupation	2025 jobs	2015–2025 change	% change	Hourly wage	Annual wage	Affordable home price	Affordable monthly rent
Waiters and Waitresses SOC 35-3031	45,880	(4,340)	(9%)	$12.92	$26,870	$69,000	$672
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	80,730	16,080	25%	$13.62	$28,340	$74,472	$709
Childcare Workers SOC 39-9011	13,220	(1,790)	(12%)	$14.29	$29,710	$79,571	$743
Cashiers SOC 41-2011	51,180	(6,260)	(11%)	$14.65	$30,470	$82,400	$762
Retail Salespersons SOC 41-2031	84,970	290	0%	$16.85	$35,050	$99,448	$876
Janitors and Cleaners SOC 37-2011	30,900	3,620	13%	$17.36	$36,120	$103,431	$903
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	23,260	1,630	8%	$19.51	$40,570	$119,996	$1,014
Construction Laborers SOC 47-2061	16,460	—	—	$20.74	$43,150	$129,599	$1,079
Office Clerks, General SOC 43-9061	40,710	(6,750)	(14%)	$21.30	$44,300	$133,880	$1,108
Tellers SOC 43-3071	3,750	(1,900)	(34%)	$21.34	$44,390	$134,215	$1,110
Firefighters SOC 33-2011	6,350	(230)	(3%)	$24.24	$50,410	$156,624	$1,260
Carpenters SOC 47-2031	6,380	(2,700)	(30%)	$24.81	$51,610	$161,090	$1,290
Maintenance and Repair Workers, General SOC 49-9071	25,190	2,160	9%	$25.62	$53,280	$167,307	$1,332
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	41,830	11,740	39%	$28.56	$59,400	$190,087	$1,485
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	5,470	730	15%	$28.85	$60,020	$192,395	$1,501
Electricians SOC 47-2111	13,430	2,760	26%	$29.82	$62,020	$199,840	$1,551
Police and Sheriff's Patrol Officers SOC 33-3051	11,310	(1,330)	(11%)	$30.43	$63,300	$204,605	$1,583
Paramedics SOC 29-2043 · prior-year code differs	1,490	(2,510)	(63%)	$31.53	$65,590	$213,129	$1,640
Elementary School Teachers, Except Special Education SOC 25-2021	23,370	(5,580)	(19%)	—	$73,940	$244,210	$1,849
Registered Nurses SOC 29-1141	56,460	20,260	56%	$47.96	$99,760	$340,321	$2,494

Affordable home price uses the same Section 3 formula (30% housing budget, 30-year mortgage at 7%, 5% down, $2,500/yr T&I, 0.5% PMI). Affordable rent is 30% of monthly wages. Negative job-change values are shown in red parentheses. A "prior-year code differs" note flags occupations whose SOC code changed between the two vintages (2010 SOC → 2018 SOC) — the change estimate is best-effort.

Source: BLS OEWS May 2025 (10-year change vs. May 2015). Jobs counts and wages reflect the MSA or nonmetropolitan area containing this county, not the county alone — OEWS is not published at the county level.

Methodology & sources

All figures derive from the 2024 American Community Survey 5-year estimates. State and national comparisons are population-weighted aggregates of county-level estimates (an approximation; ACS publishes its own state and national medians which can differ slightly).

The affordability calculator uses a 30% housing-budget rule with a 30-year mortgage. Defaults are 7% interest, 5% down, $2,500/year taxes and insurance, and 0.5% PMI — adjustable above.

Variables: 13117 · pulled from Full Housing Data Table.xlsx.