North Carolina · GEOID 37067

Forsyth County

2024 ACS 5-year estimates · population 389,977 · 175,631 housing units

Median household income

$67,165

State $74,272

Median home value

$250,400

State $299,282

Median gross rent

$1,098

State $1,245

Homeownership rate

63.6%

State 66.6%

Renter cost-burden rate

49.1%

≥30% of income

Owner cost-burden rate

19.1%

≥30% of income

Homeowner vacancy

1.0%

Of owner-occupied + for-sale units

Rental vacancy

7.5%

Of renter-occupied + for-rent units

Overall vacancy

8.9%

All housing units

Price-to-income ratio

3.73

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Forsyth County	North Carolina
Population	389,977	10,730,404
Population density (per sq. mi.)	955.72	—
Median household income	$67,165	$74,272
HUD Area Median Income (4-person, 100%)	$96,700	—
Households	159,925	—
Average household size	2.37 people	—
Owner-occupied	63.6%	66.6%
Renter-occupied	36.4%	33.4%
Race	55.8% White · 25.2% 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 North Carolina.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

38.5% hold a bachelor's degree or higher (state: 35.7%).

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	16.0%	$49,965	$1,249	$154,967
1 earner	34.1%	$61,434	$1,536	$197,659
2 earners	40.9%	$113,898	$2,847	$392,947
3+ earners	9.0%	$138,125	$3,453	$483,129

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

159,925

Average size: 2.37 people

Households with children

40,691

25.4% of households

Per-capita income

$39,203

Poverty rate: 13.1%

Section 2

Residential Market Analysis

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

Tenure

63.6% owner-occupied vs. state average 66.6%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 71.0% · Missing middle (2–19 units) 18.4%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

42.9% built before 1980 · Median structure age 1,984.00 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: $250,400.

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: $1,098.

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 15,706 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 6.3% · For rent 30.1% · Seasonal 7.1% · Other 50.8%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

42.1% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 57.9% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.6%

1,117 units of 175,631 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

4.5%

7,971 units of 175,631 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$53,732

100% MHI$67,165

120% MHI$80,598

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	$53,400	$61,000	$76,250
100% AMI	$67,690	$77,360	$96,700
120% AMI	$81,250	$92,850	$116,050

HUD FMR Area: Winston-Salem, NC 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

49.1% of renter households spend ≥30% of income on rent (24.5% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

19.1% 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

180,149

Across 17 sectors

Establishments

10,775

QCEW 2024

Avg annual pay (workforce)

$66,157

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	43,259	$72,610	$239,260	−$11,140	$1,815
NAICS 44-45 Retail trade NAICS 44-45	22,509	$40,568	$119,988	−$130,412	$1,014
NAICS 72 Accommodation and food services NAICS 72	18,281	$24,473	$60,077	−$190,323	$612
NAICS 61 Educational services NAICS 61	16,952	$85,410	$286,905	+$36,505	$2,135
NAICS 31-33 Manufacturing NAICS 31-33	16,130	$77,885	$258,895	+$8,495	$1,947
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	12,569	$49,016	$151,435	−$98,965	$1,225
NAICS 52 Finance and insurance NAICS 52	9,037	$113,596	$391,823	+$141,423	$2,840
NAICS 23 Construction NAICS 23	8,371	$73,793	$243,663	−$6,737	$1,845
NAICS 54 Professional, scientific, and technical services NAICS 54	8,356	$85,437	$287,006	+$36,606	$2,136
NAICS 92 Public administration NAICS 92	7,864	$65,518	$212,861	−$37,539	$1,638
NAICS 81 Other services (except public administration) NAICS 81	5,146	$41,425	$123,178	−$127,222	$1,036
NAICS 55 Management of companies and enterprises NAICS 55	4,749	$135,507	$473,384	+$222,984	$3,388
NAICS 71 Arts, entertainment, and recreation NAICS 71	2,853	$26,615	$68,051	−$182,349	$665
NAICS 53 Real estate and rental and leasing NAICS 53	1,958	$61,326	$197,257	−$53,143	$1,533
NAICS 51 Information NAICS 51	1,508	$85,205	$286,142	+$35,742	$2,130
NAICS 48-49 Transportation and warehousing NAICS 48-49	574	$70,497	$231,394	−$19,006	$1,762
NAICS 99 Unclassified NAICS 99	33	$35,033	$99,385	−$151,015	$876

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 622 Hospitals NAICS 622	23,923	$81,342	$271,763	+$21,363	$2,034
NAICS 611 Educational services NAICS 611	16,952	$85,410	$286,905	+$36,505	$2,135
NAICS 722 Food services and drinking places NAICS 722	16,837	$23,977	$58,231	−$192,169	$599
NAICS 561 Administrative and support services NAICS 561	12,139	$48,313	$148,818	−$101,582	$1,208
NAICS 621 Ambulatory health care services NAICS 621	11,382	$79,601	$265,282	+$14,882	$1,990
NAICS 541 Professional, scientific, and technical services NAICS 541	8,356	$85,437	$287,006	+$36,606	$2,136
NAICS 238 Specialty trade contractors NAICS 238	5,390	$67,069	$218,634	−$31,766	$1,677
NAICS 921 Executive, legislative, and other general government support NAICS 921	4,969	$59,696	$191,189	−$59,211	$1,492
NAICS 551 Management of companies and enterprises NAICS 551	4,749	$135,507	$473,384	+$222,984	$3,388
NAICS 455 General merchandise retailers NAICS 455	4,563	$28,470	$74,956	−$175,444	$712
NAICS 522 Credit intermediation and related activities NAICS 522	4,275	$112,819	$388,931	+$138,531	$2,820
NAICS 623 Nursing and residential care facilities NAICS 623	4,063	$40,932	$121,343	−$129,057	$1,023
NAICS 445 Food and beverage retailers NAICS 445	3,964	$27,203	$70,239	−$180,161	$680
NAICS 624 Social assistance NAICS 624	3,891	$31,548	$86,413	−$163,987	$789
NAICS 524 Insurance carriers and related activities NAICS 524	3,877	$86,955	$292,657	+$42,257	$2,174
NAICS 441 Motor vehicle and parts dealers NAICS 441	3,556	$61,044	$196,207	−$54,193	$1,526
NAICS 423 Merchant wholesalers, durable goods NAICS 423	3,130	$82,612	$276,490	+$26,090	$2,065
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	2,782	$50,002	$155,105	−$95,295	$1,250
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	2,358	$64,932	$210,679	−$39,721	$1,623
NAICS 812 Personal and laundry services NAICS 812	2,183	$35,252	$100,200	−$150,200	$881
NAICS 336 Transportation equipment manufacturing NAICS 336	2,141	$106,224	$364,382	+$113,982	$2,656
NAICS 236 Construction of buildings NAICS 236	2,019	$90,224	$304,825	+$54,425	$2,256
NAICS 493 Warehousing and storage NAICS 493	1,998	$47,184	$144,615	−$105,785	$1,180
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	1,964	$33,006	$91,840	−$158,560	$825
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	1,948	$46,713	$142,862	−$107,538	$1,168
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	1,784	$20,206	$44,194	−$206,206	$505
NAICS 811 Repair and maintenance NAICS 811	1,754	$44,603	$135,008	−$115,392	$1,115
NAICS 332 Fabricated metal product manufacturing NAICS 332	1,736	$74,670	$246,928	−$3,472	$1,867
NAICS 923 Administration of human resource programs NAICS 923	1,733	$79,493	$264,880	+$14,480	$1,987
NAICS 456 Health and personal care retailers NAICS 456	1,631	$39,087	$114,476	−$135,924	$977
NAICS 531 Real estate NAICS 531	1,594	$58,338	$186,134	−$64,266	$1,458
NAICS 484 Truck transportation NAICS 484	1,583	$68,894	$225,427	−$24,973	$1,722
NAICS 333 Machinery manufacturing NAICS 333	1,555	$82,821	$277,268	+$26,868	$2,071
NAICS 322 Paper manufacturing NAICS 322	1,548	$67,525	$220,331	−$30,069	$1,688
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	1,510	$87,330	$294,052	+$43,652	$2,183
NAICS 326 Plastics and rubber products manufacturing NAICS 326	1,452	$80,654	$269,202	+$18,802	$2,016
NAICS 721 Accommodation NAICS 721	1,444	$30,259	$81,615	−$168,785	$756
NAICS 457 Gasoline stations and fuel dealers NAICS 457	1,201	$34,922	$98,972	−$151,428	$873
NAICS 335 Electrical equipment, appliance, and component manufacturing NAICS 335	996	$86,969	$292,709	+$42,309	$2,174
NAICS 311 Food manufacturing NAICS 311	985	$59,372	$189,983	−$60,417	$1,484
NAICS 237 Heavy and civil engineering construction NAICS 237	962	$76,983	$255,537	+$5,137	$1,925
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	912	$53,515	$168,181	−$82,219	$1,338
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	900	$64,127	$207,683	−$42,717	$1,603
NAICS 492 Couriers and messengers NAICS 492	895	$52,889	$165,851	−$84,549	$1,322
NAICS 339 Miscellaneous manufacturing NAICS 339	810	$64,874	$210,464	−$39,936	$1,622
NAICS 334 Computer and electronic product manufacturing NAICS 334	791	$88,588	$298,735	+$48,335	$2,215
NAICS 313 Textile mills NAICS 313	704	$60,096	$192,678	−$57,722	$1,502
NAICS 488 Support activities for transportation NAICS 488	617	$72,150	$237,547	−$12,853	$1,804
NAICS 491 Postal service NAICS 491	574	$70,497	$231,394	−$19,006	$1,762
NAICS 922 Justice, public order, and safety activities NAICS 922	490	$71,671	$235,764	−$14,636	$1,792
NAICS 926 Administration of economic programs NAICS 926	487	$67,933	$221,850	−$28,550	$1,698
NAICS 562 Waste management and remediation services NAICS 562	430	$68,862	$225,308	−$25,092	$1,722
NAICS 513 Publishing industries NAICS 513	417	$107,724	$369,966	+$119,566	$2,693
NAICS 337 Furniture and related product manufacturing NAICS 337	404	$47,025	$144,024	−$106,376	$1,176
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	402	$66,429	$216,252	−$34,148	$1,661
NAICS 323 Printing and related support activities NAICS 323	371	$59,836	$191,710	−$58,690	$1,496
NAICS 517 Telecommunications NAICS 517	361	$81,625	$272,816	+$22,416	$2,041
NAICS 516 Broadcasting and content providers NAICS 516	350	$74,842	$247,568	−$2,832	$1,871
NAICS 532 Rental and leasing services NAICS 532	318	$65,320	$212,124	−$38,276	$1,633
NAICS 814 Private households NAICS 814	298	$30,799	$83,625	−$166,775	$770
NAICS 325 Chemical manufacturing NAICS 325	266	$61,522	$197,986	−$52,414	$1,538
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	201	$113,130	$390,089	+$139,689	$2,828
NAICS 321 Wood product manufacturing NAICS 321	173	$49,427	$152,965	−$97,435	$1,236
NAICS 485 Transit and ground passenger transportation NAICS 485	163	$39,279	$115,190	−$135,210	$982
NAICS 314 Textile product mills NAICS 314	111	$40,565	$119,977	−$130,423	$1,014
NAICS 331 Primary metal manufacturing NAICS 331	103	$64,779	$210,110	−$40,290	$1,619
NAICS 925 Administration of housing programs, urban planning, and community development NAICS 925	85	$60,784	$195,239	−$55,161	$1,520
NAICS 924 Administration of environmental quality programs NAICS 924	71	$65,072	$211,201	−$39,199	$1,627
NAICS 111 Crop production NAICS 111	61	$23,884	$57,885	−$192,515	$597
NAICS 315 Apparel manufacturing NAICS 315	46	$27,119	$69,927	−$180,473	$678
NAICS 533 Lessors of nonfinancial intangible assets (except copyrighted works) NAICS 533	46	$137,261	$479,912	+$229,512	$3,432
NAICS 999 Unclassified NAICS 999	33	$35,033	$99,385	−$151,015	$876
NAICS 928 National security and international affairs NAICS 928	31	$92,116	$311,867	+$61,467	$2,303
NAICS 115 Support activities for agriculture and forestry NAICS 115	24	$37,887	$110,009	−$140,391	$947

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
Cashiers SOC 41-2011	6,220	(660)	(10%)	$13.88	$28,880	$76,482	$722
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	4,900	(4,270)	(47%)	$14.07	$29,270	$77,933	$732
Childcare Workers SOC 39-9011	820	(690)	(46%)	$14.93	$31,040	$84,522	$776
Janitors and Cleaners SOC 37-2011	3,010	(480)	(14%)	$15.83	$32,920	$91,520	$823
Retail Salespersons SOC 41-2031	6,790	(1,170)	(15%)	$16.22	$33,730	$94,535	$843
Waiters and Waitresses SOC 35-3031	3,940	(330)	(8%)	$16.73	$34,790	$98,481	$870
Firefighters SOC 33-2011	990	0	0%	$17.36	$36,120	$103,431	$903
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	4,450	(3,210)	(42%)	$18.88	$39,270	$115,157	$982
Office Clerks, General SOC 43-9061	3,500	(1,540)	(31%)	$20.24	$42,110	$125,728	$1,053
Construction Laborers SOC 47-2061	2,000	1,240	163%	$21.36	$44,430	$134,364	$1,111
Tellers SOC 43-3071	370	(1,120)	(75%)	$21.44	$44,600	$134,997	$1,115
Maintenance and Repair Workers, General SOC 49-9071	2,480	20	1%	$24.09	$50,110	$155,507	$1,253
Carpenters SOC 47-2031	510	(150)	(23%)	$24.57	$51,100	$159,192	$1,278
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	860	460	115%	$25.56	$53,170	$166,897	$1,329
Elementary School Teachers, Except Special Education SOC 25-2021	2,220	(170)	(7%)	—	$54,330	$171,215	$1,358
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	3,480	70	2%	$26.58	$55,290	$174,789	$1,382
Paramedics SOC 29-2043 · prior-year code differs	420	(320)	(43%)	$26.77	$55,680	$176,240	$1,392
Electricians SOC 47-2111	1,120	260	30%	$26.99	$56,140	$177,953	$1,404
Police and Sheriff's Patrol Officers SOC 33-3051	1,310	290	28%	$28.36	$58,980	$188,524	$1,475
Registered Nurses SOC 29-1141	10,180	2,240	28%	$43.96	$91,430	$309,314	$2,286

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: 37067 · pulled from Full Housing Data Table.xlsx.