1st Advantage MortgageThe median Forsyth County household earns $143,784, and 4% of residents live below the poverty line. Your income, debts and credit decide what you qualify for. Get offers in writing, compare the total repaid, and never pay a fee up front.
On this page
- Forsyth County by the numbers
- What Forsyth County households earn
- Employment and commuting in Forsyth County
- Rent, home values and ownership in Forsyth County
- The counties around Forsyth County
- Towns and communities in Forsyth County
- Who lives in Forsyth County, in numbers
- Before borrowing in Forsyth County
- Budget math at the Forsyth County median
- A Forsyth County borrower's checklist
- Checking a lender's license in Georgia
- More guides for Forsyth County
- Frequently asked questions
Forsyth County by the numbers
Forsyth County is home to about 267,287 people, according to the Census Bureau's 2020 to 2024 American Community Survey, which makes it the 8th most populous of 159 county-level areas in Georgia. Packed into 225 square miles, that is close to 1,190 residents for every square mile of land. It is one of the counties that make up the Atlanta-Sandy Springs-Roswell, GA metropolitan statistical area (OMB, 2023). Of the 1 Census place inside Forsyth County, Cumming leads by population with about 8,469.
What Forsyth County households earn
At $143,784, the typical Forsyth County household income is 119% above the median U.S. county ($65,681).
| Band | Forsyth County | Compared with Georgia |
|---|---|---|
| Under $35,000 | 8.5% | -13.6 pts |
| $35,000 to $99,999 | 23.9% | -15.6 pts |
| $100,000 to $199,999 | 36.1% | +9.7 pts |
| $200,000 or more | 31.4% | +19.6 pts |
About 9% of households earn under $35,000, while 68% clear $100,000. The poverty rate is 4.3%, 9 points lower than the state's 13.4%. The Gini index of income inequality is 0.392 (0 is perfect equality). A household earning below the $143,784 median should test any payment carefully; one earning above it should still pick the shortest term it can manage.
Employment and commuting in Forsyth County
The biggest employer of Forsyth County residents, by industry, is professional and administrative services at 23% of workers, followed by education and health care (17%). Compared with Georgia, the county leans toward professional and administrative services (23% against 14%). The survey's unemployment rate for Forsyth County averages 3.5% over 2020 to 2024 (state: 5.1%). 24% of commuters travel 45 minutes or more each way, and 33% work from home. 2.0% of households have no vehicle.
| Industry (employed residents 16+) | Forsyth County | Gap to Georgia |
|---|---|---|
| Professional and administrative services | 22.9% | +9.3 pts |
| Education and health care | 16.7% | -4.3 pts |
| Retail trade | 10.8% | -0.4 pts |
| Finance, insurance and real estate | 10.6% | +4.2 pts |
| Manufacturing | 8.6% | -1.4 pts |
| Arts, lodging and food service | 7.6% | -0.9 pts |
Industry shapes paperwork. Salaried and public jobs are easy to verify, while hourly, tipped, commission or contract earners in Forsyth County should have bank statements and tax returns ready.
Rent, home values and ownership in Forsyth County
A typical Forsyth County rental runs $2,090 a month including utilities, which is 50% above Georgia. 46% of renting households spend 30% or more of income on rent, and 24% spend half or more. The median owner-occupied home is valued at $550,400, about 3.8 times the median household income. 84% of Forsyth County households own their home and 16% rent. The median year built is 2004.
| Cost | Forsyth County | Georgia figure | Median county, U.S. |
|---|---|---|---|
| Median gross rent | $2,090/mo | $1,393/mo | $877/mo |
| Median home value | $550,400 | $303,300 | $185,300 |
| Owners | 84% | 66% | 75% |
| Rent-burdened renters | 46% | 52% | 45% |
| Burdened owners | 20% | 26% | n/a |
| Mobile homes | 2.5% | 7.8% | n/a |
Owners with equity have a second option. Weigh a secured line against an unsecured loan by risk as well as cost before you choose (how they compare).
The counties around Forsyth County
The six counties whose centers lie closest to Forsyth County's, from 15 to 26 miles away. Income ranges from $77,448 in Lumpkin County to $108,115 in Cherokee County; none of these neighbors top Forsyth County's median.
| County | Distance | Median income | Median rent | Owners |
|---|---|---|---|---|
| Forsyth County | - | $143,784 | $2,090/mo | 84% |
| Dawson County, GA | 15 mi | $92,991 | $1,626/mo | 79% |
| Hall County, GA | 19 mi | $80,901 | $1,341/mo | 69% |
| Gwinnett County, GA | 19 mi | $87,890 | $1,810/mo | 66% |
| Cherokee County, GA | 20 mi | $108,115 | $1,799/mo | 77% |
| Lumpkin County, GA | 25 mi | $77,448 | $1,142/mo | 76% |
| Pickens County, GA | 26 mi | $78,930 | $1,136/mo | 81% |
Towns and communities in Forsyth County
Cumming is the only Census place mainly inside Forsyth County, with about 8,469 of the county's 267,287 residents. Live in one of these Forsyth County communities, or between them? This is your local guide.
| Place in county | Status | Population (ACS) | Median HH income | Monthly rent | Distance from center |
|---|---|---|---|---|---|
| Cumming | city | 8,469 | $85,868 | $1,705 | 1 mi |
Who lives in Forsyth County, in numbers
College graduates make up 57% of the adult population. 7.9% of residents have no health coverage.
| Measure | Forsyth County | Georgia statewide | Typical U.S. county |
|---|---|---|---|
| Median age | 39.7 | 37.6 | 41.5 |
| Bachelor's or higher | 57.1% | 34.9% | 22.2% |
| No high school diploma | 5.6% | 10.8% | n/a |
| No health insurance | 7.9% | 12.4% | 7.8% |
| No vehicle | 2.0% | 5.9% | 5.4% |
| Work from home | 32.5% | 15.9% | 8.7% |
| Poverty rate | 4.3% | 13.4% | 13.2% |
| Unemployment (ACS) | 3.5% | 5.1% | 4.4% |
| Minutes to work | Forsyth County workers |
|---|---|
| Under 15 min | 18.3% |
| 15 to 29 min | 35.2% |
| 30 to 44 min | 23.0% |
| 45 to 59 min | 10.9% |
| 60+ min | 12.6% |
Before borrowing in Forsyth County
What the Forsyth County figures suggest, and what to check first:
- Keeping the car running. At 24% with long commutes, repairs are a frequent Forsyth County emergency; first decide if the car is worth fixing.
- Strong incomes, long terms. 68% of Forsyth County households earn $100,000+. The risk is a term that outlasts the need.
- 46% rent-burdened. A payment on top of high rent needs a cushion; size it with the calculator.
Budget math at the Forsyth County median
How much room does a median Forsyth County budget have? Take median income, subtract median rent, and check what is left under a few common debt-to-income limits.
- $11,982 a month: gross income for a household at the Forsyth County median
- 17% goes to median rent ($2,090)
- 36% debt-to-income limit: $2,224 left for all other debt payments
- Under a 43% cap, $5,152 total minus rent leaves $3,062
If your rent is above $2,090, the room shrinks dollar for dollar.
A Forsyth County borrower's checklist
Quick steps for Forsyth County:
- Write down what the expense costs; a smaller loan costs less.
- Collect three written offers and compare APR and total repaid.
- A Georgia license check takes minutes; do it first.
- Never pay a fee up front to get a loan.
Checking a lender's license in Georgia
Consumer lenders serving Forsyth County are licensed by the state, not the county; in Georgia that is the Georgia Department of Banking and Finance. The Consumer Financial Protection Bureau accepts complaints nationwide. See the Georgia state guide for the statewide picture.
More guides for Forsyth County
The Georgia guide covers the whole state.
Frequently asked questions
What does a typical Forsyth County household make?
About $143,784 a year at the median (ACS 2020-24), 86% above the Georgia median.
How much is rent in Forsyth County?
Median gross rent, utilities included, is $2,090 a month; 46% of renters spend 30% or more of income on it.
What are the biggest places in Forsyth County?
By population: Cumming. The county has 1 Census place in all.
Does my county matter to the questionnaire?
Only your state does. Whether you live in Forsyth County or elsewhere in Georgia, the same rules apply.
Is there a Forsyth County office that licenses lenders?
No, licensing is statewide. In Georgia it is the Georgia Department of Banking and Finance.