In Forest Hills, a typical home is worth $498,500 and typical rent is $1,958 a month. Compared with all of Kent County, typical household income is 91% higher, the typical home value is 72% higher, and the share of households that own their home is 24 points higher.
Forest Hills is in Kent County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Kent County. See the county
What this place has that others do not, from public data, most unusual first.
1
The typical household income in Forest Hills is $158,005,91% more than in Kent County as a whole ($82,631).
2
The typical home in Forest Hills is worth $498,500,72% more than in Kent County as a whole ($289,900).
3
Forest Hills has the 4th highest typical rent of the 175 cities in Michigan with more than 5,000 people ($1,958).
4
94% of households in Forest Hills own their home, against 70% in Kent County.
5
Nearby, in Comstock Park, the typical home value is $235,300: 53% less than in Forest Hills ($498,500).
6
Nearby, in Comstock Park, the typical rent is $1,189: 39% less than in Forest Hills ($1,958).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Forest Hills
What homes there are in Forest Hills, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Forest Hills
Kent County
Michigan
United States
Kind of home: Forest Hills and its comparisons
Measure
Forest Hills
Kent County
Michigan
United States
Detached house
87%
65%
72%
61%
Attached house
7%
7%
5%
6%
Building of 2 to 4
Unreliable estimate
7%
5%
8%
Apartments (5 or more)
Unreliable estimate
18%
13%
19%
Mobile home
Unreliable estimate
4%
5%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
Detached houses, standing on their own, make up 87% of homes here, against 65% in Kent County.
Year built
Before 19601960–19791980–19992000–20092010 or later
Forest Hills
Kent County
Michigan
United States
Year built: Forest Hills and its comparisons
Measure
Forest Hills
Kent County
Michigan
United States
Before 1960
7%
33%
36%
26%
1960–1979
34%
21%
26%
24%
1980–1999
28%
25%
22%
25%
2000–2009
18%
12%
10%
14%
2010 or later
12%
10%
6%
11%
Here half of the homes date from 1988 or later; in Kent County, from 1977 or later.
Homes in Forest Hills are bigger: 87% have 3 bedrooms or more; in Kent County, 64%.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200KUnreliable
$200K–$300K6%
$300K–$500K38%
$500K–$750K27%
$750K–$1M13%
$1M or more9%
Value of owner-occupied homes: Forest Hills and its comparisons
Measure
Forest Hills
Under $100K
Unreliable estimate
$100K–$200K
Unreliable estimate
$200K–$300K
6%
$300K–$500K
38%
$500K–$750K
27%
$750K–$1M
13%
$1M or more
9%
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,499Unreliable
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Forest Hills and its comparisons
Measure
Forest Hills
Under $500
Unreliable estimate
$500–$999
Unreliable
$1,000–$1,499
Unreliable estimate
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable estimate
$3,000 or more
Unreliable estimate
With a mortgage
$2,414 a month
Kent County: $1,603 a month
Without a mortgage
$818 a month
Kent County: $618 a month
Owners with a mortgage
62%
Kent County: 63%
Owning costs more in Forest Hills: with a mortgage, the typical cost is $2,414 a month; in Kent County, $1,603. Without one, $818.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Forest Hills+44%
Kent County+67%
Michigan+50%
United States+53%
Typical rent
Forest Hills+43%
Kent County+38%
Michigan+30%
United States+33%
Typical household income
Forest Hills+32%
Kent County+31%
Michigan+28%
United States+29%
Change since 2015–2019: Forest Hills and its comparisons
Measure
Forest Hills
Kent County
Michigan
United States
Typical home value
+44%
+67%
+50%
+53%
Typical rent
+43%
+38%
+30%
+33%
Typical household income
+32%
+31%
+28%
+29%
From 2015–2019 to 2020–2024, the typical home value in Forest Hills rose 44%; in Kent County, it rose 67%.
The typical rent in Forest Hills rose 43% over the same time; in Kent County, it rose 38%.
The typical household income in Forest Hills rose 32%: less than home values (+44%) and rent (+43%).
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Forest Hills and its comparisons
Measure
Forest Hills
Kent County
Michigan
United States
Rental vacancy
Unreliable estimate
4.3%
5.1%
5.5%
Homeowner vacancy
Unreliable estimate
0.3%
0.8%
0.9%
More than one person per room
Unreliable estimate
1.9%
1.6%
3.4%
People per household
2.83
2.54
2.42
2.53
Drive alone
70%
73%
74%
69%
Carpool
5%
8%
8%
9%
Public transit
Unreliable estimate
2%
1%
3%
Walk or bike
1%
2%
2%
3%
Work from home
23%
14%
14%
15%
Other means
Unreliable estimate
1%
1%
2%
Typical commute
Unreliable estimate
10 to 19 minutes
20 to 29 minutes
20 to 29 minutes
Households in Forest Hills are bigger: 2.83 people on average; in Kent County, 2.54.
In Forest Hills, 23% of workers work from home, more than in Kent County (14%).
Do the math
What would you pay each month for a home in Forest Hills?
A typical home is tight for the typical income
We start with a typical home in Forest Hills, worth $498,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 32% of the typical household income in Forest Hills, which is $158,005 a year. For that payment to be 28% of income, a household would need to earn about $180,043 a year.
The calculator's FHA and conventional loan limits are those of all of Kent County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Forest Hills. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $17,448 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$4,201
at 7.18% · 30 years
Loan amount
$489,470
Total interest
$704,233
Paid off in
November 2056
Includes $8,418 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $3,687 a month
Tight
$3,687 to $4,740 a month
Your payment · 32%
Hard
more than $4,740 a month
Compared with the typical household income in Forest Hills ($158,005 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$3,316
Property tax
$457
Home insurance
$208
FHA mortgage insurance (MIP)
$220
You need at least $17,448 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $4,201; principal and interest $3,316.
The city and its county
Forest Hills and Kent County
Forest Hills is in Kent County, Michigan. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
Forest Hills
Map of Kent County, Michigan, with Forest Hills marked. Around it, the neighboring counties.
Forest Hills
Kent County
Other cities with a page
Forest Hills's own numbers
Typical home value
$498,500
Typical monthly rent
$1,958
Typical yearly household income
$158,005
Households that own their home
94%
Effective property tax rate
1.1%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Kent County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,630
Price change over 5 years (FHFA)
+60%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Kent County.
A typical home in Forest Hills is worth $498,500: 72% above the county and 115% above Michigan. With the typical household income in Forest Hills ($158,005 a year), a typical home costs 3.2 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
Forest Hills3.2 years
Kent3.5 years
Michigan3.2 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Kent County
According to FHFA’s house price index, home prices in Kent County rose 130% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Kent County.
Yearly change in FHFA’s price index in Kent County, 2016 to 2025
2016: +8.6% +8.6% 2016
2017: +9.0% +9.0% 2017
2018: +8.8% +8.8% 2018
2019: +6.6% +6.6% 2019
2020: +4.3% +4.3% 2020
2021: +14.3% +14.3% 2021
2022: +15.7% +15.7% 2022
2023: +9.0% +9.0% 2023
2024: +6.3% +6.3% 2024
2025: +4.5% +4.5% 2025
Change in FHFA’s price index in Kent County, Michigan and the United States
Period
County
Michigan
U.S.
Last year (2025)
+4.5%
+4.7%
+2.9%
5 years (2020–2025)
+60%
+52%
+47%
10 years (2015–2025)
+130%
+97%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Forest Hills next to Kent County, Michigan and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
Forest Hills$498,500
Kent$289,900
Michigan$231,600
United States$332,700
Typical monthly rent
Forest Hills$1,958
Kent$1,243
Michigan$1,129
United States$1,413
Typical yearly household income
Forest Hills$158,005
Kent$82,631
Michigan$72,875
United States$80,734
See the full table
Forest Hills next to Kent County and Michigan
Measure
Forest Hills
Kent County
Michigan
U.S.
Typical home value
$498,500 ▲72% above the county
$289,900
$231,600
$332,700
Typical monthly rent
$1,958 ▲58% above the county
$1,243
$1,129
$1,413
Typical yearly household income
$158,005 ▲91% above the county
$82,631
$72,875
$80,734
Households that own their home
94% ▲24 points above the county
70%
73%
65%
Typical yearly property tax
$5,468 ▲70% above the county
$3,217
$2,904
$3,119
Effective property tax rate
1.1% ▼0.01 points below the county
1.11%
1.25%
0.94%
Renters with high rent for their income
39% ▼10 points below the county
49%
50%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Kent County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in Forest Hills
For a typical $498,500 home in Forest Hills, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Forest Hills's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$4,201a month
Least cash to close
Down payment
$17,448
Cash to close
$32,403
Rate
7.18%
Mortgage insurance
FHA MIP · $220
Conventional, 5% down$4,110a month
Down payment
$24,925
Cash to close
$39,880
Rate
7.18%
Mortgage insurance
PMI · $237
Conventional, 20% down, no PMI$3,366a month
Down payment
$99,700
Cash to close
$114,655
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$3,827a month
Down payment
$74,775
Cash to close
$89,730
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Forest Hills
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$4,201
$17,448
$489,471
7.18%
FHA MIP · $220
$32,403
580
Conventional, 5% down
$4,110
$24,925
$473,575
7.18%
PMI · $237
$39,880
620*
Conventional, 20% down, no PMI
$3,366
$99,700
$398,800
7.18%
None
$114,655
620*
ITIN, 15% down (example)
$3,827
$74,775
$423,725
8.18%
None
$89,730
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
Typical rent in Forest Hills is $1,958 a month: 58% above the county. In Forest Hills, 39% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Kent County, by unit size. To pay the 2-bedroom one ($1,630 a month) without spending more than 30% of your income, you would need to earn $31.35 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Kent County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,306
$25.12
$52,240
1 bedroom
$1,365
$26.25
$54,600
2 bedrooms
$1,630
$31.35
$65,200
3 bedrooms
$2,113
$40.63
$84,520
4 bedrooms
$2,417
$46.48
$96,680
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in Forest Hills
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Forest Hills has 2 ZIP codes with their own.
For 2 bedrooms it runs from $1,770 in 49546 to $2,450 in 49301.
2 of the 2 are above the fair market rent for Kent County ($1,630).
Fair market rent by ZIP code and size in Forest Hills, fiscal year 2027.
49301
$1,960
$2,050
$2,450
$3,180
$3,630
49546
$1,420
$1,480
$1,770
$2,290
$2,620
ZIP code2 bd3 bd
49301 $2,450$3,180
49546 $1,770$2,290
2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Forest Hills when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
There are 5 HUD-approved agencies with an office in Kent County; 2 say they serve in Spanish.
No down payment, repair or rent-help program on our list is for Forest Hills or Kent County. The ones below are statewide in Michigan: they work in Forest Hills the same as in the rest of the state.
Michigan state agency loan of up to $10,000, with no interest and no monthly payments, for the down payment, closing costs and prepaid expenses; it goes with MSHDA's MI Home Loan mortgage and is repaid in certain cases, such as when you pay off the first mortgage, sell or refinance the home, or no longer live in it.Offered by Michigan State Housing Development Authority (MSHDA).
Michigan state authority certificate that lets you take 20% of the interest you pay each year on your mortgage off your federal taxes, for the life of the loan; you apply with an approved lender before you buy.Offered by Michigan State Housing Development Authority (MSHDA).
The HUD-approved agencies closest to the center of Forest Hills, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
TC
Telamon Corporation - Holland Branch
3033 Orchard Vista Dr SE Ste 300, Grand Rapids · 4 miles away
No legal help resource on our list is for Forest Hills or Kent County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Forest Hills and all of Kent County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in Forest Hills?
The typical home value in Forest Hills is $498,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Kent County it is $289,900.
How much does it cost to rent in Forest Hills?
Typical rent in Forest Hills is $1,958 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Kent County is $1,630.
What is the FHA loan limit in Forest Hills?
Forest Hills uses the FHA limit for all of Kent County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.
How much property tax do owners pay in Forest Hills?
The typical homeowner in Forest Hills pays $5,468 a year, according to the U.S. Census Bureau. That is 1.1% of the home’s value; in Kent County, the rate is 1.11%.
Where can I find free help to buy or rent in Forest Hills?
There are 5 HUD-approved counseling agencies with an office in Kent County. 2 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.
