Español

Este sitio también está en español. Leer en español

City · 5,357 residents · Scott County, Mississippi

Forest , Mississippi

In Forest, a typical home is worth $141,100 and typical rent is $900 a month. Compared with all of Scott County, the typical home value is 32% higher and the share of households that own their home is 21 points lower.

WhatsApp

  • Typical home value

    $141,100

    32% above the county

    17% below Mississippi

    • Forest
    • Scott
    • Mississippi

  • Typical rent

    $900a month

    About the same as the county

    6% below Mississippi

    • Forest
    • Scott
    • Mississippi

  • Typical household income

    $49,724a year

    About the same as the county

    12% below Mississippi

    • Forest
    • Scott
    • Mississippi

  • Households that own their home

    51%

    21 points below the county

    19 points below Mississippi

    • Forest
    • Scott
    • Mississippi

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$115,819
4.6% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Forest is in Scott 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 Scott County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Forest apart

What this place has that others do not, from public data, most unusual first.

  1. 51% of households in Forest own their home, against 71% in Scott County.

  2. Nearby, in Philadelphia, the typical home value is $97,300: 31% less than in Forest ($141,100).

  3. The typical home in Forest is worth $141,100, 32% more than in Scott County as a whole ($106,700).

  4. 11% of households in Forest have no internet at home (17% in Scott County).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Forest

What homes there are in Forest, 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

In Forest, 6 in 10 homes are single-family detached houses, about the same as in Scott County.

Year built

Homes in Forest are older: the typical year built is 1977; in Scott County, 1989.

Homes in Forest are smaller: 64% have 3 bedrooms or more; in Scott County, 71%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,403 a month

Scott County: $1,036 a month

Without a mortgage

$425 a month

Scott County: $383 a month

Owners with a mortgage

35%

Scott County: 42%

Owning costs more in Forest: with a mortgage, the typical cost is $1,403 a month; in Scott County, $1,036. Without one, $425.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Forest gained value faster than in Scott County: 83% against 50%.

Since 2015–2019, the typical rent in Forest did not change clearly, according to the Census.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureForestScott CountyMississippiUnited States
Rental vacancy Unreliable estimateUnreliable estimate8.2%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimateUnreliable estimate2.2%3.4%
People per household 3.132.842.492.53
Drive alone 86%85%82%69%
Carpool Unreliable estimate9%9%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home Unreliable estimateUnreliable estimate6%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Forest are bigger: 3.13 people on average; in Scott County, 2.84.

To get to work, 86% of workers in Forest drive alone; in Scott County, 85%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Forest?

A typical home is tight for the typical income

We start with a typical home in Forest, worth $141,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 28% of the typical household income in Forest, which is $49,724 a year. For that payment to be 28% of income, a household would need to earn about $49,903 a year.

The calculator's FHA and conventional loan limits are those of all of Scott County.

Your numbers

Local data
$

Starts at the typical home value in Forest. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $4,939 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,164

at 7.18% · 30 years

Loan amount
$138,544
Total interest
$199,332
Paid off in
November 2056

Includes $2,383 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,160 a month

  • Tight

    $1,160 to $1,492 a month

    Your payment · 28%

  • Hard

    more than $1,492 a month

Compared with the typical household income in Forest ($49,724 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,164
Principal & interest$939
Property tax$105
Home insurance$59
FHA mortgage insurance (MIP)$62

You need at least $4,939 for the down payment, plus closing costs.

Next step

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.

The city and its county

Forest and Scott County

Forest is in Scott County, Mississippi. 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's own numbers

Typical home value
$141,100
Typical monthly rent
$900
Typical yearly household income
$49,724
Households that own their home
51%
Effective property tax rate
0.89%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Scott County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,026
Price change over 5 years (FHFA)
+43%
Homes in a high flood-risk zone
2.2%

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 Scott County.

Everything about Scott County

Buying

Buying a home in Forest

A typical home in Forest is worth $141,100: 32% above the county and 17% below Mississippi. With the typical household income in Forest ($49,724 a year), a typical home costs 2.8 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 2.8 years
  • Scott 2.2 years
  • Mississippi 3.0 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Scott County

According to FHFA’s house price index, home prices in Scott County rose 56% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Scott County.

Period County Mississippi U.S.
Last year (2025) +14.0% +3.5% +2.9%
5 years (2020–2025) +43% +42% +47%
10 years (2015–2025) +56% +62% +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 next to Scott County, Mississippi and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Forest $141,100
  • Scott $106,700
  • Mississippi $169,800
  • United States $332,700
Typical monthly rent
  • Forest $900
  • Scott $888
  • Mississippi $954
  • United States $1,413
Typical yearly household income
  • Forest $49,724
  • Scott $48,786
  • Mississippi $56,447
  • United States $80,734
See the full table
Forest next to Scott County and Mississippi
Measure Forest Scott County Mississippi U.S.
Typical home value $141,100 $106,700 $169,800 $332,700
Typical monthly rent $900 $888 $954 $1,413
Typical yearly household income $49,724 $48,786 $56,447 $80,734
Households that own their home 51% 71% 70% 65%
Typical yearly property tax $1,252 $710 $1,215 $3,119
Effective property tax rate 0.89% 0.67% 0.72% 0.94%
Renters with high rent for their income 51% 39% 51% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Scott 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

For a typical $141,100 home in Forest, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Forest's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,164a month

    Least cash to close
    Down payment
    $4,939
    Cash to close
    $9,172
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $62

  • Conventional, 5% down $1,139a month

    Down payment
    $7,055
    Cash to close
    $11,288
    Rate
    7.18%
    Mortgage insurance
    PMI · $67

  • Conventional, 20% down, no PMI $928a month

    Down payment
    $28,220
    Cash to close
    $32,453
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,059a month

    Down payment
    $21,165
    Cash to close
    $25,398
    Rate
    8.18%
    Mortgage insurance
    None

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.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Forest and for Scott County.

Property tax

Effective rate in Forest

0.89%of the home’s value each year

$1,252 a year for the typical owner in Forest.

  • Forest 0.89%
  • Scott 0.67%
  • Mississippi 0.72%

What Mississippi publishes Regular homestead exemption (Tier 1) (Mississippi Department of Revenue)

Exemptions and deadlines in Mississippi

Flood risk in Scott County

FEMA does not publish these numbers by city: they are for all of Scott County.

Homes in the high-risk zone
2.2%
237
Of those, with NFIP insurance
15%
County Mississippi U.S.
Homes in the high-risk zone 2.2% 7.6% 3.5%
Of those, with NFIP insurance 15% 33% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Forest

Typical rent in Forest is $900 a month: about the same as the county. In Forest, 51% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Scott County, by unit size. To pay the 2-bedroom one ($1,026 a month) without spending more than 30% of your income, you would need to earn $19.73 an hour working full time.

HUD fair market rent for all of Scott County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $844 $16.23 $33,760
1 bedroom $849 $16.33 $33,960
2 bedrooms $1,026 $19.73 $41,040
3 bedrooms $1,222 $23.50 $48,880
4 bedrooms $1,348 $25.92 $53,920

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

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Forest is in ZIP code 39074.

For 2 bedrooms it is $1,020: $6 less than the fair market rent for Scott County ($1,026).

  • 39074 $1,020$1,220

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Forest 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 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Forest

HUD lists 5 buildings with rents for lower incomes in Forest. These are the largest.

  • Oak Dale Apts 415 S First Ave, Forest 39074 84 low-income homes · 1 bd: 32 · 2 bd: 28 · 3 bd: 16 · 4 bd: 8 · In service since 1997 · For older adults, people with disabilities, families (601) 469-4540
  • Forest Ha 207 Rose St, Forest 39074 78 homes, 77 low-income · Run by The Housing Authority of the City of Forest · Average payment: $435 a month · Average wait: 46 months · Homes at several sites (601) 469-1342
  • Forest Plaza Apts 800 Hillsboro St, Forest 39074 32 low-income homes · 2 bd: 32 · In service since 1990 · For people with disabilities, families
  • Meadow Lawn II 100 Seventh St, Forest 39074 32 low-income homes · 1 bd: 8 · 2 bd: 16 · 3 bd: 8 · In service since 2013 · For families (601) 469-1342
  • Scott Apts 801 Hillsboro St, Forest 39074 24 low-income homes · 1 bd: 16 · 2 bd: 8 · In service since 1990 · For older adults, people with disabilities

See all 6 buildings in Scott County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Forest

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.

We found no HUD-approved agencies with an office in Scott County. The nearest ones are below; many serve by phone or online.

A man listens closely, seated at a meeting table.

HUD counseling is free or low-cost

Assistance programs in Forest

No down payment, repair or rent-help program on our list is for Forest or Scott County. The ones below are statewide in Mississippi: they work in Forest the same as in the rest of the state.

Which programs do I qualify for? All programs in Mississippi

  • Smart7 Mortgage Program

    Statewide in Mississippi

    Mississippi state corporation 30-year mortgage with $7,000 for the down payment or closing costs as a 0% second mortgage, repaid when you sell, refinance, stop living in the home or pay off the mortgage; no first-time buyer requirement. Offered by Mississippi Home Corporation (MHC).

    Deferred

    See the program Official page

  • Easy8

    Statewide in Mississippi

    Mississippi state corporation 30-year mortgage with $8,000 at 0% as a second mortgage for the down payment, closing costs or prepaid expenses, repaid when you sell, refinance, stop living in the home or pay off the mortgage; for first-time buyers, except in designated areas and for veterans. Offered by Mississippi Home Corporation (MHC).

    Deferred

    See the program Official page

  • Home4All

    Statewide in Mississippi

    Mississippi state corporation forgivable grant, with federal HOME funds, of up to $25,000 for the down payment, closing costs or to reduce the principal; for first-time buyers with incomes under 80% of the area median and a fixed-rate mortgage; if you sell before 5 or 10 years (depending on the amount), you may repay part of it. Offered by Mississippi Home Corporation (MHC).

    Grant

    See the program Official page

Housing counselors near Forest

The HUD-approved agencies closest to the center of Forest, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • NSC (naca Counseling Subsidiary) - Jackson, MS

    405 Briarwood Dr, Jackson · 39 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (601) 922-4008

  • Mississippi Housing Partnership, Inc.

    1217 N West St, Jackson · 41 miles away

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 4 more
    (601) 969-1895

  • Voice of Calvary Ministries

    531 W. Capitol St., Jackson · 42 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    601-969-3088-17

All counseling agencies in Mississippi

Help in Spanish near Forest

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Forest

HUD’s record names them for Forest or Scott County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • The Housing Authority of the City of Forest Public housing (601) 469-1342

All housing agencies in Mississippi Source: HUD

Cities

Nearby cities

The cities closest to Forest, with the typical home value.

Everything about Scott County Housing in Mississippi

Neighboring counties

If Scott County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Forest.

All guides
Three women of one family talk as they cook vegetables in the kitchen.

Questions

Housing questions about Forest

Short answers with the numbers for Forest and all of Scott 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?

The typical home value in Forest is $141,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Scott County it is $106,700.

How much does it cost to rent in Forest?

Typical rent in Forest is $900 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Scott County is $1,026.

What is the FHA loan limit in Forest?

Forest uses the FHA limit for all of Scott 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?

The typical homeowner in Forest pays $1,252 a year, according to the U.S. Census Bureau. That is 0.89% of the home’s value; in Scott County, the rate is 0.67%.

Where can I find free help to buy or rent in Forest?

We found no HUD-approved counseling agencies with an office in Scott County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).