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County in North Carolina

Forsyth County, North Carolina

Forsyth County is a county in North Carolina with 389,977 residents, No. 4 of 100 by population. In Forsyth County, the FHA loan limit for a one-unit home is $541,287, and a typical home is worth $250,400. To rent a 2-bedroom apartment at Fair Market Rent ($1,332 a month) without going over 30% of your income, you need to earn about $25.62 an hour.

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  • Typical home price

    $250,400

    −13% vs. North Carolina −25% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Forsyth
    • North Carolina
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,332 a month

    −8% vs. North Carolina −24% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Forsyth
    • North Carolina
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Forsyth
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.79% of value per year

    +20% vs. North Carolina −16% vs. U.S.

    $1,984 a year for the typical owner

    • Forsyth
    • North Carolina
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$281,187
about the same as 12 months ago
Typical rent
$1,533 a month
4.6% more than 12 months ago

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

Data from October 2026

In short

What is housing like in Forsyth County today?

With an FHA loan and the minimum down payment, a typical home would cost about $2,046 a month: 37% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $87,664 a year; the typical income here is $67,165. The typical home value is 13% less than in North Carolina overall.

There are 3 agencies with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (Retrieved November 6, 2026).

Only here

What sets Forsyth County apart

  1. Among the neighboring counties, Surry County has the lowest typical rent ($761), 31% below the $1,098 in Forsyth County.

  2. Nearby, in Surry County, the typical home value is $177,600: 29% less than in Forsyth County ($250,400).

  3. From 2020 to 2025, home prices in Forsyth County rose 62% on FHFA's index, about the same as in North Carolina (60%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Forsyth County

What homes there are in Forsyth County, 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

The detached house is the most common home in Forsyth County: 67% of homes, near the figure in North Carolina (65%).

Year built

In Forsyth County, half of the homes were built before 1984; in North Carolina, before 1991.

There are fewer big homes in Forsyth County than in North Carolina: 62% have 3 bedrooms or more, against 67%.

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

By price, most homes in Forsyth County sit under the FHA limit for this county ($541,287): about 90%.

Monthly rent with utilities

About 66% of rented homes in Forsyth County cost less than HUD's 2-bedroom fair market rent for this county ($1,332); the rest cost more.

With a mortgage

$1,500 a month

North Carolina: $1,631 a month

Without a mortgage

$478 a month

North Carolina: $490 a month

Owners with a mortgage

63%

North Carolina: 61%

In Forsyth County, 63% of owners have a mortgage, and their typical cost is $1,500 a month, against $1,631 in North Carolina. Without one it drops to $478.

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

From 2015–2019 to 2020–2024, the typical home value in Forsyth County rose 57%; in North Carolina, it rose 68%.

The typical rent in Forsyth County rose 35% since 2015–2019, about the same as in North Carolina (35%).

Here income did not keep up with housing: it rose 30%, while home values changed +57% and rent +35%.

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

MeasureForsyth CountyNorth CarolinaUnited States
Rental vacancy 7.5%7.1%5.5%
Homeowner vacancy 1.0%1.3%0.9%
More than one person per room 2.3%2.2%3.4%
People per household 2.372.442.53
Drive alone 74%72%69%
Carpool 8%9%9%
Public transit 1%1%3%
Walk or bike 2%2%3%
Work from home 15%16%15%
Other means 1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes

Open rentals in Forsyth County look like those in North Carolina: the rental vacancy rate is 7.5%.

Much as in North Carolina, 2.3% of households in Forsyth County have more than one person per room.

By size, households in Forsyth County look like those in North Carolina: 2.37 people on average.

In Forsyth County, 74% of workers drive alone to work; in North Carolina, 72%.

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 in Forsyth County?

A typical home costs more than the typical income allows

We start with a typical home of $250,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 37% of the typical household income here, which is $67,165 a year. For that payment to be 28% of income, a household would need to earn about $87,664 a year.

Your numbers

Local data
$

Starts at the typical home value in Forsyth County. 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 $8,764 (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

$2,045

at 7.18% · 30 years

Loan amount
$245,865
Total interest
$353,742
Paid off in
November 2056

Includes $4,229 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,567 a month

  • Tight

    $1,567 to $2,015 a month

  • Hard

    more than $2,015 a month

    Your payment · 37%

Compared with the typical household income in Forsyth County ($67,165 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,045
Principal & interest$1,666
Property tax$165
Home insurance$104
FHA mortgage insurance (MIP)$111

You need at least $8,764 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.

Buying a home

Buying a home in Forsyth County

Here you'll see how prices have changed, how Forsyth County compares with North Carolina and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Forsyth County rose 101% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here North Carolina United States
In 2025 +3.5% +2.5% +2.9%
5 years (2020–2025) +62% +60% +47%
10 years (2015–2025) +101% +107% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Forsyth County compared with North Carolina and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Forsyth $250,400
  • North Carolina $288,900
  • United States $332,700
Typical rent a month
  • Forsyth $1,098
  • North Carolina $1,228
  • United States $1,413
Typical household income a year
  • Forsyth $67,165
  • North Carolina $72,388
  • United States $80,734
See the full table
Forsyth compared with North Carolina and the United States
MeasureHereNorth CarolinaU.S.
Residents389,97710,730,404334,922,499
Typical home value$250,400$288,900$332,700
Typical household income$67,165$72,388$80,734
Typical rent$1,098$1,228$1,413
Fair Market Rent (2 bedrooms)$1,332$1,441$1,750
Hourly wage to rent a 2-bedroom$25.62$27.71$33.65
Typical property tax$1,984$1,896$3,119
Effective tax rate0.79%0.66%0.94%
Households that own their home64%67%65%
Renters spending 30% or more on rent49%49%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: North Carolina shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Forsyth County

For a typical $250,400 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $2,046 $8,764 $245,865 7.18% FHA MIP · $111 $16,276 580
Conventional, 5% down $2,000 $12,520 $237,880 7.18% PMI · $119 $20,032 620*
Conventional, 20% down, no PMI $1,626 $50,080 $200,320 7.18% None $57,592 620*
ITIN, 15% down (example) $1,858 $37,560 $212,840 8.18% None $45,072 Set by the lender
  • 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.

Everything about buying in Forsyth County: income, limits and help How much house can I afford? Closing costs

Loan limits

FHA loans in Forsyth County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Forsyth County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Forsyth County, the typical owner pays $1,984 a year: about 0.79% of the home's value. That is more than the rest of North Carolina and less than the national average.

  • Forsyth 0.79%
  • North Carolina 0.66%
  • United States 0.94%

What North Carolina publishes Elderly or Disabled Homestead Exclusion (North Carolina General Assembly (statute))

Exemptions and deadlines in North Carolina

Is there a flood risk?

According to FEMA, in Forsyth County 0.4% of homes (474) are in a high-risk flood zone. Of those homes, 45% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Forsyth County

The natural hazards FEMA measures in Forsyth County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

According to FEMA, the natural hazard risk in Forsyth County is relatively moderate.

That rating combines the loss FEMA expects with social vulnerability and community resilience.

In all, FEMA estimates natural hazards cause about $104 million in losses a year in Forsyth County, across buildings, people and crops.

For homes and buildings, the costliest hazard here is inland flooding, at about $71.5 million in losses a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively high $71.5 million a year
  2. TornadoRelatively high $5.6 million a year
  3. HurricaneRelatively moderate $4.3 million a year
  4. EarthquakeRelatively low $2.8 million a year
  5. Winter weatherRelatively high $26,681 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Forsyth County is in climate zone 3A of the home energy code (IECC): humid, between hot and mixed.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$26.97$18.53 and $34.78
Plumbers, pipefitters and steamfitters$23.67$18.19 and $34.69
Heating, air conditioning and refrigeration mechanics$26.61$18.16 and $35.87
Roofers$23.69$18.45 and $29.38
Carpenters$24.01$17.11 and $33.20
Painters, construction and maintenance$18.24$13.33 and $26.91
Maintenance and repair workers, general$22.64$15.21 and $34.26

In the Winston-Salem, NC area, half of electricians earn more than $26.97 an hour and half earn less; for a plumber, the typical figure is $23.67.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Forsyth County

The typical rent in Forsyth County is $1,098 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

49% of renter households in Forsyth County spend 30% or more of their income on housing. 24% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,079 $20.75 $43,160
1 bedroom $1,224 $23.54 $48,960
2 bedrooms $1,332 $25.62 $53,280
3 bedrooms $1,754 $33.73 $70,160
4 bedrooms $2,135 $41.06 $85,400

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Forsyth County

Programs and counseling in Forsyth County

There are 3 HUD-approved housing counseling agencies in Forsyth County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A father holds his baby and his young son by a white picket fence.

HUD counseling is free or low-cost

North Carolina down payment programs

  1. NC Home Advantage Mortgage

    NCHFA fixed-rate mortgage with down payment assistance, for first-time buyers and for people who have owned a home before, in North Carolina

    No first-time requirement. Run by North Carolina Housing Finance Agency (NCHFA).

    Forgivable Verified November 5, 2026

  2. NC 1st Home Advantage Down Payment

    A fixed amount of NCHFA down payment assistance for first-time buyers and veterans in North Carolina

    First-time buyers only. Run by North Carolina Housing Finance Agency (NCHFA).

    Type not stated Verified November 5, 2026

  3. Community Partners Loan Pool (CPLP)

    NCHFA interest-free loan with deferred payments of up to 25% of the price (maximum $50,000) for the down payment of low- and moderate-income buyers in North Carolina; you apply through a member organization

    The source does not say whether you must be a first-time buyer. Run by North Carolina Housing Finance Agency (NCHFA).

    Deferred Verified November 5, 2026

Which programs do I qualify for? See all North Carolina programs

Help in Spanish in Forsyth County

3 of the 3 agencies on this list say they serve 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.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Housing Authority of the City of Winston-Salem Public housing and Section 8 vouchers (336) 917-6118
  • Piedmont Triad Regional Council Section 8 vouchers (336) 904-0334

Free legal help

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.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in Forsyth County. The full list is on the North Carolina counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • Credit.org - North Carolina Branch

    615 Saint George Square Ct, Winston Salem · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 4 more
    (800) 431-8157

  • Financial Pathways of the Piedmont

    7820 North Point Boulevard, Suite 100, Winston Salem · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    336-896-1191-1102

  • Financial Pathways of the Piedmont - Winston-Salem Office

    7820 North Point Blvd, Suite #100, Winston Salem · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    336-773-0286-104
See every agency in North Carolina

Places

Cities in Forsyth County

Each city has its own page with prices, rents and help. These are the largest.

See all 5 cities of Forsyth County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Forsyth County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Forsyth County in 2026?

Forsyth County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Forsyth County?

Forsyth County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Forsyth County?

The typical home value in Forsyth County is $250,400 (Average 2020–2024, U.S. Census). Across North Carolina it's $288,900.

How much does it cost to rent in Forsyth County?

Forsyth County has a typical rent of $1,098 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,332 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Forsyth County?

About $25.62 an hour working full time (2,080 hours a year), or $53,280 a year, so the fair market rent of $1,332 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).