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City · 26,263 residents · Horry County, South Carolina

Carolina Forest , South Carolina

In Carolina Forest, a typical home is worth $336,800 and typical rent is $1,668 a month. Compared with all of Horry County, typical rent is 33% higher, the typical home value is 17% higher, and the share of households that own their home is 8 points lower.

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  • Typical home value

    $336,800

    17% above the county

    30% above South Carolina

    • Carolina Forest
    • Horry
    • South Carolina

  • Typical rent

    $1,668a month

    33% above the county

    41% above South Carolina

    • Carolina Forest
    • Horry
    • South Carolina

  • Typical household income

    $74,436a year

    11% above the county

    7% above South Carolina

    • Carolina Forest
    • Horry
    • South Carolina

  • Households that own their home

    70%

    8 points below the county

    2 points below South Carolina

    • Carolina Forest
    • Horry
    • South Carolina

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

Carolina Forest is in Horry 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 Horry County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Carolina Forest apart

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

  1. Nearby, in Conway, the typical rent is $866: 48% less than in Carolina Forest ($1,668).

  2. Nearby, in Socastee, the typical home value is $234,200: 30% less than in Carolina Forest ($336,800).

  3. The typical rent in Carolina Forest is $1,668 a month, 33% more than in Horry County as a whole ($1,255).

  4. The typical home in Carolina Forest is worth $336,800, 17% more than in Horry County as a whole ($287,700).

  5. 70% of households in Carolina Forest own their home, against 77% in Horry County.

  6. Carolina Forest has the 9th smallest share of rent-burdened renters of the 93 cities in South Carolina with more than 5,000 people (41%).

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

The homes here

Housing in Carolina Forest

What homes there are in Carolina 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

The detached house rules in Carolina Forest: 66% of homes, more than in Horry County (53%).

Year built

Here half of the homes date from 2007 or later; in Horry County, from 1999 or later.

In Carolina Forest, 74% of homes have 3 bedrooms or more, more than in Horry County (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
Monthly rent with utilities

With a mortgage

$1,510 a month

Horry County: $1,446 a month

Without a mortgage

$495 a month

Horry County: $481 a month

Owners with a mortgage

66%

Horry County: 55%

In Carolina Forest, 66% of owners have a mortgage; their typical cost is $1,510 a month, about the same as in Horry County.

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

The boundaries of Carolina Forest changed since 2015–2019, so the Census does not compare its figures from then and now. In Horry County, the typical home value rose 59%.

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

MeasureCarolina ForestHorry CountySouth CarolinaUnited States
Rental vacancy Unreliable estimate19.2%8.3%5.5%
Homeowner vacancy Unreliable estimate1.2%0.9%0.9%
More than one person per room Unreliable estimate1.4%2.0%3.4%
People per household 2.582.372.442.53
Drive alone 81%77%76%69%
Carpool 6%8%9%9%
Public transit Unreliable estimate1%0%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 11%11%12%15%
Other means Unreliable estimate3%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Carolina Forest are bigger: 2.58 people on average; in Horry County, 2.37.

To get to work, 81% of workers in Carolina Forest drive alone; in Horry County, 77%.

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 Carolina Forest?

A typical home costs more than the typical income allows

We start with a typical home in Carolina Forest, worth $336,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 42% of the typical household income in Carolina Forest, which is $74,436 a year. For that payment to be 28% of income, a household would need to earn about $112,380 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Carolina 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 $11,788 (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

$2,622

at 7.18% · 30 years

Loan amount
$330,700
Total interest
$475,799
Paid off in
November 2056

Includes $5,688 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,737 a month

  • Tight

    $1,737 to $2,233 a month

  • Hard

    more than $2,233 a month

    Your payment · 42%

Compared with the typical household income in Carolina Forest ($74,436 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,622
Principal & interest$2,240
Property tax$93
Home insurance$140
FHA mortgage insurance (MIP)$149

You need at least $11,788 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

Carolina Forest and Horry County

Carolina Forest is in Horry County, South Carolina. 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).

Carolina Forest's own numbers

Typical home value
$336,800
Typical monthly rent
$1,668
Typical yearly household income
$74,436
Households that own their home
70%
Effective property tax rate
0.33%

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

Numbers for all of Horry County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,504
Price change over 5 years (FHFA)
+65%

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 Horry County.

Everything about Horry County

Buying

Buying a home in Carolina Forest

A typical home in Carolina Forest is worth $336,800: 17% above the county and 30% above South Carolina. With the typical household income in Carolina Forest ($74,436 a year), a typical home costs 4.5 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.

  • Carolina Forest 4.5 years
  • Horry 4.3 years
  • South Carolina 3.7 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Horry County

According to FHFA’s house price index, home prices in Horry County rose 107% in the 10 years through 2025.

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

Period County South Carolina U.S.
Last year (2025) +4.0% +3.6% +2.9%
5 years (2020–2025) +65% +60% +47%
10 years (2015–2025) +107% +104% +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

Carolina Forest next to Horry County, South Carolina and the U.S.

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

Typical home value
  • Carolina Forest $336,800
  • Horry $287,700
  • South Carolina $259,000
  • United States $332,700
Typical monthly rent
  • Carolina Forest $1,668
  • Horry $1,255
  • South Carolina $1,180
  • United States $1,413
Typical yearly household income
  • Carolina Forest $74,436
  • Horry $66,880
  • South Carolina $69,324
  • United States $80,734
See the full table
Carolina Forest next to Horry County and South Carolina
Measure Carolina Forest Horry County South Carolina U.S.
Typical home value $336,800 $287,700 $259,000 $332,700
Typical monthly rent $1,668 $1,255 $1,180 $1,413
Typical yearly household income $74,436 $66,880 $69,324 $80,734
Households that own their home 70% 77% 72% 65%
Typical yearly property tax $1,125 $944 $1,251 $3,119
Effective property tax rate 0.33% 0.33% 0.48% 0.94%
Renters with high rent for their income 41% 52% 52% 51%

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

For a typical $336,800 home in Carolina Forest, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Carolina Forest's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,622a month

    Least cash to close
    Down payment
    $11,788
    Cash to close
    $21,892
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $149

  • Conventional, 5% down $2,560a month

    Down payment
    $16,840
    Cash to close
    $26,944
    Rate
    7.18%
    Mortgage insurance
    PMI · $160

  • Conventional, 20% down, no PMI $2,058a month

    Down payment
    $67,360
    Cash to close
    $77,464
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,370a month

    Down payment
    $50,520
    Cash to close
    $60,624
    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 Carolina Forest and for Horry County.

Property tax

Effective rate in Carolina Forest

0.33%of the home’s value each year

$1,125 a year for the typical owner in Carolina Forest.

  • Carolina Forest 0.33%
  • Horry 0.33%
  • South Carolina 0.48%

What South Carolina publishes Special 4% assessment ratio for your legal residence (South Carolina General Assembly (South Carolina Code of Laws))

Exemptions and deadlines in South Carolina

Flood risk in Horry County

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

FEMA’s maps count no homes in the high-risk zone in Horry County. That does not mean it cannot flood: check your address.

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Carolina Forest

Typical rent in Carolina Forest is $1,668 a month: 33% above the county. In Carolina Forest, 41% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Horry County, by unit size. To pay the 2-bedroom one ($1,504 a month) without spending more than 30% of your income, you would need to earn $28.92 an hour working full time.

HUD fair market rent for all of Horry 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 $1,155 $22.21 $46,200
1 bedroom $1,258 $24.19 $50,320
2 bedrooms $1,504 $28.92 $60,160
3 bedrooms $1,823 $35.06 $72,920
4 bedrooms $1,981 $38.10 $79,240

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 Carolina Forest

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Carolina Forest is in ZIP code 29579.

For 2 bedrooms it is $1,840: $336 more than the fair market rent for Horry County ($1,504).

  • 29579 $1,840$2,230

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Carolina 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?

Free help

Help to buy or rent in Carolina 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 Horry County. The nearest ones are below; many serve by phone or online.

A young woman and a young man point to a line in their notes beside a laptop in a library.

HUD counseling is free or low-cost

Assistance programs in Carolina Forest

1 program is for Carolina Forest or Horry County, by its own record: they come first, each with what its official page says about being open. The ones below are statewide in South Carolina: they work in Carolina Forest the same as in the rest of the state.

Which programs do I qualify for? All programs in South Carolina

  • County First Initiative

    For Horry County

    South Carolina state agency rural initiative for certain counties: an FHA, USDA or VA mortgage at a special fixed rate with forgivable down payment assistance, for first-time buyers and for people who have owned a home before. Offered by SC Housing (South Carolina State Housing Finance and Development Authority).

    Forgivable

    See the program Official page

  • Palmetto Home Advantage

    Statewide in South Carolina

    South Carolina state agency program with forgivable down payment assistance of 0%, 3% or 4% of the loan, with no monthly payments, for any buyer in all 46 counties. Offered by SC Housing (South Carolina State Housing Finance and Development Authority).

    Forgivable

    See the program Official page

  • SC Housing Homebuyer Program

    Statewide in South Carolina

    South Carolina state agency fixed-rate mortgage with forgivable help for the down payment, closing costs or prepaid expenses: a 0% second mortgage with no monthly payments, forgiven if you live in the home 15 years. Offered by SC Housing (South Carolina State Housing Finance and Development Authority).

    Forgivable

    See the program Official page

Housing counselors near Carolina Forest

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

  • City of Florence

    324 W Evans St, Florence · 57 miles away

    • Fair housing pre-purchase workshops
    • Pre-purchase counseling
    • and 2 more
    (843) 665-3175

  • Increasing H.o.p.e. Financial Training Center

    8570 Rivers Ave, North Charleston · 86 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (843) 225-4343

  • Origin SC

    8084 Rivers Ave, North Charleston · 86 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (843) 628-3000

All counseling agencies in South Carolina

Help in Spanish near Carolina 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 Carolina Forest

In HUD’s record, no housing authority with an office in Horry County is named for Carolina Forest or Horry County.

3 other authorities have an office in Horry County: see the list Source: HUD

Cities

Other cities in Horry County

These cities are also in Horry County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Horry County Housing in South Carolina

Nearby cities

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

Neighboring counties

If Horry 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 Carolina Forest.

All guides
A couple spread mulch under the avocado trees of their family orchard, he on the tractor and she with a shovel.

Questions

Housing questions about Carolina Forest

Short answers with the numbers for Carolina Forest and all of Horry 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 Carolina Forest?

The typical home value in Carolina Forest is $336,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Horry County it is $287,700.

How much does it cost to rent in Carolina Forest?

Typical rent in Carolina Forest is $1,668 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Horry County is $1,504.

What is the FHA loan limit in Carolina Forest?

Carolina Forest uses the FHA limit for all of Horry 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 Carolina Forest?

The typical homeowner in Carolina Forest pays $1,125 a year, according to the U.S. Census Bureau. That is 0.33% of the home’s value; in Horry County, the rate is 0.33%.

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

We found no HUD-approved counseling agencies with an office in Horry 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).