Español

Este sitio también está en español. Leer en español

City · 7,479 residents · Horry County, South Carolina

Forestbrook , South Carolina

In Forestbrook, a typical home is worth $335,800. Compared with all of Horry County, typical household income is 22% higher, the typical home value is 17% higher, and the share of households that own their home is 14 points higher.

WhatsApp

  • Typical home value

    $335,800

    17% above the county

    30% above South Carolina

    • Forestbrook
    • Horry
    • South Carolina

  • Typical household income

    $81,286a year

    22% above the county

    17% above South Carolina

    • Forestbrook
    • Horry
    • South Carolina

  • Households that own their home

    92%

    14 points above the county

    20 points above South Carolina

    • Forestbrook
    • Horry
    • South Carolina

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

Forestbrook 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 Forestbrook apart

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

  1. Forestbrook has the 2nd highest homeownership rate of the 101 cities in South Carolina with more than 5,000 people (92%).

  2. Nearby, in Socastee, the typical home value is $234,200: 30% less than in Forestbrook ($335,800).

  3. The typical household income in Forestbrook is $81,286, 22% more than in Horry County as a whole ($66,880).

  4. The typical home in Forestbrook is worth $335,800, 17% more than in Horry County as a whole ($287,700).

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

The homes here

Housing in Forestbrook

What homes there are in Forestbrook, 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 houses, standing on their own, make up 82% of homes here, against 53% in Horry County.

Year built

Here half of the homes date from 2004 or later; in Horry County, from 1999 or later.

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

$1,405 a month

Horry County: $1,446 a month

Without a mortgage

$474 a month

Horry County: $481 a month

Owners with a mortgage

71%

Horry County: 55%

The typical cost for an owner with a mortgage in Forestbrook is $1,405 a month, near the figure in Horry County ($1,446).

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 typical home value in Forestbrook rose 73% since 2015–2019, more than in Horry County (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

MeasureForestbrookHorry 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 2.512.372.442.53
Drive alone 85%77%76%69%
Carpool Unreliable estimate8%9%9%
Public transit Unreliable estimate1%0%3%
Walk or bike Unreliable estimate1%2%3%
Work from home Unreliable estimate11%12%15%
Other means Unreliable estimate3%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Forestbrook are bigger: 2.51 people on average; in Horry County, 2.37.

In Forestbrook, 85% of workers drive alone to work; 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 Forestbrook?

A typical home costs more than the typical income allows

We start with a typical home in Forestbrook, worth $335,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 38% of the typical household income in Forestbrook, which is $81,286 a year. For that payment to be 28% of income, a household would need to earn about $111,446 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 Forestbrook. 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 $11,753 (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

$2,600

at 7.18% · 30 years

Loan amount
$329,718
Total interest
$474,387
Paid off in
November 2056

Includes $5,671 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,897 a month

  • Tight

    $1,897 to $2,439 a month

  • Hard

    more than $2,439 a month

    Your payment · 38%

Compared with the typical household income in Forestbrook ($81,286 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,600
Principal & interest$2,234
Property tax$78
Home insurance$140
FHA mortgage insurance (MIP)$149

You need at least $11,753 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

Forestbrook and Horry County

Forestbrook 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).

Forestbrook's own numbers

Typical home value
$335,800
Typical yearly household income
$81,286
Households that own their home
92%
Effective property tax rate
0.28%

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 Forestbrook

A typical home in Forestbrook is worth $335,800: 17% above the county and 30% above South Carolina. With the typical household income in Forestbrook ($81,286 a year), a typical home costs 4.1 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.

  • Forestbrook 4.1 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

Forestbrook 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
  • Forestbrook $335,800
  • Horry $287,700
  • South Carolina $259,000
  • United States $332,700
Typical yearly household income
  • Forestbrook $81,286
  • Horry $66,880
  • South Carolina $69,324
  • United States $80,734
See the full table
Forestbrook next to Horry County and South Carolina
Measure Forestbrook Horry County South Carolina U.S.
Typical home value $335,800 $287,700 $259,000 $332,700
Typical yearly household income $81,286 $66,880 $69,324 $80,734
Households that own their home 92% 77% 72% 65%
Typical yearly property tax $927 $944 $1,251 $3,119
Effective property tax rate 0.28% 0.33% 0.48% 0.94%

“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 Forestbrook

For a typical $335,800 home in Forestbrook, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Forestbrook's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,600a month

    Least cash to close
    Down payment
    $11,753
    Cash to close
    $21,827
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $149

  • Conventional, 5% down $2,539a month

    Down payment
    $16,790
    Cash to close
    $26,864
    Rate
    7.18%
    Mortgage insurance
    PMI · $160

  • Conventional, 20% down, no PMI $2,038a month

    Down payment
    $67,160
    Cash to close
    $77,234
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,349a month

    Down payment
    $50,370
    Cash to close
    $60,444
    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 Forestbrook and for Horry County.

Property tax

Effective rate in Forestbrook

0.28%of the home’s value each year

$927 a year for the typical owner in Forestbrook.

  • Forestbrook 0.28%
  • 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 Forestbrook

The Census Bureau publishes no typical rent for Forestbrook. Below are the fair market rents for Horry County.

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 Forestbrook

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Forestbrook has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,540 in 29588 to $1,840 in 29579.

2 of the 2 are above the fair market rent for Horry County ($1,504).

  • 29579 $1,840$2,230
  • 29588 $1,540$1,870

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Forestbrook 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 Forestbrook

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.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Forestbrook

1 program is for Forestbrook 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 Forestbrook 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 Forestbrook

The HUD-approved agencies closest to the center of Forestbrook, 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 · 56 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 · 81 miles away · Spanish

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

  • Origin SC

    8084 Rivers Ave, North Charleston · 82 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 Forestbrook

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 Forestbrook

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

All guides
A family walks a boardwalk trail in the forest; one of them uses a wheelchair.

Questions

Housing questions about Forestbrook

Short answers with the numbers for Forestbrook 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 Forestbrook?

The typical home value in Forestbrook is $335,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Horry County it is $287,700.

What is the FHA loan limit in Forestbrook?

Forestbrook 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 Forestbrook?

The typical homeowner in Forestbrook pays $927 a year, according to the U.S. Census Bureau. That is 0.28% of the home’s value; in Horry County, the rate is 0.33%.

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

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).