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City · 13,430 residents · Bedford County, Virginia

Forest , Virginia

In Forest, a typical home is worth $319,800 and typical rent is $1,315 a month. Compared with all of Bedford County, typical rent is 38% higher, the typical home value is 8% higher, and the share of households that own their home is 9 points lower.

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  • Typical home value

    $319,800

    8% above the county

    17% below Virginia

    • Forest
    • Bedford
    • Virginia

  • Typical rent

    $1,315a month

    38% above the county

    17% below Virginia

    • Forest
    • Bedford
    • Virginia

  • Typical household income

    $81,552a year

    3% above the county

    12% below Virginia

    • Forest
    • Bedford
    • Virginia

  • Households that own their home

    76%

    9 points below the county

    9 points above Virginia

    • Forest
    • Bedford
    • Virginia

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

Market now, with Zillow data

Zillow data
Typical home value
$414,040
1.9% more than 12 months ago
Typical rent
$1,574 a month
1.8% more than 12 months ago

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

Forest is in Bedford 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 Bedford 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. Nearby, in Vinton, the typical home value is $190,900: 40% less than in Forest ($319,800).

  2. Nearby, in Bedford, the typical rent is $828: 37% less than in Forest ($1,315).

  3. The typical rent in Forest is $1,315 a month, 38% more than in Bedford County as a whole ($952).

  4. 76% of households in Forest own their home, against 85% in Bedford 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

The detached house is still the most common home in Forest, but it weighs less than in Bedford County: 57% against 78%.

Year built

In Forest, half of the homes were built before 1992; in Bedford County, before 1990.

Much as in Bedford County, 76% of homes in Forest have 3 bedrooms or more.

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

$1,543 a month

Bedford County: $1,522 a month

Without a mortgage

$505 a month

Bedford County: $433 a month

Owners with a mortgage

66%

Bedford County: 59%

The typical cost for an owner with a mortgage in Forest is $1,543 a month, near the figure in Bedford County ($1,522).

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 Forest rose 36%; in Bedford County, it rose 47%.

The typical rent in Forest rose 33% over the same time; in Bedford County, it rose 11%.

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

MeasureForestBedford CountyVirginiaUnited States
Rental vacancy Unreliable estimateUnreliable estimate4.8%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate1.0%2.1%3.4%
People per household 2.492.432.522.53
Drive alone 80%78%68%69%
Carpool Unreliable estimate7%8%9%
Public transit Unreliable estimateUnreliable estimate2%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 16%13%18%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Bedford County, a household in Forest has 2.49 people on average.

To get to work, 80% of workers in Forest drive alone; in Bedford County, 78%.

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 costs more than the typical income allows

We start with a typical home in Forest, worth $319,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 37% of the typical household income in Forest, which is $81,552 a year. For that payment to be 28% of income, a household would need to earn about $107,849 a year.

The calculator's FHA and conventional loan limits are those of all of Bedford 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 $11,193 (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

$2,516

at 7.18% · 30 years

Loan amount
$314,008
Total interest
$451,783
Paid off in
November 2056

Includes $5,401 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,903 a month

  • Tight

    $1,903 to $2,447 a month

  • Hard

    more than $2,447 a month

    Your payment · 37%

Compared with the typical household income in Forest ($81,552 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,516
Principal & interest$2,127
Property tax$115
Home insurance$133
FHA mortgage insurance (MIP)$141

You need at least $11,193 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 Bedford County

Forest is in Bedford County, Virginia. 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
$319,800
Typical monthly rent
$1,315
Typical yearly household income
$81,552
Households that own their home
76%
Effective property tax rate
0.43%

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

Numbers for all of Bedford County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,117
Price change over 5 years (FHFA)
+52%
Homes in a high flood-risk zone
2.3%

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 Bedford County.

Everything about Bedford County

Buying

Buying a home in Forest

A typical home in Forest is worth $319,800: 8% above the county and 17% below Virginia. With the typical household income in Forest ($81,552 a year), a typical home costs 3.9 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 3.9 years
  • Bedford 3.8 years
  • Virginia 4.1 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Bedford County

According to FHFA’s house price index, home prices in Bedford County rose 73% in the 10 years through 2025.

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

Period County Virginia U.S.
Last year (2025) +3.6% +3.7% +2.9%
5 years (2020–2025) +52% +49% +47%
10 years (2015–2025) +73% +75% +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 Bedford County, Virginia and the U.S.

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

Typical home value
  • Forest $319,800
  • Bedford $297,400
  • Virginia $383,700
  • United States $332,700
Typical monthly rent
  • Forest $1,315
  • Bedford $952
  • Virginia $1,579
  • United States $1,413
Typical yearly household income
  • Forest $81,552
  • Bedford $78,937
  • Virginia $93,170
  • United States $80,734
See the full table
Forest next to Bedford County and Virginia
Measure Forest Bedford County Virginia U.S.
Typical home value $319,800 $297,400 $383,700 $332,700
Typical monthly rent $1,315 $952 $1,579 $1,413
Typical yearly household income $81,552 $78,937 $93,170 $80,734
Households that own their home 76% 85% 67% 65%
Typical yearly property tax $1,364 $1,285 $2,790 $3,119
Effective property tax rate 0.43% 0.43% 0.73% 0.94%
Renters with high rent for their income 52% 45% 49% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Bedford 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 $319,800 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 $2,516a month

    Least cash to close
    Down payment
    $11,193
    Cash to close
    $20,787
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $141

  • Conventional, 5% down $2,458a month

    Down payment
    $15,990
    Cash to close
    $25,584
    Rate
    7.18%
    Mortgage insurance
    PMI · $152

  • Conventional, 20% down, no PMI $1,981a month

    Down payment
    $63,960
    Cash to close
    $73,554
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,277a month

    Down payment
    $47,970
    Cash to close
    $57,564
    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 Bedford County.

Property tax

Effective rate in Forest

0.43%of the home’s value each year

$1,364 a year for the typical owner in Forest.

  • Forest 0.43%
  • Bedford 0.43%
  • Virginia 0.73%

What Virginia publishes Local exemption or deferral for people 65 and older or with disabilities (Virginia General Assembly (Code of Virginia))

Exemptions and deadlines in Virginia

Flood risk in Bedford County

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

Homes in the high-risk zone
2.3%
818
Of those, with NFIP insurance
7.7%
County Virginia U.S.
Homes in the high-risk zone 2.3% 1.5% 3.5%
Of those, with NFIP insurance 7.7% 100% 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 $1,315 a month: 38% above the county. In Forest, 52% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Bedford County, by unit size. To pay the 2-bedroom one ($1,117 a month) without spending more than 30% of your income, you would need to earn $21.48 an hour working full time.

HUD fair market rent for all of Bedford 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 $965 $18.56 $38,600
1 bedroom $971 $18.67 $38,840
2 bedrooms $1,117 $21.48 $44,680
3 bedrooms $1,547 $29.75 $61,880
4 bedrooms $1,678 $32.27 $67,120

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 24551.

For 2 bedrooms it is $1,270: $153 more than the fair market rent for Bedford County ($1,117).

  • 24551 $1,270$1,760

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?

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 Bedford County. The nearest ones are below; many serve by phone or online.

A man smiles on a bench outside his apartment building.

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 Bedford County. The ones below are statewide in Virginia: they work in Forest the same as in the rest of the state.

Which programs do I qualify for? All programs in Virginia

  • Down Payment Assistance Grant

    Statewide in Virginia

    Virginia state agency down payment grant that you do not repay; for first-time buyers, or any buyer in economic opportunity zones, with a Virginia Housing mortgage. Offered by Virginia Housing (Virginia Housing Development Authority).

    Grant

    See the program Official page

  • Virginia Housing Plus Second Mortgage

    Statewide in Virginia

    Virginia Housing 30-year fixed-rate second mortgage of up to 5% of the price for the down payment (and part of the closing costs with a credit score of 680 or higher); for first-time buyers and for people who have owned a home before. Offered by Virginia Housing (Virginia Housing Development Authority).

    Type not stated

    See the program Official page

  • Closing Cost Assistance Grant

    Statewide in Virginia

    Virginia Housing grant that you do not repay, of up to 2% of the price, for the closing costs of buyers with a Virginia Housing RD (Rural Development) or VA loan. Offered by Virginia Housing (Virginia Housing Development Authority).

    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.

  • Lynchburg Community Action Group, Incorporate (aka Lyncag)

    300 12th St, Lynchburg · 8 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 11 more
    (434) 455-1601

  • Total Action for Progress in Roanoke Va

    302 2nd St SW, Roanoke · 37 miles away

    • Mortgage delinquency and default
    • Pre-purchase counseling
    • and 1 more
    (540) 777-4673

  • Southeast Rural Community Assistance Project

    347 Campbell Ave SW, Roanoke · 38 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 10 more
    (540) 345-1184

All counseling agencies in Virginia

Help in Spanish near Forest

None 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.

Housing authorities of Forest

HUD lists no housing authority with an office in Bedford County. One in a neighboring county or the state’s may serve the area.

All housing agencies in Virginia Source: HUD

Cities

Other cities in Bedford County

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

Everything about Bedford County Housing in Virginia

Nearby cities

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

Neighboring counties

If Bedford 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
A mother holding her baby watches her daughter blow bubbles outdoors.

Questions

Housing questions about Forest

Short answers with the numbers for Forest and all of Bedford 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 $319,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Bedford County it is $297,400.

How much does it cost to rent in Forest?

Typical rent in Forest is $1,315 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Bedford County is $1,117.

What is the FHA loan limit in Forest?

Forest uses the FHA limit for all of Bedford 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 $1,364 a year, according to the U.S. Census Bureau. That is 0.43% of the home’s value; in Bedford County, the rate is 0.43%.

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

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