Forsyth County, Georgia: commercial real estate data.
Forsyth County, Georgia has a population of 267,287 across 224 square miles, up 11.5 percent since the 2020 census base. County output reached $16.28 bn in 2024, 8,253 establishments operate here, and the SBA record carries 409 7(a) approvals worth $396.0 m.
128 sourced county values · tier FULL · 12 sections
Forsyth County
How many people live in Forsyth County
- Population267,287
- Households89,030
- Average household size3.00
- Median household income$143,784
- Median age39.7
- Median gross rent$2,090 per month
- Median owner-occupied home value$550,400
- Home value to household income3.8 times
- Annual rent as a share of median income17.4 percent
- Adults 25 and over with a bachelor degree or higher57.1 percent
- Adults 25 and over with a graduate degree22.3 percent
- Adults 25 and over177,353
- Population under 1868,772
- Share under 1825.7 percent
- Population 65 and over33,956
- Share 65 and over12.7 percent
- Working age population, 18 to 64164,559
- Civilian labor force143,189
- Unemployment rate3.5 percent
- Labor force participation, adults 18 and over72.1 percent
- Rank by population among Georgia counties8th of 159
- Rank by population among US county-equivalents271st
Forsyth County is the 8th largest of 159 Georgia counties by population. A median home costs 3.8 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 25.7 percent against 12.7 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Forsyth County
Is Forsyth County growing
- Population change since the 2020 census base11.47 percent
- Census 2020 base population251,285
- Births, 20242,401
- Deaths, 20241,598
- Natural change, 2024803
- Net domestic migration, 20242,322
- Net international migration, 20242,464
- Total net migration, 20244,786
- Cumulative net domestic migration, 2021 to 202417,846
- Rank by growth among US county-equivalents118th
The county has grown 11.47 percent since the 2020 census base. Migration contributed more to 2024 change than births over deaths, so demand here follows people arriving rather than families forming.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Forsyth County
Where people moving to Forsyth County come from
- Tax returns filed by households arriving9,388
- People arriving, from those returns20,400
- Adjusted gross income arriving$1.13 bn
- Net adjusted gross income movement$0
- Average income of an arriving household$120,851
- Largest single originForsyth County Non-migrants (86,342 households)
- Largest single destination (86,342 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Forsyth County Non-migrants | 86,342 | 212,337 | $12.68 bn |
| Fulton County | 2,341 | 5,219 | $333.6 m |
| Other flows - Different State | 2,203 | 4,851 | $262.4 m |
| Other flows - South | 1,008 | 2,082 | $104.0 m |
| Gwinnett County | 999 | 2,046 | $105.3 m |
| DeKalb County | 522 | 1,243 | $69.8 m |
| Other flows - Northeast | 471 | 1,121 | $60.9 m |
| Cobb County | 453 | 1,035 | $55.0 m |
The largest single source of arrivals is Forsyth County Non-migrants, which is the catchment a retail or multifamily study should look at first.
US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Forsyth County
What the Forsyth County economy runs on
- County GDP, 2024$16.28 bn
- County GDP, 2023$15.01 bn
- GDP change, 2023 to 20248.5 percent
- GDP change over five years47.2 percent
- Rank by GDP among Georgia counties9th
- Rank by GDP among US county-equivalents308th
- GDP per resident$60,897
Output grew 8.5 percent in the latest year and 47.2 percent over five, which is the trend line a lender will read behind any single year figure.
US Bureau of Economic Analysis, Regional, table CAGDP2, CAGDP2, through 2024.
Forsyth County
Who employs people in Forsyth County
- Covered employment, annual average88,777
- Establishments reporting8,896
- Average annual pay$64,971
- Average weekly wage$1,249
- Sector 62, employment13,797
- Sector 62, average annual pay$68,473
- Sector 44-45, employment11,406
- Sector 44-45, average annual pay$39,843
- Sector 31-33, employment8,160
- Sector 31-33, average annual pay$70,247
- Sector 23, employment7,343
- Sector 23, average annual pay$83,071
- Sector 72, employment7,220
- Sector 54, employment6,407
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 13,797 | 734 | $68,473 |
| Sector 44-45 | 11,406 | 650 | $39,843 |
| Sector 31-33 | 8,160 | 321 | $70,247 |
| Sector 23 | 7,343 | 831 | $83,071 |
| Sector 72 | 7,220 | 420 | $23,198 |
| Sector 54 | 6,407 | 1,827 | $98,464 |
| Sector 56 | 6,211 | 650 | $56,473 |
| Sector 42 | 5,156 | 488 | $101,195 |
The largest sector is the biggest private employer group at 13,797 jobs, 15.5 percent of covered employment. Average pay per job sits below median household income, so households here typically need more than one earner.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Forsyth County
What businesses operate in Forsyth County
- Establishments, all industries8,253
- Employment at those establishments87,271
- Annual payroll$5.25 bn
- Establishments per 1,000 residents30.9
These are counts of establishments physically operating in the county, not listings, so they are the supply side a feasibility study measures demand against.
US Census Bureau, County Business Patterns, 2023.
Forsyth County
What is being built in Forsyth County
- Housing units authorised by permit, 20242,525
- Declared construction value permitted$440.1 m
- Single family units authorised1,692
- Multifamily units authorised833
- Multifamily share of units33.0 percent
- Average declared value per unit$174,312
- Units authorised per 1,000 households28.4
Multifamily is 33.0 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Forsyth County
How much SBA lending happens in Forsyth County
- 7(a) approvals recorded409
- 7(a) gross approval dollars$396.0 m
- Average 7(a) approval$968,234
- Median 7(a) approval$370,000
- 10th percentile approval$96,300
- 90th percentile approval$3,103,500
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)5,894
- Jobs per approval14.4
- Distinct 7(a) lenders active94
- Distinct industries receiving approvals155
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer22.2 percent
- Loans on real estate terms91
- Loans on working capital terms, 120 months or shorter270
- Franchise loans95
- Franchise share of approvals23.2 percent
- Leading industry by approval countFull-Service Restaurants (15)
- Most active lenderThe Huntington National Bank (36)
- 504 approvals recorded119
- 504 gross approval dollars$128.1 m
- Average 504 approval$1,076,109
- Median 504 approval$699,000
- Distinct CDCs active7
- 504 jobs per approval9.7
- 504 jobs per million dollars approved9.0
- Most active CDCSmall Business Access Partners, Inc. (43)
- 7(a) share of SBA approvals77.5 percent
- Combined SBA approval dollars$524.1 m
The average approval of $968,234 sits well above the median of $370,000, so a small number of large deals is pulling the mean up. The median is the better guide to what a typical borrower here actually gets. Only 22.2 percent of approvals run on real estate terms, so SBA credit here is mostly working capital and equipment rather than property acquisition.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30. US Small Business Administration, 504 FOIA release, FY2010 to FY2026 year to date, as of 2026-06-30.
Forsyth County
Do SBA loans in Forsyth County get paid back
- Loans with a final outcome recorded87
- Paid in full84
- Charged off3
- Charge off rate on resolved loans3.4 percent
- Status: Exempt from disclosure247
- Status: Paid in full84
- Status: Cancelled55
- Status: Charged off3
- Status: Committed, not yet disbursed20
Of the 87 loans that have reached a final outcome, 3.4 percent were charged off. This is computed only over resolved loans, because a loan still running has not yet succeeded or failed and counting it either way would be wrong.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Forsyth County
Which parts of Forsyth County get the lending
- Places in the county with recorded lending8
- CUMMING, approvals275
- ALPHARETTA, approvals98
- SUWANEE, approvals31
- GAINESVILLE, approvals1
- DAHLONEGA, approvals1
- Cummings, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| CUMMING | 275 | $264,664,100 |
| ALPHARETTA | 98 | $102,581,000 |
| SUWANEE | 31 | $22,858,300 |
| GAINESVILLE | 1 | $1,569,000 |
| DAHLONEGA | 1 | $83,800 |
| Cummings | 1 | $301,500 |
| BALL GROUND | 1 | $150,000 |
| RALEIGH | 1 | $3,800,000 |
CUMMING accounts for 275 approvals against 98 in ALPHARETTA. County level figures average over that gap, which is why a site decision is made at the submarket rather than the county.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Forsyth County
How big is Forsyth County
- Land area224 sq mi
- Rank by land area among Georgia counties130th of 159
- Width, east to west19 mi
- Height, north to south19.6 mi
- Geographies sharing a boundary5
- Residents per square mile of land1,193
- Establishments per square mile36.84
US Census Bureau county boundary geometry, TIGER, adjacency computed from shared boundary vertices, TIGER county boundaries. US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year. US Census Bureau, County Business Patterns, 2023.
Forsyth County
What hazards affect Forsyth County
- EPA radon zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
- Communities in the NFIP Community Status Book2
- Of those, participating in the NFIP2
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
The EPA places the county in radon zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L.
US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001. FEMA OpenFEMA, NFIP Community Status Book, Community Status Book, as retrieved.
Coverage
What this page does not hold.
Every item below could be filled with a plausible figure. None of them is. On a page a lender may read, a number that cannot be traced is worse than an absence, so the absences are named.
- Flood zone record counts are not held. The flood coverage export has not landed, so no count is shown rather than an estimated one.
- Traffic counts resolve in the platform, not in this dataset, so no AADT figure is printed here.
- Zoning is in build. Parcel level zoning is not published on this page.
Feasibility studies
When a Forsyth County site needs a document a lender will accept.
The same data layer behind this page is the one the studies are written from. A study for a Forsyth County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population267,287
- Households89,030
- Average household size3.00
- Median household income$143,784
- Median age39.7
Common questions
Forsyth County questions, answered from the record.
How many people live in Forsyth County, Georgia?
267,287, in 89,030 households, ranking 8th of 159 Georgia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Forsyth County growing?
The population has grown 11.47 percent since the 2020 census base. In 2024 there were 2,401 births against 1,598 deaths, with net migration of 4,786. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Forsyth County?
$143,784. The median owner-occupied home is valued at $550,400, which is 3.8 times income, and median gross rent is $2,090 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Forsyth County?
8,253 establishments, employing 87,271 people with an annual payroll of $5.25 bn. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is the average wage in Forsyth County?
Average annual pay is $64,971, or $1,249 a week, across 88,777 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Forsyth County?
409 7(a) approvals totalling $396.0 m since FY2020, across 94 lenders, with a median approval of $370,000, plus 119 504 approvals worth $128.1 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Forsyth County get paid back?
Of the 87 loans that have reached a final outcome, 84 were paid in full and 3 charged off, a charge off rate of 3.4 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Forsyth County?
2,525 housing units were authorised by permit in 2024, with a declared construction value of $440.1 m. Multifamily was 33.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Forsyth County?
Zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Forsyth County come from?
The largest single origin is Forsyth County Non-migrants, with 86,342 households. Arriving households report an average income of $120,851 against null for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Forsyth County on this page?
No. Annual average daily traffic resolves in the platform rather than in this dataset, so no AADT figure is printed here. It is a gap we know about rather than a figure we estimated.
Is zoning published for Forsyth County?
Not yet. The zoning layer is in build. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame with confirm locally attached.