Forsyth County housing stock & renter economics

Forsyth County apartment-building and small-multifamily investors concentrate in ZIPs where HUD Fair Market Rents sit above or beside ACS median gross rent. The table below is ZCTA housing stock and voucher benchmarks for commercial residential income underwriting, linked to each ZIP housing profile. Live FMLS set on this page: 1 buildings.

5 ZCTAs · 5 with ACS. Medians across ACS ZIPs; totals for stock. Not a listing feed.

Population: 321,441
Households: 108,418
Housing units: 114,571
2-unit stock: 637
3–4 unit stock: 835
2–4 unit stock: 1,472
5–49 unit stock: 5,457
50+ unit stock: 2,333
Median renter share: 15.3%
ACS median rent: $1,872
Contract rent: $1,707
1BR SAFMR: $1,930
2BR SAFMR: $2,100
3BR SAFMR: $2,500
SAFMR / ACS rent: 1.12×
Vacancy (ACS): 3.6%
Pop Δ 2018–2023: +12.9%
Median HH income: $133,028
Rent burden ≥30%: 44.9%
Rent burden ≥50%: 23.0%
LIHTC projects / units: 4 / 348
HUD assisted MF: 1 / 4
Alloc. 5+ permits: 2,133

Forsyth County: median renter share 15.3%; ACS median gross rent $1,872; FY2027 2BR SAFMR $2,100; 2BR SAFMR is 1.12× ACS median gross rent; 637 units in 2-unit structures, 835 in 3–4-unit structures, and 5,457 in 5–49-unit structures; population up +12.9% between ACS 2018 and 2023; 4 LIHTC projects (348 units); 2,133 allocated 5+ unit permits (county BPS × ZCTA share). Census / HUD stock — not a rent roll and not a buy/sell score.

ZIPPlaceRentersMed. rent2BR SAFMR2–49 unitsPop Δ

30024Suwanee / Johns Creek21.4%$1,872$2,1103,420+10.1%30041Cumming13.4%$1,862$2,0701,658+13.0%30040Cumming15.6%$1,883$2,1001,357+12.9%30506Gainesville15.3%$1,323$1,490317+1.1%30028Cumming13.0%$2,101$2,310177+46.7%

Georgia ZIP housing directory·All Georgia ZCTAs·SAFMR directory·Voucher Spread™

ZCTA ≈ USPS ZIP. ACS 5-year 2023 lags construction. Units-in-structure is Census standing stock (2-unit vs 3–4 vs 5–49 vs 50+), not the live FMLS card. SAFMR is a bedroom-specific HUD voucher benchmark, not asking rent. LIHTC / assisted-MF are inventory of record and belong on apartment pages. 5+ permits are county BPS 2025 allocated by ZCTA housing-unit share. Brokerage is Georgia-only.

1 Multifamily Investment Properties for Sale in Forsyth County

As of today, 1 active small multifamily listings in Forsyth County · median $229,950/door · median estimated cap 5.8% (n=1). Forsyth County (Cumming area) is one of the stronger growth corridors north of Atlanta. Multifamily inventory is limited and usually consists of small residential multi-unit properties in a high-demand location.

All Georgia multifamily →Georgia multifamily market report →