Forsyth County, Georgia: commercial real estate data.
Forsyth County, Georgia had an estimated 280,096 residents on July 1, 2024, up 11.5 percent since the 2020 census base of 251,285, across 224 square miles. 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 since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Forsyth County
How many people live in Forsyth County
- Population, American Community Survey 2020-2024267,287
- 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-equivalents, Puerto Rico included271st of 3,222
Forsyth County is the 8th largest of 159 Georgia counties by population. A median home costs 3.8 times median household income, which is moderately unaffordable 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's population growing?
- Population, July 1, 2024280,096
- Census 2020 base population251,285
- Population change since the 2020 census base11.47 percent
- Population change, 2023 to 20245,561
- 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 of 3,144
The county has grown 11.47 percent since the 2020 census base. The population grew in 2024 from both sources: births exceeded deaths and more people moved in than left.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Forsyth County
Where are people moving to Forsyth County from?
- Tax returns filed by households arriving9,388
- People arriving, from those returns20,400
- Tax returns filed by households leaving8,119
- Net household movement1,269
- Adjusted gross income arriving$1.13 bn
- Net adjusted gross income movement$187.1 m
- Average income of an arriving household$120,851
- Average income of a leaving household$116,693
- Largest single originFulton County (2,341 households)
- Largest single destinationFulton County (1,257 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Fulton County | 2,341 | 5,219 | $333.6 m |
| Gwinnett County | 999 | 2,046 | $105.3 m |
| DeKalb County | 522 | 1,243 | $69.8 m |
| Cobb County | 453 | 1,035 | $55.0 m |
| Hall County | 300 | 561 | $26.0 m |
| Cherokee County | 286 | 562 | $26.2 m |
| Dawson County | 244 | 469 | $17.7 m |
| Lumpkin County | 83 | 138 | $4.7 m |
Households arriving report $4,158 more average income than households leaving, so the migration is raising local spending power rather than just moving it around. The largest single source of arrivals is Fulton County, 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 is the Forsyth County economy?
- 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 the Georgia areas BEA publishes9th of 159
- Rank by GDP among the US county areas BEA publishes308th of 3,127
- 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
Employment by industry in Forsyth County
- Covered employment, annual average88,777
- Establishments reporting8,896
- Average annual pay$64,971
- Average weekly wage$1,249
- Health care and social assistance, employment13,797
- Health care and social assistance, average annual pay$68,473
- Retail trade, employment11,406
- Retail trade, average annual pay$39,843
- Manufacturing, employment8,160
- Manufacturing, average annual pay$70,247
- Construction, employment7,343
- Construction, average annual pay$83,071
- Accommodation and food services, employment7,220
- Professional, scientific and technical services, employment6,407
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 13,797 | 734 | $68,473 |
| Retail trade | 11,406 | 650 | $39,843 |
| Manufacturing | 8,160 | 321 | $70,247 |
| Construction | 7,343 | 831 | $83,071 |
| Accommodation and food services | 7,220 | 420 | $23,198 |
| Professional, scientific and technical services | 6,407 | 1,827 | $98,464 |
| Administrative and support and waste management services | 6,211 | 650 | $56,473 |
| Wholesale trade | 5,156 | 488 | $101,195 |
Health care and social assistance is the largest private sector at 13,797 jobs, 15.5 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Forsyth County
How many businesses are 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. County Business Patterns counts private establishments with paid employees in March 2023, while the Quarterly Census of Employment and Wages above counts every unemployment-insured employer, public ones included, as a 2024 annual average, so the two establishment and employment counts differ.
US Census Bureau, County Business Patterns, 2023.
Forsyth County
Building permits in Forsyth County
- Housing units authorized by permit, 20242,525
- Declared construction value permitted$440.1 m
- Single family units authorized1,692
- Multifamily units authorized833
- Multifamily share of units33.0 percent
- Average declared value per unit$174,312
- Units authorized per 1,000 households28.4
Single-family homes are 67.0 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Forsyth County
SBA loans in Forsyth County (7(a) and 504)
- 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$99,260
- 90th percentile approval$3,100,700
- 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
- 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)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$524.1 m
The average approval of $968,234 sits well above the median of $370,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here 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
SBA loan default and charge-off rates in 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.
Compare against the national and state SBA charge-off rates, computed the same way over resolved loans only.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Forsyth County
SBA lending by place in Forsyth County
- Borrower cities with recorded lending8
- Cumming, approvals275
- Alpharetta, approvals98
- Suwanee, approvals31
- Raleigh, approvals1
- Gainesville, approvals1
- Cummings, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Cumming | 275 | $264,664,100 |
| Alpharetta | 98 | $102,581,000 |
| Suwanee | 31 | $22,858,300 |
| Raleigh | 1 | $3,800,000 |
| Gainesville | 1 | $1,569,000 |
| Cummings | 1 | $301,500 |
| Ball Ground | 1 | $150,000 |
| Dahlonega | 1 | $83,800 |
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 large 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
Flood risk in Forsyth County
- Participation of the county's own NFIP community Forsyth County, unincorporated areasParticipating, community 130312
- Communities in the county in the NFIP Community Status Book2
- Of those, participating in the NFIP2
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Forsyth County, EPA zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
The county's own community in the status book, unincorporated Forsyth County (community 130312), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Forsyth County in radon zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L. The zone is a screening prediction for the county and does not substitute for a test at an address. 100.0 percent of the county's listed communities participate in the National Flood Insurance Program, per Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26.
Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26. US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Coverage
What this page does not hold.
Traffic counts, zoning and the flood zone at an address are not on this page; they resolve at the address in the platform. How this page was built →
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.
- Population, American Community Survey 2020-2024267,287
- 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?
The Census Bureau estimates 280,096 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 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's population growing?
The population has grown 11.47 percent since the 2020 census base of 251,285, to 280,096 on July 1, 2024. 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 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 employment by industry in Forsyth County?
Health care and social assistance is the largest private sector at 13,797 jobs, 15.5 percent of covered employment. Covered employment averages 88,777 jobs at an average annual pay of $64,971, or $1,249 a week. 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 totaling $396.0 m since FY2020, across 94 lenders, with a median approval of $370,000, plus 119 504 approvals worth $128.1 m since FY2010. 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.
How many building permits were issued in Forsyth County?
2,525 housing units were authorized 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 Fulton County, with 2,341 households. Arriving households report an average income of $120,851 against $116,693 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?
No. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame, to be confirmed locally.
Forsyth County
Cities and places in Forsyth.
1 Census place lies wholly or partly in Forsyth County. It carries enough published place level data for a page of its own and is linked.
| Place | Type | Population | SBA 7(a) approvals, projects in this county | Lies in |
|---|---|---|---|---|
| Cumming | city | 8,469 | 275 | Wholly in this county |
A further 134 of the county's 409 SBA 7(a) approvals are to borrowers in cities that match no Census place in Forsyth County, the largest being Alpharetta (98), Suwanee (31), Raleigh (1). Those are postal cities, unincorporated areas and cities outside the county, so no place row claims them; they are counted in the county total above.
Nearby