Forsyth County, GA
Housing, jobs, water, deposits and federal obligations for this county, each figure with the release it came from. Internal point 34.23, -84.13.
Assembled 2026-10-19. Read the brief.
- 96th pct · 110th of 3,063 US counties · median $230,451
- 99th pct · 2nd of 159 Georgia counties · median $215,610
- 100th pct · 1st of 29 counties in the Atlanta-Sandy Springs-Roswell metro · median $340,765
- 8th pct · 2,804th of 3,062 US counties · median +2.9%
- 3rd pct · 153rd of 159 Georgia counties · median +2.5%
- 10th pct · 26th of 29 counties in the Atlanta-Sandy Springs-Roswell metro · median -0.4%
- 91st pct · 123rd of 1,358 US counties · median $1,506
- 95th pct · 4th of 69 Georgia counties · median $1,701
- 95th pct · 2nd of 24 counties in the Atlanta-Sandy Springs-Roswell metro · median $1,822
- 89th pct · 331st of 3,221 US counties · median 8,232
- 94th pct · 9th of 159 Georgia counties · median 7,095
- 82nd pct · 6th of 29 counties in the Atlanta-Sandy Springs-Roswell metro · median 31,378
- 83rd pct · 523rd of 3,221 US counties · median $1,039
- 93rd pct · 12th of 159 Georgia counties · median $964
- 78th pct · 7th of 29 counties in the Atlanta-Sandy Springs-Roswell metro · median $1,138
- 96th pct · 123rd of 3,063 US counties · median 4.2
- 96th pct · 6th of 159 Georgia counties · median 4.2
- 96th pct · 2nd of 29 counties in the Atlanta-Sandy Springs-Roswell metro · median 5.6
Typical home value divided by the average annual wage of one covered job.
A percentile here is a min-max scaling of average rank: the smallest published value in the cohort is 0 and the largest is 100, and tied values share the average of the ranks they span. It is not the share of entities below the value, so 0 means smallest, not none below. Entities that did not publish the metric are outside the cohort entirely and are counted in neither the rank nor its denominator.
Home values #
Typical home $599,870 (Sep 2026), -2.4% over one year, +28.2% over five
- 96th pct · 110th of 3,063 US counties · median $230,451
- 99th pct · 2nd of 159 Georgia counties · median $215,610
- 100th pct · 1st of 29 counties in the Atlanta-Sandy Springs-Roswell metro · median $340,765
| Item | Value | Distance |
|---|---|---|
| Forsyth County, GA | $599,870 · -2.4% 1-yr |
Zillow Home Value Index (ZHVI), typical value of homes in the 35th to 65th percentile, smoothed and seasonally adjusted; a model estimate of value, not a sale price. Data through Zillow Research.
Rents #
Typical rent $2,222/mo (Sep 2026), +2.0% over one year; price-to-rent 22.5
- 91st pct · 123rd of 1,358 US counties · median $1,506
- 95th pct · 4th of 69 Georgia counties · median $1,701
- 95th pct · 2nd of 24 counties in the Atlanta-Sandy Springs-Roswell metro · median $1,822
| Item | Value | Distance |
|---|---|---|
| Forsyth County, GA | $2,222/mo · +2.0% 1-yr |
Zillow Observed Rent Index (ZORI), smoothed, all homes and multifamily; price-to-rent = typical home / (typical rent × 12).
What the typical home costs to carry #
Principal and interest of $3,323 a month on $599,870 at 7.40%, against an average weekly wage worth $5,573 a month: 59.6% of one job’s pay.
- payment = P·r / (1 − (1+r)^−n), P = $599,870 × 80% = $479,896, r = 7.40%/12 (Freddie Mac PMMS via FRED, 2026-10-15), n = 360 → $3,323/mo principal and interest
- wage share = payment / (avg weekly wage $1,286 × 52 / 12 = $5,573) = 60% of one average job's pay (BLS QCEW 2026 Q1, all covered jobs)
- years of wages = $599,870 / ($1,286 × 52) = 9.0
- price-to-rent = $599,870 / ($2,222 × 12) = 22.5
The wage is one covered job’s average, not a household’s income, so this is the share of a single paycheque and not a mortgage underwriting ratio.
Estimate. Principal and interest on the typical home with 20% down over 30 years at this week's Freddie Mac average rate; compared with the average weekly wage of all jobs covered by unemployment insurance in the area (BLS QCEW), which is pay per job, not household income.
Jobs & wages #
89,915 jobs at 9,319 employers (2026 Q1); +1.0% jobs and +1.3% average weekly wage over the year
- 89th pct · 331st of 3,221 US counties · median 8,232
- 94th pct · 9th of 159 Georgia counties · median 7,095
- 82nd pct · 6th of 29 counties in the Atlanta-Sandy Springs-Roswell metro · median 31,378
| Item | Value | Distance |
|---|---|---|
| Forsyth County, GA | 89,915 jobs · $1,286/wk · +1.0% YoY |
| NAICS sector | Jobs | Avg weekly wage | Location quotient | Jobs over the year |
|---|---|---|---|---|
| Health care and social assistance | 14,438 | $1,382 | 1.07 | +2.8% |
| Retail trade | 11,003 | $777 | 1.26 | -1.2% |
| Construction | 8,041 | $1,608 | 1.71 | +5.3% |
| Manufacturing | 8,014 | $1,437 | 1.11 | +1.9% |
| Accommodation and food services | 7,058 | $453 | 0.87 | +1.6% |
| Administrative and waste services | 5,751 | $1,287 | 1.13 | -6.2% |
| Professional and technical services | 5,394 | $1,876 | 0.87 | -10.3% |
| Wholesale trade | 4,879 | $1,856 | 1.42 | +4.1% |
| Transportation and warehousing | 3,070 | $1,177 | 0.81 | +34.6% |
| Arts, entertainment and recreation | 2,664 | $1,014 | 1.80 | -0.1% |
| Other services | 2,105 | $888 | 0.78 | +5.8% |
| Finance and insurance | 1,577 | $2,090 | 0.43 | -21.8% |
BLS Quarterly Census of Employment and Wages, all ownerships, total covered employment in the quarter's third month; over-the-year changes as published. Suppressed cells stay blank.
Drought #
D0 abnormally dry
Sites found: 5, searched within 0 km of this place’s internal point. That is a disc around a point, not the area itself: sites outside the boundary are included, and sites inside it further than 0 km away are not.
US Drought Monitor current week; the highest class of any polygon containing the point.
Reservoirs #
Surface water layer not loaded
Sites found: 0, searched within 150 km of this place’s internal point. That is a disc around a point, not the area itself: sites outside the boundary are included, and sites inside it further than 150 km away are not.
Σ(capacity × percent full) / Σ capacity over TWDB reservoirs within 150 km. Texas only; elsewhere USGS reservoir elevation/storage is listed without a capacity to normalise by.
Stream gauges #
Surface water layer not loaded
Sites found: 0, searched within 75 km of this place’s internal point. That is a disc around a point, not the area itself: sites outside the boundary are included, and sites inside it further than 75 km away are not.
USGS latest readings screened against EPA freshwater criteria (DO ≥ 5 mg/L, pH 6.5–9, conductance, turbidity, temperature); NWS flood categories where a NWPS gauge is co-located.
Groundwater #
No USGS monitoring wells within 75 km (or above 1,500 km)
Sites found: 0, searched within 75 km of this place’s internal point. That is a disc around a point, not the area itself: sites outside the boundary are included, and sites inside it further than 75 km away are not.
USGS latest daily water levels. A single latest reading says where the table is, not which way it is moving; select a well for its 365-day trace.
Water stress #
low (0.00)
Σ wᵢ·termᵢ / Σ wᵢ = 0.35×0.00 / 0.35
Banks & federal dollars #
$7.4 bn in deposits at 55 offices of 19 banks (SOD June 2026); HHI 1,016, moderately concentrated. $1.1 bn federal obligations in FY2026 (direct payments $1.0 bn, contracts $30.4 m), $11,809 per covered job
| Item | Value | Distance |
|---|---|---|
| Wells Fargo Bank, National Association | $1.1 bn · 15.5% share · 5 offices | |
| Truist Bank | $1.1 bn · 15.1% share · 8 offices | |
| JPMorgan Chase Bank, National Association | $1.0 bn · 13.6% share · 8 offices | |
| Forsyth, GA | $1.1 bn FY2026 · $11,809/job | |
| MULTIPLE RECIPIENTS | $1.0 bn · top recipient FY2026 |
| Institution | Deposits | Share | Offices |
|---|---|---|---|
| Wells Fargo Bank, National Association | $1,145,052,000 | 15.5% | 5 |
| Truist Bank | $1,115,202,000 | 15.1% | 8 |
| JPMorgan Chase Bank, National Association | $1,008,955,000 | 13.6% | 8 |
| United Community Bank | $792,802,000 | 10.7% | 3 |
| Regions Bank | $664,120,000 | 9.0% | 7 |
| Bank of America, National Association | $571,011,000 | 7.7% | 3 |
| The Citizens Bank of Georgia | $481,706,000 | 6.5% | 3 |
| Bank OZK | $458,747,000 | 6.2% | 3 |
| PNC Bank, National Association | $196,831,000 | 2.7% | 3 |
| Pinnacle Bank | $187,883,000 | 2.5% | 2 |
Deposit concentration is 1,016 across 18 banks, which the 1995 Department of Justice bank merger screen calls moderately concentrated.
HHI = Σ (share %)² over 18 banks with deposits in the county = 15.5² + 15.1² + 13.6² + … (15 more) = 1,016
FDIC Summary of Deposits: deposits at every insured office as of June 30, annual; HHI is the sum of squared county deposit shares (DOJ 1995 bank merger screen: 1000 / 1800). USAspending: obligations by place of performance for the latest complete federal fiscal year (Oct 1 to Sep 30), what agencies committed, not what they paid out; recipients are legal entities. Per-job divides obligations by BLS QCEW covered employment.
Federal obligations #
USAspending place-of-performance obligations for FY2026, by awarding agency.
| Awarding agency | Obligations |
|---|---|
| Social Security Administration | $922,008,524 |
| Department of Veterans Affairs | $77,832,284 |
| Department of Agriculture | $18,712,970 |
| Department of Transportation | $17,064,761 |
| Department of Defense | $10,085,920 |
| Department of Housing and Urban Development | $6,220,409 |
| Department of Health and Human Services | $5,184,576 |
| Railroad Retirement Board | $3,006,185 |
| Department of Homeland Security | $853,359 |
| Institute of Museum and Library Services | $299,995 |
| Department of State | $171,870 |
| National Aeronautics and Space Administration | $141,653 |
That is $11,809 per covered job, against 89,915 jobs in the 2026 Q1 QCEW quarter.
per job = FY2026 obligations $1.1 bn / 89,915 covered jobs (BLS QCEW 2026 Q1, all ownerships) = $11,809
USAspending obligations are recorded where the work is performed, so a prime award performed here is counted here even when the recipient is headquartered elsewhere. Recipients are legal entities, never people.
National context, not this county #
These are United States, single-gauge, single-state and port series. None of them is keyed to this county.
| Series | Latest | As of | Change |
|---|---|---|---|
| Mississippi River at Memphis, stage · ft | not published | not published | |
| Mississippi River at St. Louis, stage · ft | not published | not published | |
| Ohio River at Louisville, stage · ft | 17.95 | 2026-10-18 | -2.6% |
| Missouri River at St. Joseph, stage · ft | not published | not published | |
| Colorado River below Hoover Dam, flow (Hoover releases) · ft³/s | 5,170.00 | 2026-02-05 | -25.3% |
| Texas reservoirs, statewide percent full · % | 72.20 | 2026-10-19 | +0.0% |
| Laredo truck crossings, monthly · trucks | 258,700.00 | 2026-08-01 | -0.4% |
| Los Angeles + Long Beach container volume, annual · TEU | 10,513,167.00 | 2023-01-01 | -13.5% |
| Containerships waiting for a berth, all US ports · ships | 7.00 | 2026-10-13 | +133.3% |
| Shanghai to Los Angeles container rate · $ per 40 ft box | 7,848.00 | 2026-09-01 | +14.9% |
| US diesel retail price · $ per gallon | unavailable | not published | |
| WTI crude oil, spot · $ per barrel | 101.91 | 2026-10-14 | +1.0% |
| 30-year fixed mortgage rate · % | 7.40 | 2026-10-15 | +0.0% |
| Housing starts, annual rate · thousands of units | 1,275.00 | 2026-08-01 | -2.6% |
| Building permits, annual rate · thousands of units | 1,403.00 | 2026-08-01 | -2.1% |
| Case-Shiller US home price index · index, Jan 2000 = 100 | 337.31 | 2026-07-01 | +0.1% |
| Unemployment rate · % | 4.20 | 2026-09-01 | +2.4% |
| US goods and services trade balance, monthly · $ millions | -105,572.00 | 2026-08-01 | -13.7% |
| Retail sales excluding food services, monthly · $ millions | 652,115.00 | 2026-09-01 | +0.7% |
The indicator registry has no county-keyed series and no geographic selection: every entry is national, a named gauge, a single state or a port. They are here as the backdrop the county's own numbers move against, and they are never this county's readings.
What changed #
Forsyth County, GA: 20 findings, 2 at a watch level and 18 noted
watchForsyth County, GA's years of wages of 9.0 ranks 123rd of 3,063 US counties, a watch level here: years of wages in the top tenth of US counties (position among the counties that published both a ZHVI value and a QCEW average weekly wage; not an official level). The previous published period is not in this table, so this is a standing level rather than a change.
Period 2026-09.Show the arithmetic
- test: yearsOfWages percentile = 96.01567602873938 >= 90
- typical home value / (average weekly wage × 52); one average covered job, not a household
position among the counties that published both a ZHVI value and a QCEW average weekly wage; not an official level
watchForsyth County, GA's typical home value is -2.4% against a year earlier, a watch level here: typical home value below a year ago (arithmetic on Zillow ZHVI, county and metro files; not an official level). The previous published period is not in this table, so this is a standing level rather than a change.
Period 2026-09.Show the arithmetic
- test: home.yoyPct = -2.438063673931795 < 0
arithmetic on Zillow ZHVI, county and metro files; not an official level
noteForsyth County, GA's average weekly wage was 1.3% higher than the same quarter a year earlier in 2026 Q1, on BLS QCEW's published over-the-year change.
Period 2026 Q1.Show the arithmetic
- +1.3 % = BLS QCEW over-the-year percent change for 2026 Q1, as published
- the newest QCEW file carries no year-earlier level, so no move from one level to another is printed
BLS QCEW over-the-year percent change, as published
noteForsyth County, GA's covered employment was 1.0% higher than the same quarter a year earlier in 2026 Q1, on BLS QCEW's published over-the-year change.
Period 2026 Q1.Show the arithmetic
- +1 % = BLS QCEW over-the-year percent change for 2026 Q1, as published
- the newest QCEW file carries no year-earlier level, so no move from one level to another is printed
BLS QCEW over-the-year percent change, as published
noteForsyth County, GA's typical asking rent fell 0.4% from $2,230 in August 2026 to $2,222 in September 2026, on Zillow ZORI.
Period 2026-09.Show the arithmetic
- -0.4% = (2221.968979709429 - 2230.1729268889044) / 2230.1729268889044 × 100
- 2221.968979709429 = Zillow ZORI, 2026-09
- 2230.1729268889044 = Zillow ZORI, 2026-08
Read all 12 findings in the full brief
Every finding is produced by a fixed rule table and a fixed sentence for each rule. Nothing here is generated prose.