Rows tagged local are specific to Forest (Census ACS); state rows are state averages; metro-area rows are inherited from Lynchburg, VA. Home value is ACS owner-reported (not a Zillow sale price).
School score: 8/10 (district Bedford County Public Schools · NCES EDFacts)
Cost of living
Metric
Value
Scope
US rank
Cost-of-living index (US=100)
90.5
metro-area
#35 of 200 metros
Grocery index (US=100)
97.1
metro-area
#121 of 200 metros
Big Mac price (est.)
$5.15
metro-area
#34 of 200 metros
Median household income
$78,327
local
#1854 of 3,220 cities
Median wage (all occupations)
$45,363
local
#1642 of 3,220 cities
Who lives here
Metric
Value
Scope
US rank
Median age
40.0 years
metro-area
#142 of 200 metros
Bachelor's degree or higher (25+)
30.9%
metro-area
#125 of 200 metros
Foreign-born residents
3.2%
metro-area
#188 of 200 metros
Homes that are owner-occupied
71.4%
metro-area
#25 of 200 metros
Economy
Metric
Value
Scope
US rank
Unemployment rate
4.62%
local
#1482 of 3,220 cities
Population growth (5-yr)
+8.5%
local
#817 of 3,220 cities
Housing — what your money buys
Metric
Value
Scope
US rank
Median home price
$309,500
local
#1463 of 3,220 cities
Home price ÷ income (affordability)
4.0×
local
#1713 of 3,220 cities
1-yr home appreciation
+2.7%
metro-area
#65 of 200 metros
Price per square foot
$155
local
#1261 of 3,220 cities
Typical home size (implied)
1,999 sqft
Median rent (monthly)
$1,071
local
#601 of 3,220 cities
Homes for sale (inventory)
1,035
Median days on market
13
metro-area
#69 of 200 metros
Taxes
Metric
Value
Scope
US rank
Total tax burden (est. % of income)
12.5%
state
#160 of 200 metros
Combined sales tax
5.73%
state
#12 of 200 metros
State income tax (top rate)
5.75%
Capital gains tax
5.75%
state
#130 of 200 metros
High earners
No special surtax
Social Security in retirement
Not taxed — does not tax Social Security benefits
Effective property tax rate
0.45%
local
#105 of 3,220 cities
Median property tax paid
$1,381
local
#273 of 3,220 cities
Health & childcare
Metric
Value
Scope
US rank
Life expectancy at birth
75.6 years
metro-area
#133 of 200 metros
Healthcare (annual, single adult)
$6,800
state
#93 of 200 metros
Uninsured (share of residents)
7.5%
metro-area
#85 of 200 metros
Primary care providers per 100k
68
metro-area
#138 of 200 metros
Childcare (annual, infant, center)
$15,000
state
#141 of 200 metros
Vehicles & commute
Metric
Value
Scope
US rank
Annual registration
$80
state
#64 of 200 metros
Vehicle property tax (annual)
3.97% of value (~$1,112/yr)
state
#197 of 200 metros
Emissions testing
Required
Emissions detail
Required in major metro counties
DMV & license offices
1
Avg commute to work
22 min
local
#515 of 3,220 cities
Commute by driving alone
77.5%
metro-area
#137 of 200 metros
Solo drivers commuting 30+ min
28.6%
metro-area
#69 of 200 metros
Utilities & fuel
Metric
Value
Scope
US rank
Electricity
17.4¢/kWh
state
#112 of 200 metros
Avg monthly electric bill
$156
state
#112 of 200 metros
Gasoline
$3.20/gal
state
#63 of 200 metros
Natural gas (avg monthly bill)
$78
state
#139 of 200 metros
Water & sewer (avg monthly bill)
$103
state
#97 of 200 metros
Home internet (avg monthly bill)
$77
state
#67 of 200 metros
Insurance
Metric
Value
Scope
US rank
Home insurance (annual)
$1,500
state
#51 of 200 metros
Auto insurance (annual)
$1,400
state
#18 of 200 metros
Disaster risk & supplemental insurance
Metric
Value
Scope
US rank
Main natural hazards
Notable hazards: hurricanes — separate flood/quake/windstorm policies may be needed.
FEMA National Risk Index (0–100, higher = more risk)
40.1 — Very Low
metro-area
#1 of 200 metros
Flood insurance (annual, NFIP)
$700
state
#61 of 200 metros
Earthquake insurance (annual)
$100
state
#1 of 200 metros
Climate & air quality
Metric
Value
Scope
US rank
Air quality (median AQI, lower=cleaner)
28
metro-area
#7 of 200 metros
Cooling degree-days (AC load)
1,500
metro-area
#110 of 200 metros
Homes with air conditioning (state)
95%
state
#27 of 200 metros
Heating degree-days (heat load)
3,900
metro-area
#102 of 200 metros
Days per year ≥ 90°F
22
metro-area
#88 of 200 metros
Days per year ≥ 100°F
0
metro-area
#5 of 200 metros
Avg summer high (state)
87°F
metro-area
#94 of 200 metros
Avg winter low
28°F
metro-area
#110 of 200 metros
Annual precipitation
45.5"
metro-area
#129 of 200 metros
Annual snowfall
8.8"
metro-area
#107 of 200 metros
Sunshine (% of possible)
56%
metro-area
#132 of 200 metros
Plant hardiness zone
7a
Frost window
04-10 → 11-01
Safety
Metric
Value
Scope
US rank
Violent crime (per 100k, state avg)
200
state
#7 of 200 metros
Property crime (per 100k, state avg)
1,500
state
#32 of 200 metros
Local amenities & recreation
Metric
Value
Scope
US rank
Grocery stores
15
metro-area
#197 of 200 metros
Parks
18
Hiking areas
15
Golf courses
8
Shooting ranges
3
Lakes
5
Permits
Metric
Value
Scope
US rank
Building permit difficulty (1–5)
3
state
#87 of 200 metros
Permit detail
Moderate
US rank = this metro's position among all 200 metros (1 = best: cheapest / safest / highest income, etc.). Childcare is a family cost, not included in the salary-equivalence total.