These Are America's Wealthiest Suburbs
Can any other U.S. suburb best the sheer wealth of Scarsdale, New York? The affluent town was previously recognized by publishing partner GOBankingRates as the nation’s wealthiest suburb in 2025 and 2024. According to new MoneyLion data, the enclave is continuing its three-peat streak in first place for 2026.
Eligible cities in this study were required to have at least 5,000 households and be part of a metropolitan statistical area (but not a principal city). We isolated the 50 suburbs with the highest average household incomes and examined average home values for additional context. The one-year change in percentages was calculated for the home value and average income, with the wealthy suburbs ranked from highest to lowest income.
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Key Findings
Scarsdale is enjoying a three-year winning streak as America’s wealthiest suburb. With year-over-year income changes of nearly 2% and home values increasing by nearly 10%, this city continues to maintain its stranglehold.
Two newcomers broke into the top 10. Paradise Valley, Arizona, ranked in fifth place and McLean, Virginia, snagged ninth place. Paradise Valley, previously seen at fifth place in 2024’s ranking, did not appear in the top 50 for 2025. McLean held 12th place in the 2024 and 2025 rankings.
California leads the nation with 16 suburbs: Los Altos (#4), Alamo (#7), Orinda (#10), Menlo Park (#14), Saratoga (#15), San Carlos (#16), Los Gatos (#19), La Cañada Flintridge (#20), Lafayette (#21), Palo Alto (#25), Coto de Caza (#26), Cupertino (#34), Manhattan Beach (#37), Danville (#38), Mill Valley (#40) and Moraga (#44).
Five Texas suburbs received honors, with three ranking in the top 10: West University Place (#2), University Park (#6), Southlake (#8), Bellaire (#18) and Colleyville (#46).
Five new suburbs emerged in the 2026 lineup: Paradise Valley (#5); Garden City, New York (#31); Princeton, New Jersey (#47); Union Hill-Novelty Hill, Washington (#49); and Fort Hunt, Virginia (#50).
See which 50 suburbs rank as the wealthiest in America.
1. Scarsdale, New York
Suburb of: New York-Newark-Jersey City, NY-NJ-PA
Average household income (2024): $612,591
Average household income (2023): $601,193
YoY change in income (%): 1.9%
April 2026 home value: $1,673,358
April 2025 home value: $1,522,922
YoY change in home value (%): 9.9%
2. West University Place, Texas
Suburb of: Houston-The Woodlands-Sugar Land, TX
Average household income (2024): $439,594
Average household income (2023): $409,677
YoY change in income (%): 7.3%
April 2026 home value: $1,744,482
April 2025 home value: $1,700,132
YoY change in home value (%): 2.6%
3. Rye, New York
Suburb of: New York-Newark-Jersey City, NY-NJ-PA
Average household income (2024): $428,806
Average household income (2023): $421,259
YoY change in income (%): 1.8%
April 2026 home value: $2,392,771
April 2025 home value: $2,216,611
YoY change in home value (%): 8%
4. Los Altos, California
Suburb of: San Jose-Sunnyvale-Santa Clara, CA
Average household income (2024): $417,182
Average household income (2023): $403,512
YoY change in income (%): 3.4%
April 2026 home value: $4,789,752
April 2025 home value: $4,626,523
YoY change in home value (%): 3.5%
5. Paradise Valley, Arizona
Suburb of: Phoenix-Mesa-Chandler, AZ
Average household income (2024): $408,500
Average household income (2023): $382,413
YoY change in income (%): 6.8%
April 2026 home value: $3,704,755
April 2025 home value: $3,278,479
YoY change in home value (%): 13%
6. University Park, Texas
Suburb of: Dallas-Fort Worth-Arlington, TX
Average household income (2024): $407,253
Average household income (2023): $389,868
YoY change in income (%): 4.5%
April 2026 home value: $2,595,176
April 2025 home value: $2,425,338
YoY change in home value (%): 7%
7. Alamo, California
Suburb of: San Francisco-Oakland-Berkeley, CA
Average household income (2024): $401,221
Average household income (2023): $403,334
YoY change in income (%): -0.5%
April 2026 home value: $2,603,399
April 2025 home value: $2,593,641
YoY change in home value (%): 0.4%
8. Southlake, Texas
Suburb of: Dallas-Fort Worth-Arlington, TX
Average household income (2024): $384,530
Average household income (2023): $382,520
YoY change in income (%): 0.5%
April 2026 home value: $1,322,916
April 2025 home value: $1,290,636
YoY change in home value (%): 2.5%
9. McLean, Virginia
Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
Average household income (2024): $379,689
Average household income (2023): $364,591
YoY change in income (%): 4.1%
April 2026 home value: $1,795,314
April 2025 home value: $1,795,677
YoY change in home value (%): -0.02%
10. Orinda, California
Suburb of: San Francisco-Oakland-Berkeley, CA
Average household income (2024): $376,741
Average household income (2023): $369,073
YoY change in income (%): 2.1%
April 2026 home value: $2,020,299
April 2025 home value: $2,034,204
YoY change in home value (%): -0.7%
11. Hinsdale, Illinois
Suburb of: Chicago-Naperville-Elgin, IL-IN-WI
Average household income (2024): $367,874
Average household income (2023): $376,366
YoY change in income (%): -2.3%
April 2026 home value: $1,330,983
April 2025 home value: $1,219,445
YoY change in home value (%): 9.2%
12. Wellesley, Massachusetts
Suburb of: Boston-Cambridge-Newton, MA-NH
Average household income (2024): $367,512
Average household income (2023): $368,179
YoY change in income (%): -0.2%
April 2026 home value: $2,125,302
April 2025 home value: $2,047,323
YoY change in home value (%): 3.8%
13. Palm Beach, Florida
Suburb of: Miami-Fort Lauderdale-Pompano Beach, FL
Average household income (2024): $357,254
Average household income (2023): $356,467
YoY change in income (%): 0.2%
April 2026 home value: $10,335,666
April 2025 home value: $9,688,151
YoY change in home value (%): 6.7%
14. Menlo Park, California
Suburb of: San Francisco-Oakland-Berkeley, CA
Average household income (2024): $347,039
Average household income (2023): $339,415
YoY change in income (%): 2.3%
April 2026 home value: $3,087,415
April 2025 home value: $2,918,330
YoY change in home value (%): 5.8%
15. Saratoga, California
Suburb of: San Jose-Sunnyvale-Santa Clara, CA
Average household income (2024): $346,480
Average household income (2023): $344,319
YoY change in income (%): 0.6%
April 2026 home value: $4,281,899
April 2025 home value: $4,207,495
YoY change in home value (%): 1.8%
16. San Carlos, California
Suburb of: San Francisco-Oakland-Berkeley, CA
Average household income (2024): $338,651
Average household income (2023): $335,300
YoY change in income (%): 1%
April 2026 home value: $2,601,556
April 2025 home value: $2,526,879
YoY change in home value (%): 3%
17. Pinecrest, Florida
Suburb of: Miami-Fort Lauderdale-Pompano Beach, FL
Average household income (2024): $338,625
Average household income (2023): $312,591
YoY change in income (%): 8.3%
April 2026 home value: $2,435,160
April 2025 home value: $2,377,069
YoY change in home value (%): 2.4%
18. Bellaire, Texas
Suburb of: Houston-The Woodlands-Sugar Land, TX
Average household income (2024): $335,492
Average household income (2023): $311,033
YoY change in income (%): 7.9%
April 2026 home value: $1,183,998
April 2025 home value: $1,139,794
YoY change in home value (%): 3.9%
19. Los Gatos, California
Suburb of: San Jose-Sunnyvale-Santa Clara, CA
Average household income (2024): $330,564
Average household income (2023): $317,745
YoY change in income (%): 4%
April 2026 home value: $2,901,731
April 2025 home value: $2,852,544
YoY change in home value (%): 1.7%
20. La Cañada Flintridge, California
Suburb of: Los Angeles-Long Beach-Anaheim, CA
Average household income (2024): $329,425
Average household income (2023): $316,810
YoY change in income (%): 4%
April 2026 home value: $2,508,684
April 2025 home value: $2,472,699
YoY change in home value (%): 1.5%
21. Lafayette, California
Suburb of: San Francisco-Oakland-Berkeley, CA
Average household income (2024): $325,365
Average household income (2023): $319,744
YoY change in income (%): 1.8%
April 2026 home value: $1,995,232
April 2025 home value: $2,003,068
YoY change in home value (%): -0.4%
22. Potomac, Maryland
Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
Average household income (2024): $321,477
Average household income (2023): $304,509
YoY change in income (%): 5.6%
April 2026 home value: $1,403,235
April 2025 home value: $1,410,320
YoY change in home value (%): -0.5%
23. Mercer Island, Washington
Suburb of: Seattle-Tacoma-Bellevue, WA
Average household income (2024): $318,528
Average household income (2023): $303,425
YoY change in income (%): 5%
April 2026 home value: $2,467,736
April 2025 home value: $2,513,681
YoY change in home value (%): -1.8%
24. Mountain Brook, Alabama
Suburb of: Birmingham-Hoover, AL
Average household income (2024): $318,286
Average household income (2023): $302,510
YoY change in income (%): 5.2%
April 2026 home value: $1,093,413
April 2025 home value: $1,026,143
YoY change in home value (%): 6.6%
25. Palo Alto, California
Suburb of: San Jose-Sunnyvale-Santa Clara, CA
Average household income (2024): $315,665
Average household income (2023): $308,837
YoY change in income (%): 2.2%
April 2026 home value: $3,898,741
April 2025 home value: $3,826,891
YoY change in home value (%): 1.9%
26. Coto de Caza, California
Suburb of: Los Angeles-Long Beach-Anaheim, CA
Average household income (2024): $313,197
Average household income (2023): $312,324
YoY change in income (%): 0.3%
April 2026 home value: $2,151,642
April 2025 home value: $2,131,068
YoY change in home value (%): 1%
27. Greenwich, Connecticut
Suburb of: Bridgeport-Stamford-Norwalk, CT
Average household income (2024): $312,433
Average household income (2023): $297,081
YoY change in income (%): 5.2%
April 2026 home value: $2,688,308
April 2025 home value: $2,369,349
YoY change in home value (%): 13.5%
28. Lexington, Massachusetts
Suburb of: Boston-Cambridge-Newton, MA-NH
Average household income (2024): $311,976
Average household income (2023): $300,716
YoY change in income (%): 3.7%
April 2026 home value: $1,693,046
April 2025 home value: $1,655,050
YoY change in home value (%): 2.3%
29. Winchester, Massachusetts
Suburb of: Boston-Cambridge-Newton, MA-NH
Average household income (2024): $308,771
Average household income (2023): $296,327
YoY change in income (%): 4.2%
April 2026 home value: $1,715,395
April 2025 home value: $1,692,154
YoY change in home value (%): 1.4%
30. Westfield, New Jersey
Suburb of: New York-Newark-Jersey City, NY-NJ-PA
Average household income (2024): $306,889
Average household income (2023): $297,367
YoY change in income (%): 3.2%
April 2026 home value: $1,315,940
April 2025 home value: $1,213,518
YoY change in home value (%): 8.4%
31. Garden City, New York
Suburb of: New York-Newark-Jersey City, NY-NJ-PA
Average household income (2024): $306,541
Average household income (2023): $292,919
YoY change in income (%): 4.7%
April 2026 home value: $1,396,785
April 2025 home value: $1,277,169
YoY change in home value (%): 9.4%
32. Summit, New Jersey
Suburb of: New York-Newark-Jersey City, NY-NJ-PA
Average household income (2024): $306,473
Average household income (2023): $304,408
YoY change in income (%): 0.7%
April 2026 home value: $1,455,811
April 2025 home value: $1,306,592
YoY change in home value (%): 11.4%
33. Tenafly, New Jersey
Suburb of: New York-Newark-Jersey City, NY-NJ-PA
Average household income (2024): $306,119
Average household income (2023): $306,103
YoY change in income (%): 0.01%
April 2026 home value: $1,331,396
April 2025 home value: $1,251,000
YoY change in home value (%): 6.4%
34. Cupertino, California
Suburb of: San Jose-Sunnyvale-Santa Clara, CA
Average household income (2024): $305,578
Average household income (2023): $295,739
YoY change in income (%): 3.3%
April 2026 home value: $3,358,422
April 2025 home value: $3,308,495
YoY change in home value (%): 1.5%
35. Lake Forest, Illinois
Suburb of: Chicago-Naperville-Elgin, IL-IN-WI
Average household income (2024): $303,251
Average household income (2023): $302,171
YoY change in income (%): 0.4%
April 2026 home value: $1,253,534
April 2025 home value: $1,152,671
YoY change in home value (%): 8.8%
36. Wilmette, Illinois
Suburb of: Chicago-Naperville-Elgin, IL-IN-WI
Average household income (2024): $300,005
Average household income (2023): $291,930
YoY change in income (%): 2.8%
April 2026 home value: $1,073,688
April 2025 home value: $967,168
YoY change in home value (%): 11%
37. Manhattan Beach, California
Suburb of: Los Angeles-Long Beach-Anaheim, CA
Average household income (2024): $299,240
Average household income (2023): $290,648
YoY change in income (%): 3%
April 2026 home value: $3,317,080
April 2025 home value: $3,160,102
YoY change in home value (%): 5%
38. Danville, California
Suburb of: San Francisco-Oakland-Berkeley, CA
Average household income (2024): $297,024
Average household income (2023): $284,183
YoY change in income (%): 4.5%
April 2026 home value: $1,971,524
April 2025 home value: $2,062,596
YoY change in home value (%): -4.4%
39. Bethesda, Maryland
Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
Average household income (2024): $295,886
Average household income (2023): $290,678
YoY change in income (%): 1.8%
April 2026 home value: $1,341,180
April 2025 home value: $1,360,181
YoY change in home value (%): -1.4%
40. Mill Valley, California
Suburb of: San Francisco-Oakland-Berkeley, CA
Average household income (2024): $294,061
Average household income (2023): $308,154
YoY change in income (%): -4.6%
April 2026 home value: $2,236,089
April 2025 home value: $2,148,543
YoY change in home value (%): 4.1%
41. Sammamish, Washington
Suburb of: Seattle-Tacoma-Bellevue, WA
Average household income (2024): $293,336
Average household income (2023): $280,644
YoY change in income (%): 4.5%
April 2026 home value: $1,704,322
April 2025 home value: $1,795,419
YoY change in home value (%): -5.1%
42. Vienna, Virginia
Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
Average household income (2024): $287,108
Average household income (2023): $273,768
YoY change in income (%): 4.9%
April 2026 home value: $1,227,735
April 2025 home value: $1,235,647
YoY change in home value (%): -0.6%
43. Needham, Massachusetts
Suburb of: Boston-Cambridge-Newton, MA-NH
Average household income (2024): $284,640
Average household income (2023): $281,049
YoY change in income (%): 1.3%
April 2026 home value: $1,635,063
April 2025 home value: $1,569,623
YoY change in home value (%): 4.2%
44. Moraga, California
Suburb of: San Francisco-Oakland-Berkeley, CA
Average household income (2024): $280,129
Average household income (2023): $262,781
YoY change in income (%): 6.6%
April 2026 home value: $1,766,583
April 2025 home value: $1,784,066
YoY change in home value (%): -1%
45. Dix Hills, New York
Suburb of: New York-Newark-Jersey City, NY-NJ-PA
Average household income (2024): $278,135
Average household income (2023): $270,581
YoY change in income (%): 2.8%
April 2026 home value: $1,115,728
April 2025 home value: $1,030,139
YoY change in home value (%): 8.3%
46. Colleyville, Texas
Suburb of: Dallas-Fort Worth-Arlington, TX
Average household income (2024): $277,720
Average household income (2023): $265,831
YoY change in income (%): 4.5%
April 2026 home value: $927,003
April 2025 home value: $912,303
YoY change in home value (%): 1.6%
47. Princeton, New Jersey
Suburb of: Trenton-Princeton, NJ
Average household income (2024): $275,137
Average household income (2023): $278,669
YoY change in income (%): -1.3%
April 2026 home value: $1,057,480
April 2025 home value: $1,024,934
YoY change in home value (%): 3.2%
48. Ridgewood, New Jersey
Suburb of: New York-Newark-Jersey City, NY-NJ-PA
Average household income (2024): $273,185
Average household income (2023): $288,861
YoY change in income (%): -5.4%
April 2026 home value: $1,238,821
April 2025 home value: $1,147,609
YoY change in home value (%): 8%
49. Union Hill-Novelty Hill, Washington
Suburb of: Seattle-Tacoma-Bellevue, WA
Average household income (2024): $271,422
Average household income (2023): $269,809
YoY change in income (%): 0.6%
April 2026 home value: $1,532,491
April 2025 home value: $1,570,974
YoY change in home value (%): -2.5%
50. Fort Hunt, Virginia
Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
Average household income (2024): $270,002
Average household income (2023): $258,525
YoY change in income (%): 4.4%
April 2026 home value: $1,019,258
April 2025 home value: $1,026,945
YoY change in home value (%): -0.8%
Methodology: For this study, MoneyLion analyzed cities with at least 5,000 households, as sourced from the U.S. Census 2024 American Community Survey. The 50 suburbs with the highest average household income were isolated. The average house value was sourced from Zillow Home Value Index for April 2026. If the suburb was not listed on Zillow Home Value Index, the ZIP codes that make up the suburb were used. To qualify for this study, the city had to have at least 5,000 households and be a part of a metropolitan statistical area but not be a principal city, a city named in the MSA’s title. The one-year change in percentages was calculated for the home value and household mean income. The suburbs were sorted to show the highest average household income first, representing the wealthiest suburbs in America. All data was collected on and is up to date as of May 18, 2026.
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