Jun 29, 2026
For many Americans, moving to the suburbs is the classic version of the American dream: a spacious home, tree-lined streets, top-rated schools and a backyard big enough for barbecues and birthday parties.
But in some neighborhoods, that dream comes with a price tag that only the country’s highest earners can afford.
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A new analysis from personal finance platform MoneyLion ranked America’s wealthiest suburbs using average household income from the U.S. Census Bureau’s 2024 American Community Survey. The results reveal communities where households earn well over $400,000 a year and where multimillion-dollar homes have become the norm, and not the exception.
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The country’s richest suburbs are clustered around major economic hubs
Topping the list is Scarsdale, New York, an affluent Westchester County community just north of Manhattan. The average household earns a whopping $612,591 annually, according to MoneyLion. The average property is valued at roughly $1.7 million.
Coming in second is West University Place, Texas, a city surrounded by Houston that’s known for its proximity to Rice University. Average household income reaches nearly $440,000, while the typical home is also worth about $1.7 million.
Following that is Rye, New York. Another prestigious Westchester County suburb, Rye combines waterfront living with high-end real estate. Average household income stands at $428,806, while homes average $2.4 million.
Nestled in the heart of Silicon Valley, Los Altos, California, is home to many executives, entrepreneurs and tech investors. The average household earns $417,182, and the average home value has climbed to $4.8 million.
And rounding out the top five is Paradise Valley, Arizona. Known for luxury golf resorts, desert estates and celebrity residents, Paradise Valley boasts an average household income of $408,500. The average home is valued at approximately $3.7 million.
MoneyLion says affluent suburbs often have some similar characteristics.
They’re close enough to major employment centers for a reasonable commute but far enough away to offer larger lots, quieter neighborhoods and highly rated public schools. The prices stay elevated simply because there just isn’t a lot of inventory.
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Not every wealthy suburb made the list. MoneyLion only included communities with at least 5,000 households, which means smaller but also wealthy neighborhoods aren’t in the list.
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Money doesn’t just get you a bigger house
Living in one of America’s richest suburbs isn’t just about paying more for a mortgage.
Tack on additional costs, like higher property taxes, insurance premiums and maintenance costs that go along with homeownership.
And while it may sound sweet to live in one of the richest suburbs, there are unique risks that come along with it. According to MoneyLion, wealthy pockets like these can be attractive targets for identity theft, wire fraud and other financial scams.
For aspiring homebuyers, the list could serve as both inspiration and a reality check. While these ZIP codes may represent the pinnacle of suburban living, they’re also a reminder that housing affordability varies dramatically across the country.
Whether you’re chasing top schools, shorter commutes or the iconic white picket fence, the price of entry into America’s most exclusive suburbs is now measured in millions, while for many households, those dream neighborhoods remain just that: a dream.
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Freelance writer with an economic development and consulting background.
