Is Scarsdale, New York, on track to become America’s richest suburb by 2036? The Westchester County enclave received top honors as the nation’s wealthiest suburb in 2026 and 2016, according to a new study from GOBankingRates.
To compare the wealthiest suburbs in 2026 to those 10 years ago, GOBankingRates analyzed cities that were a part of metropolitan statistical areas with at least 5,000 households. From there, the 50 suburbs with the highest average household incomes from 2014 and 2024 were isolated and ranked.
Key Findings
- Only two New York suburbs ranked in the same spots for the last 10 years. Scarsdale holds fast to the No. 1 spot while Dix Hills remains in 45th place.
- Three California suburbs broke into the top 10 for 2026. They are Los Altos (#4), Alamo (#7) and Orinda (#10). In 2016, Orinda ranked 15th, Los Altos 18th and Alamo 20th.
- Connecticut has fallen out of the top 10. In 2016’s ranking, Darien and Westport held third and seventh places. Neither suburb made the top 50 this year. Greenwich dropped from 23rd to 27th.
- Five suburbs in New York, Texas and Virginia are among the 10 wealthiest suburbs for 2026 and 2016. Scarsdale ranked first both years. West University Place, Texas, is second in 2026 after being fourth in 2016. Rye, New York, is up to third from fifth. University Park, Texas, moved from eighth to sixth. McLean, Virginia, fell to ninth from sixth.
- Paradise Valley, Arizona, catapulted into fifth place in 2026. Previously, it occupied 14th place. Paradise Valley is Arizona’s only suburb in the top 50 in both decades.
Keep reading to see how the nation’s wealthiest suburbs in 2026 stack up to those from 10 years ago. Plus, explore in-depth America’s wealthiest suburbs in 2025.
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1. Scarsdale, New York
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2016 ranking: 1
- Average 2024 household income: $612,591
- Average home value (Jan. 2026): $1,464,571
10 Years Ago: Scarsdale, New York
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2026 ranking: 1
- Average 2014 household income: $365,996
- Average home value: N/A
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2. West University Place, Texas
- Suburb of: Houston-The Woodlands-Sugar Land, TX
- 2016 ranking: 4
- Average 2024 household income: $439,594
- Average home value (Jan. 2026): $1,638,701
10 Years Ago: Great Falls, Virginia
- Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
- 2026 ranking: N/A
- Average 2014 household income: $308,394
- Average home value: $1,057,760
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3. Rye, New York
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2016 ranking: 5
- Average 2024 household income: $428,806
- Average home value (Jan. 2026): $2,155,295
10 Years Ago: Darien, Connecticut
- Suburb of: Bridgeport-Stamford-Norwalk, CT
- 2026 ranking: N/A
- Average 2014 household income: $307,100
- Average home value: $1,428,805
4. Los Altos, California
- Suburb of: San Jose-Sunnyvale-Santa Clara, CA
- 2016 ranking: 18
- Average 2024 household income: $417,182
- Average home value (Jan. 2026): $4,551,571
10 Years Ago: West University Place, Texas
- Suburb of: Houston-The Woodlands-Sugar Land, TX
- 2026 ranking: 2
- Average 2014 household income: $294,723
- Average home value: N/A
5. Paradise Valley, Arizona
- Suburb of: Phoenix-Mesa-Chandler, AZ
- 2016 ranking: 14
- Average 2024 household income: $408,500
- Average home value (Jan. 2026): $3,575,228
10 Years Ago: Rye, New York
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2026 ranking: 3
- Average 2014 household income: $266,038
- Average home value: N/A
6. University Park, Texas
- Suburb of: Dallas-Fort Worth-Arlington, TX
- 2016 ranking: 8
- Average 2024 household income: $407,253
- Average home value (Jan. 2026): $2,507,381
10 Years Ago: McLean, Virginia
- Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
- 2026 ranking: 9
- Average 2014 household income: $265,588
- Average home value: $1,114,889
7. Alamo, California
- Suburb of: San Francisco-Oakland-Berkeley, CA
- 2016 ranking: 20
- Average 2024 household income: $401,221
- Average home value (Jan. 2026): $2,418,193
10 Years Ago: Westport, Connecticut
- Suburb of: Bridgeport-Stamford-Norwalk, CT
- 2026 ranking: N/A
- Average 2014 household income: $255,021
- Average home value: $1,232,690
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8. Southlake, Texas
- Suburb of: Dallas-Fort Worth-Arlington, TX
- 2016 ranking: 16
- Average 2024 household income: $384,530
- Average home value (Jan. 2026): $1,264,386
10 Years Ago: University Park, Texas
- Suburb of: Dallas-Fort Worth-Arlington, TX
- 2026 ranking: 6
- Average 2014 household income: $254,422
- Average home value: $1,229,720
9. McLean, Virginia
- Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
- 2016 ranking: 6
- Average 2024 household income: $379,689
- Average home value (Jan. 2026): $1,701,866
10 Years Ago: Wolf Trap, Virginia
- Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
- 2026 ranking: N/A
- Average 2014 household income: $248,198
- Average home value: N/A
10. Orinda, California
- Suburb of: San Francisco-Oakland-Berkeley, CA
- 2016 ranking: 15
- Average 2024 household income: $376,741
- Average home value (Jan. 2026): $1,876,249
10 Years Ago: Hinsdale, Illinois
- Suburb of: Chicago-Naperville-Elgin, IL-IN-WI
- 2026 ranking: 11
- Average 2014 household income: $247,637
- Average home value: $949,902
11. Hinsdale, Illinois
- Suburb of: Chicago-Naperville-Elgin, IL-IN-WI
- 2016 ranking: 10
- Average 2024 household income: $367,874
- Average home value (Jan. 2026): $1,264,495
10 Years Ago: Potomac, Maryland
- Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
- 2026 ranking: 22
- Average 2014 household income: $244,199
- Average home value: $953,397
12. Wellesley, Massachusetts
- Suburb of: Boston-Cambridge-Newton, MA-NH
- 2016 ranking: 13
- Average 2024 household income: $367,512
- Average home value (Jan. 2026): $2,019,894
10 Years Ago: Lake Forest, Illinois
- Suburb of: Chicago-Naperville-Elgin, IL-IN-WI
- 2026 ranking: 35
- Average 2014 household income: $244,002
- Average home value: $867,268
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13. Palm Beach, Florida
- Suburb of: Miami-Fort Lauderdale-Pompano Beach, FL
- 2016 ranking: N/A
- Average 2024 household income: $357,254
- Average home value (Jan. 2026): $9,953,587
10 Years Ago: Wellesley, Massachusetts
- Suburb of: Boston-Cambridge-Newton, MA-NH
- 2026 ranking: 12
- Average 2014 household income: $237,462
- Average home value: $1,175,871
14. Menlo Park, California
- Suburb of: San Francisco-Oakland-Berkeley, CA
- 2016 ranking: 49
- Average 2024 household income: $347,039
- Average home value (Jan. 2026): $2,900,583
10 Years Ago: Paradise Valley, Arizona
- Suburb of: Phoenix-Mesa-Chandler, AZ
- 2026 ranking: 5
- Average 2014 household income: $236,148
- Average home value: $1,491,084
15. Saratoga, California
- Suburb of: San Jose-Sunnyvale-Santa Clara, CA
- 2016 ranking: 21
- Average 2024 household income: $346,480
- Average home value (Jan. 2026): $4,059,518
10 Years Ago: Orinda, California
- Suburb of: San Francisco-Oakland-Berkeley, CA
- 2026 ranking: 10
- Average 2014 household income: $234,279
- Average home value: $1,279,251
16. San Carlos, California
- Suburb of: San Francisco-Oakland-Berkeley, CA
- 2016 ranking: N/A
- Average 2024 household income: $338,651
- Average home value (Jan. 2026): $2,416,744
10 Years Ago: Southlake, Texas
- Suburb of: Dallas-Fort Worth-Arlington, TX
- 2026 ranking: 8
- Average 2014 household income: $232,034
- Average home value: $622,826
17. Pinecrest, Florida
- Suburb of: Miami-Fort Lauderdale-Pompano Beach, FL
- 2016 ranking: 35
- Average 2024 household income: $338,625
- Average home value (Jan. 2026): $2,333,358
10 Years Ago: Malibu, California
- Suburb of: Los Angeles-Long Beach-Anaheim, CA
- 2026 ranking: N/A
- Average 2014 household income: $228,725
- Average home value: $1,627,885
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18. Bellaire, Texas
- Suburb of: Houston-The Woodlands-Sugar Land, TX
- 2016 ranking: 19
- Average 2024 household income: $335,492
- Average home value (Jan. 2026): $1,154,776
10 Years Ago: Los Altos, California
- Suburb of: San Jose-Sunnyvale-Santa Clara, CA
- 2026 ranking: 4
- Average 2014 household income: $227,294
- Average home value: $2,665,447
19. Los Gatos, California
- Suburb of: San Jose-Sunnyvale-Santa Clara, CA
- 2016 ranking: N/A
- Average 2024 household income: $330,564
- Average home value (Jan. 2026): $2,687,117
10 Years Ago: Bellaire, Texas
- Suburb of: Houston-The Woodlands-Sugar Land, TX
- 2026 ranking: 18
- Average 2014 household income: $226,295
- Average home value: $903,223
20. La Cañada Flintridge, California
- Suburb of: Los Angeles-Long Beach-Anaheim, CA
- 2016 ranking: 22
- Average 2024 household income: $329,425
- Average home value (Jan. 2026): $2,376,603
10 Years Ago: Alamo, California
- Suburb of: San Francisco-Oakland-Berkeley, CA
- 2026 ranking: 7
- Average 2014 household income: $224,931
- Average home value: N/A
21. Lafayette, California
- Suburb of: San Francisco-Oakland-Berkeley, CA
- 2016 ranking: 48
- Average 2024 household income: $325,365
- Average home value (Jan. 2026): $1,855,086
10 Years Ago: Saratoga, California
- Suburb of: San Jose-Sunnyvale-Santa Clara, CA
- 2026 ranking: 15
- Average 2014 household income: $219,907
- Average home value: $2,174,074
22. Potomac, Maryland
- Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
- 2016 ranking: 11
- Average 2024 household income: $321,477
- Average home value (Jan. 2026): $1,355,600
10 Years Ago: La Cañada Flintridge, California
- Suburb of: Los Angeles-Long Beach-Anaheim, CA
- 2026 ranking: 20
- Average 2014 household income: $217,246
- Average home value: $1,169,178
23. Mercer Island, Washington
- Suburb of: Seattle-Tacoma-Bellevue, WA
- 2016 ranking: 44
- Average 2024 household income: $318,528
- Average home value (Jan. 2026): $2,364,201
10 Years Ago: Greenwich, Connecticut
- Suburb of: Bridgeport-Stamford-Norwalk, CT
- 2026 ranking: 27
- Average 2014 household income: $216,206
- Average home value: $1,643,459
24. Mountain Brook, Alabama
- Suburb of: Birmingham-Hoover, AL
- 2016 ranking: 39
- Average 2024 household income: $318,286
- Average home value (Jan. 2026): $1,032,727
10 Years Ago: Summit, New Jersey
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2026 ranking: 32
- Average 2014 household income: $211,071
- Average home value: $882,675
25. Palo Alto, California
- Suburb of: San Jose-Sunnyvale-Santa Clara, CA
- 2016 ranking: 46
- Average 2024 household income: $315,665
- Average home value (Jan. 2026): $3,747,013
10 Years Ago: Bethesda, Maryland
- Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
- 2026 ranking: 39
- Average 2014 household income: $209,437
- Average home value: $940,652
26. Coto de Caza, California
- Suburb of: Los Angeles-Long Beach-Anaheim, CA
- 2016 ranking: N/A
- Average 2024 household income: $313,197
- Average home value (Jan. 2026): $2,071,970
10 Years Ago: Ridgewood, New Jersey
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2026 ranking: 48
- Average 2014 household income: $208,095
- Average home value: $736,607
27. Greenwich, Connecticut
- Suburb of: Bridgeport-Stamford-Norwalk, CT
- 2016 ranking: 23
- Average 2024 household income: $312,433
- Average home value (Jan. 2026): $2,553,834
10 Years Ago: Garden City, New York
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2026 ranking: 31
- Average 2014 household income: $207,629
- Average home value: $848,710
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28. Lexington, Massachusetts
- Suburb of: Boston-Cambridge-Newton, MA-NH
- 2016 ranking: 38
- Average 2024 household income: $311,976
- Average home value (Jan. 2026): $1,599,577
10 Years Ago: Colleyville, Texas
- Suburb of: Dallas-Fort Worth-Arlington, TX
- 2026 ranking: 46
- Average 2014 household income: $205,828
- Average home value: $486,466
29. Winchester, Massachusetts
- Suburb of: Boston-Cambridge-Newton, MA-NH
- 2016 ranking: 36
- Average 2024 household income: $308,771
- Average home value (Jan. 2026): $1,626,304
10 Years Ago: Manhattan Beach, California
- Suburb of: Los Angeles-Long Beach-Anaheim, CA
- 2026 ranking: 37
- Average 2014 household income: $204,794
- Average home value: $1,551,613
30. Westfield, New Jersey
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2016 ranking: 41
- Average 2024 household income: $306,889
- Average home value (Jan. 2026): $1,249,295
10 Years Ago: Mill Valley, California
- Suburb of: San Francisco-Oakland-Berkeley, CA
- 2026 ranking: 40
- Average 2014 household income: $204,481
- Average home value: $1,460,233
31. Garden City, New York
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2016 ranking: 27
- Average 2024 household income: $306,541
- Average home value (Jan. 2026): $1,329,112
10 Years Ago: Leawood, Kansas
- Suburb of: Kansas City, MO-KS
- 2026 ranking: N/A
- Average 2014 household income: $201,273
- Average home value: $447,393
32. Summit, New Jersey
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2016 ranking: 24
- Average 2024 household income: $306,473
- Average home value (Jan. 2026): $1,379,320
10 Years Ago: Harrison, New York
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2026 ranking: N/A
- Average 2014 household income: $199,458
- Average home value: N/A
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33. Tenafly, New Jersey
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2016 ranking: N/A
- Average 2024 household income: $306,119
- Average home value (Jan. 2026): $1,252,393
10 Years Ago: Greenwood Village, Colorado
- Suburb of: Denver-Aurora-Lakewood, CO
- 2026 ranking: N/A
- Average 2014 household income: $196,856
- Average home value: $802,031
34. Cupertino, California
- Suburb of: San Jose-Sunnyvale-Santa Clara, CA
- 2016 ranking: N/A
- Average 2024 household income: $305,578
- Average home value (Jan. 2026): $3,207,988
10 Years Ago: Fort Hunt, Virginia
- Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
- 2026 ranking: 50
- Average 2014 household income: $195,509
- Average home value: $658,058
35. Lake Forest, Illinois
- Suburb of: Chicago-Naperville-Elgin, IL-IN-WI
- 2016 ranking: 12
- Average 2024 household income: $303,251
- Average home value (Jan. 2026): $1,190,418
10 Years Ago: Pinecrest, Florida
- Suburb of: Miami-Fort Lauderdale-Pompano Beach, FL
- 2026 ranking: 17
- Average 2014 household income: $191,397
- Average home value: $1,055,058
36. Wilmette, Illinois
- Suburb of: Chicago-Naperville-Elgin, IL-IN-WI
- 2016 ranking: 40
- Average 2024 household income: $300,005
- Average home value (Jan. 2026): $996,443
10 Years Ago: Winchester, Massachusetts
- Suburb of: Boston-Cambridge-Newton, MA-NH
- 2026 ranking: 29
- Average 2014 household income: $191,192
- Average home value: $948,666
37. Manhattan Beach, California
- Suburb of: Los Angeles-Long Beach-Anaheim, CA
- 2016 ranking: 29
- Average 2024 household income: $299,240
- Average home value (Jan. 2026): $3,121,106
10 Years Ago: Beverly Hills, California
- Suburb of: Los Angeles-Long Beach-Anaheim, CA
- 2026 ranking: N/A
- Average 2014 household income: $191,087
- Average home value: $2,216,303
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38. Danville, California
- Suburb of: San Francisco-Oakland-Berkeley, CA
- 2016 ranking: 50
- Average 2024 household income: $297,024
- Average home value (Jan. 2026): $1,869,419
10 Years Ago: Lexington, Massachusetts
- Suburb of: Boston-Cambridge-Newton, MA-NH
- 2026 ranking: 28
- Average 2014 household income: $189,916
- Average home value: $916,986
39. Bethesda, Maryland
- Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
- 2016 ranking: 25
- Average 2024 household income: $295,886
- Average home value (Jan. 2026): $1,272,977
10 Years Ago: Mountain Brook, Alabama
- Suburb of: Birmingham-Hoover, AL
- 2026 ranking: 24
- Average 2014 household income: $189,910
- Average home value: $607,111
40. Mill Valley, California
- Suburb of: San Francisco-Oakland-Berkeley, CA
- 2016 ranking: 30
- Average 2024 household income: $294,061
- Average home value (Jan. 2026): $2,048,963
10 Years Ago: Wilmette, Illinois
- Suburb of: Chicago-Naperville-Elgin, IL-IN-WI
- 2026 ranking: 36
- Average 2014 household income: $188,450
- Average home value: $699,946
41. Sammamish, Washington
- Suburb of: Seattle-Tacoma-Bellevue, WA
- 2016 ranking: N/A
- Average 2024 household income: $293,336
- Average home value (Jan. 2026): $1,628,058
10 Years Ago: Westfield, New Jersey
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2026 ranking: 30
- Average 2014 household income: $187,669
- Average home value: $789,240
42. Vienna, Virginia
- Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
- 2016 ranking: N/A
- Average 2024 household income: $287,108
- Average home value (Jan. 2026): $1,166,090
10 Years Ago: Princeton, New Jersey
- Suburb of: Trenton-Princeton, NJ
- 2026 ranking: 47
- Average 2014 household income: $187,662
- Average home value: $640,945
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43. Needham, Massachusetts
- Suburb of: Boston-Cambridge-Newton, MA-NH
- 2016 ranking: N/A
- Average 2024 household income: $284,640
- Average home value (Jan. 2026): $1,535,691
10 Years Ago: Franklin Farm, Virginia
- Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
- 2026 ranking: N/A
- Average 2014 household income: $187,488
- Average home value: N/A
44. Moraga, California
- Suburb of: San Francisco-Oakland-Berkeley, CA
- 2016 ranking: N/A
- Average 2024 household income: $280,129
- Average home value (Jan. 2026): $1,653,964
10 Years Ago: Mercer Island, Washington
- Suburb of: Seattle-Tacoma-Bellevue, WA
- 2026 ranking: 23
- Average 2014 household income: $187,309
- Average home value: $1,161,079
45. Dix Hills, New York
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2016 ranking: 45
- Average 2024 household income: $278,135
- Average home value (Jan. 2026): $1,111,041
10 Years Ago: Dix Hills, New York
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2026 ranking: 45
- Average 2014 household income: $186,769
- Average home value: $594,034
46. Colleyville, Texas
- Suburb of: Dallas-Fort Worth-Arlington, TX
- 2016 ranking: 28
- Average 2024 household income: $277,720
- Average home value (Jan. 2026): $896,635
10 Years Ago: Palo Alto, California
- Suburb of: San Jose-Sunnyvale-Santa Clara, CA
- 2026 ranking: 25
- Average 2014 household income: $185,033
- Average home value: $2,769,224
47. Princeton, New Jersey
- Suburb of: Trenton-Princeton, NJ
- 2016 ranking: 42
- Average 2024 household income: $275,137
- Average home value (Jan. 2026): $1,025,048
10 Years Ago: Brentwood, Tennessee
- Suburb of: Nashville-Davidson–Murfreesboro–Franklin, TN
- 2026 ranking: N/A
- Average 2014 household income: $181,595
- Average home value: $663,126
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48. Ridgewood, New Jersey
- Suburb of: New York-Newark-Jersey City, NY-NJ-PA
- 2016 ranking: 26
- Average 2024 household income: $273,185
- Average home value (Jan. 2026): $1,173,729
10 Years Ago: Lafayette, California
- Suburb of: San Francisco-Oakland-Berkeley, CA
- 2026 ranking: 21
- Average 2014 household income: $181,436
- Average home value: $1,266,396
49. Union Hill-Novelty Hill, Washington
- Suburb of: Seattle-Tacoma-Bellevue, WA
- 2016 ranking: N/A
- Average 2024 household income: $271,422
- Average home value (Jan. 2026): $1,415,838
10 Years Ago: Menlo Park, California
- Suburb of: San Francisco-Oakland-Berkeley, CA
- 2026 ranking: 14
- Average 2014 household income: $181,220
- Average home value: $2,057,638
50. Fort Hunt, Virginia
- Suburb of: Washington-Arlington-Alexandria, DC-VA-MD-WV
- 2016 ranking: 34
- Average 2024 household income: $270,002
- Average home value (Jan. 2026): $962,861
10 Years Ago: Danville, California
- Suburb of: San Francisco-Oakland-Berkeley, CA
- 2026 ranking: 38
- Average 2014 household income: $178,684
- Average home value: $1,127,721
View more original studies and surveys in the GOBankingRates original research center.
Photo disclaimer: Photos are for illustrative purposes only. In many cases, the closest major city outside of the city/county mentioned in the article was used.
Methodology: For this study, GOBankingRates analyzed cities with at least 5,000 households (sourced from the U.S. Census 2024 and 2014 American Community Survey). The 50 suburbs with the highest average household incomes from both 2024 and 2014 were isolated. The average home value was sourced from Zillow Home Value Index for January 2026 and January 2016. If the suburb was not listed on Zillow Home Value Index, the ZIP codes that make up the suburb were used or, in the case of 2016, were omitted. 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 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 Feb. 24, 2026.
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This article originally appeared on GOBankingRates.com: The Wealthiest Suburbs in America Today vs. 10 Years Ago
