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GOBankingRates

Heather Taylor

What It Costs To Live in the Top School Districts in the Country

California Los Angeles County New York GOBankingRates Los Gatos Nassau County Recession Santa Clara County

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If you have children and value a good education, it makes sense to buy a home in a desirable school district. But do you earn enough money to reside in the nation’s best districts?

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Using Niche.com’s “2025 Best School Districts in America,” GOBankingRates sourced the best school districts in the United States. We took the biggest city the district encompasses and found the cost of living in each city by looking at key data such as the 2025 average home value, mortgage costs and property tax for the county each city is in. Each city’s overall necessities expenditures were sourced for a married couple with children. The minimum salary needed to comfortably afford these cities was found using the 50/30/20 rule, and all school districts were ranked from highest to lowest minimum salary needed to comfortably afford these cities.

Key Findings

The most expensive school district is Palo Alto Unified School District. Before tax, the yearly income needed is $611,319 to comfortably afford living there.
Families need to earn a minimum of $380,715 annually to reside in the 10 most expensive school districts. These top five districts include Palo Alto Unified School District (#1), East Williston Union Free School District (#2), Los Gatos-Saratoga Joint Union High School District (#3), Palos Verdes Peninsula Unified School District (#4) and Mountain View-Los Altos Union High School District (#5). Within the top 10, six school districts are in California. The remaining four are on the East Coast, including two in Connecticut and one in Massachusetts and New York.
California had 11 school districts to rank in the top 50, the most out of any state: In the top five districts — Palo Alto Unified School District (#1), Los Gatos-Saratoga Joint Union High School District (#3), Palos Verdes Peninsula Unified School District (#4), Mountain View-Los Altos Union High School District (#5) and La Cañada Unified School District (#7) — families need to make a minimum of $417,642 to afford a comfortable lifestyle.
The East Coast has the greatest concentration of top school districts with 18 in the top 50. On the high end, you’d need to make $513,459 to afford the East Williston Union Free School District in Old Westbury, New York. A pre-tax income of $101,978, on the low end, would comfortably afford the North Allegheny School District in Pittsburgh.

From most to least income needed, this is what it costs to live in America’s 50 top school districts.

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1. Palo Alto Unified School District

City: Palo Alto, California
County: Santa Clara County
Niche school district ranking: 8
Annual necessities expenditures: $305,660
Yearly pre-tax income needed to comfortably afford: $611,319
2025 home value: $3,870,942
Annual property tax: $27,337

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2. East Williston Union Free School District

City: Old Westbury, New York
County: Nassau County
Niche school district ranking: 4
Annual necessities expenditures: $256,730
Yearly pre-tax income needed to comfortably afford: $513,459
2025 home value: $2,769,405
Annual property tax: $42,048

3. Los Gatos-Saratoga Joint Union High School District

City: Los Gatos, California
County: Santa Clara County
Niche school district ranking: 23
Annual necessities expenditures: $233,896
Yearly pre-tax income needed to comfortably afford: $467,792
2025 home value: $2,814,563
Annual property tax: $19,983

4. Palos Verdes Peninsula Unified School District

City: Palos Verdes Estates, California
County: Los Angeles County
Niche school district ranking: 42
Annual necessities expenditures: $232,683
Yearly pre-tax income needed to comfortably afford: $465,365
2025 home value: $2,821,705
Annual property tax: $19,588

5. Mountain View-Los Altos Union High School District

City: Mountain View, California
County: Santa Clara County
Niche school district ranking: 11
Annual necessities expenditures: $212,946
Yearly pre-tax income needed to comfortably afford: $425,892
2025 home value: $2,537,857
Annual property tax: $18,019

6. New Canaan Public Schools

City: New Canaan, Connecticut
County: Fairfield County
Niche school district ranking: 30
Annual necessities expenditures: $210,072
Yearly pre-tax income needed to comfortably afford: $420,143
2025 home value: $2,208,839
Annual property tax: $32,572

7. La Cañada Unified School District

City: La Cañada Flintridge, California
County: Los Angeles County
Niche school district ranking: 55
Annual necessities expenditures: $208,821
Yearly pre-tax income needed to comfortably afford: $417,642
2025 home value: $2,486,641
Annual property tax: $17,262

8. Fremont Union High School District

City: Sunnyvale, California
County: Santa Clara County
Niche school district ranking: 45
Annual necessities expenditures: $205,278
Yearly pre-tax income needed to comfortably afford: $410,555
2025 home value: $2,428,973
Annual property tax: $17,246

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9. Weston Public Schools

City: Weston, Massachusetts
County: Middlesex County
Niche school district ranking: 36
Annual necessities expenditures: $201,788
Yearly pre-tax income needed to comfortably afford: $403,576
2025 home value: $2,310,710
Annual property tax: $24,346

10. Westport School District

City: Westport, Connecticut
County: Fairfield County
Niche school district ranking: 34
Annual necessities expenditures: $190,358
Yearly pre-tax income needed to comfortably afford: $380,715
2025 home value: $1,948,977
Annual property tax: $28,650

11. San Dieguito Union High School District

City: Encinitas, California
County: San Diego County
Niche school district ranking: 13
Annual necessities expenditures: $174,364
Yearly pre-tax income needed to comfortably afford: $348,728
2025 home value: $2,024,113
Annual property tax: $14,171

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12. Roslyn Union Free School District

City: Roslyn, New York
County: Nassau County
Niche school district ranking: 15
Annual necessities expenditures: $169,383
Yearly pre-tax income needed to comfortably afford: $338,766
2025 home value: $1,635,414
Annual property tax: $24,831

13. Bronxville Union Free School District

City: Bronxville, New York
County: Westchester County
Niche school district ranking: 56
Annual necessities expenditures: $166,102
Yearly pre-tax income needed to comfortably afford: $332,204
2025 home value: $1,619,808
Annual property tax: $25,376

14. Great Neck Public Schools

City: Great Neck, New York
County: Nassau County
Niche school district ranking: 25
Annual necessities expenditures: $162,949
Yearly pre-tax income needed to comfortably afford: $325,898
2025 home value: $1,548,396
Annual property tax: $23,509

15. South Pasadena Unified School District

City: South Pasadena, California
County: Los Angeles County
Niche school district ranking: 48
Annual necessities expenditures: $162,892
Yearly pre-tax income needed to comfortably afford: $325,783
2025 home value: $1,820,008
Annual property tax: $12,634

16. Public Schools of Brookline

City: Brookline, Massachusetts
County: Norfolk County
Niche school district ranking: 39
Annual necessities expenditures: $161,943
Yearly pre-tax income needed to comfortably afford: $323,887
2025 home value: $1,723,212
Annual property tax: $18,790

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17. Pleasanton Unified School District

City: Pleasanton, California
County: Alameda County
Niche school district ranking: 54
Annual necessities expenditures: $159,744
Yearly pre-tax income needed to comfortably afford: $319,488
2025 home value: $1,759,710
Annual property tax: $13,414

18. Redondo Beach Unified School District

City: Redondo Beach, California
County: Los Angeles County
Niche school district ranking: 40
Annual necessities expenditures: $149,690
Yearly pre-tax income needed to comfortably afford: $299,380
2025 home value: $1,636,448
Annual property tax: $11,360

19. Arcadia Unified School District

City: Arcadia, California
County: Los Angeles County
Niche school district ranking: 51
Annual necessities expenditures: $145,685
Yearly pre-tax income needed to comfortably afford: $291,371
2025 home value: $1,570,787
Annual property tax: $10,904

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20. Hewlett-Woodmere Union Free School District

City: Woodmere, New York
County: Nassau County
Niche school district ranking: 35
Annual necessities expenditures: $142,240
Yearly pre-tax income needed to comfortably afford: $284,480
2025 home value: $1,276,875
Annual property tax: $19,387

21. Northern Valley Regional High School District

City: Demarest, New Jersey
County: Bergen County
Niche school district ranking: 37
Annual necessities expenditures: $140,844
Yearly pre-tax income needed to comfortably afford: $281,688
2025 home value: $1,288,988
Annual property tax: $21,731

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22. Hinsdale Township High School District No. 86

City: Hinsdale, Illinois
County: DuPage County
Niche school district ranking: 12
Annual necessities expenditures: $137,542
Yearly pre-tax income needed to comfortably afford: $275,083
2025 home value: $1,238,875
Annual property tax: $25,942

23. Jericho Union Free School District

City: Jericho, New York
County: Nassau County
Niche school district ranking: 10
Annual necessities expenditures: $137,063
Yearly pre-tax income needed to comfortably afford: $274,126
2025 home value: $1,216,322
Annual property tax: $18,467

24. Half Hollow Hills Central School District

City: Dix Hills, New York
County: Suffolk County
Niche school district ranking: 20
Annual necessities expenditures: $131,787
Yearly pre-tax income needed to comfortably afford: $263,574
2025 home value: $1,165,793
Annual property tax: $21,611

25. Princeton Public Schools

City: Princeton, New Jersey
County: Mercer County
Niche school district ranking: 38
Annual necessities expenditures: $126,731
Yearly pre-tax income needed to comfortably afford: $253,462
2025 home value: $1,060,351
Annual property tax: $26,597

26. Syosset Central School District

City: Syosset, New York
County: Nassau County
Niche school district ranking: 5
Annual necessities expenditures: $125,572
Yearly pre-tax income needed to comfortably afford: $251,144
2025 home value: $1,065,158
Annual property tax: $16,172

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27. Herricks Union Free School District

City: New Hyde Park, New York
County: Nassau County
Niche school district ranking: 47
Annual necessities expenditures: $114,870
Yearly pre-tax income needed to comfortably afford: $229,740
2025 home value: $936,167
Annual property tax: $14,214

28. School District of Clayton

City: Clayton, Missouri
County: Saint Louis County
Niche school district ranking: 31
Annual necessities expenditures: $114,616
Yearly pre-tax income needed to comfortably afford: $229,232
2025 home value: $1,128,733
Annual property tax: $13,825

29. Township High School District No. 113

City: Highland Park, Illinois
County: Lake County
Niche school district ranking: 9
Annual necessities and expenditures: $102,190
Yearly pre-tax income needed to comfortably afford: $204,379
2025 home value: $798,288
Annual property tax: $21,370

30. Bethpage Union Free School District

City: Bethpage, New York
County: Nassau County
Niche school district ranking: 52
Annual necessities expenditures: $100,352
Yearly pre-tax income needed to comfortably afford: $200,705
2025 home value: $754,679
Annual property tax: $11,458

31. Glenbrook High School District 225

City: Glenview, Illinois
County: Cook County
Niche school district ranking: 2
Annual necessities expenditures: $94,644
Yearly pre-tax income needed to comfortably afford: $189,288
2025 home value: $743,686
Annual property tax: $14,750

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32. Naperville Community Unit School District No. 203

City: Naperville, Illinois
County: DuPage County
Niche school district ranking: 41
Annual necessities expenditures: $86,948
Yearly pre-tax income needed to comfortably afford: $173,896
2025 home value: $637,100
Annual property tax: $13,341

33. Barrington Community Unit School District No. 220

City: Barrington, Illinois
County: Cook County
Niche school district ranking: 28
Annual necessities expenditures: $86,180
Yearly pre-tax income needed to comfortably afford: $172,360
2025 home value: $634,453
Annual property tax: $12,562

NicoleTaklaPhotography / Shutterstock.com

34. Northville Public Schools

City: Northville, Michigan
County: Wayne County
Niche school district ranking: 44
Annual necessities expenditures: $83,763
Yearly pre-tax income needed to comfortably afford: $167,527
2025 home value: $652,884
Annual property tax: $10,718

35. Township High School District No. 214

City: Arlington Heights, Illinois
County: Cook County
Niche school district ranking: 46
Annual necessities expenditures: $77,143
Yearly pre-tax income needed to comfortably afford: $154,287
2025 home value: $536,193
Annual property tax: $10,617

36. Community High School District 128

City: Vernon Hills, Illinois
County: Lake County
Niche school district ranking: 16
Annual necessities expenditures: $76,932
Yearly pre-tax income needed to comfortably afford: $153,863
2025 home value: $521,408
Annual property tax: $13,974

37. Eanes Independent School District

City: Austin, Texas
County: Travis County
Niche school district ranking: 7
Annual necessities expenditures: $76,296
Yearly pre-tax income needed to comfortably afford: $152,591
2025 home value: $562,583
Annual property tax: $8,638

38. Novi Community School District

City: Novi, Michigan
County: Oakland County
Niche school district ranking: 21
Annual necessities expenditures: $72,913
Yearly pre-tax income needed to comfortably afford: $145,826
2025 home value: $537,327
Annual property tax: $7,113

SeanPavonePhoto / Getty Images/iStockphoto

39. Homewood City Schools

City: Homewood, Alabama
County: Jefferson County
Niche school district ranking: 33
Annual necessities expenditures: $71,004
Yearly pre-tax income needed to comfortably afford: $142,008
2025 home value: $567,454
Annual property tax: $3,381

40. Elmbrook School District

City: Brookfield, Wisconsin
County: Waukesha County
Niche school district ranking: 50
Annual necessities expenditures: $70,649
Yearly pre-tax income needed to comfortably afford: $141,297
2025 home value: $523,738
Annual property tax: $6,344

41. Wayzata Public Schools

City: Plymouth, Minnesota
County: Hennepin County
Niche school district ranking: 43
Annual necessities expenditures: $70,597
Yearly pre-tax income needed to comfortably afford: $141,195
2025 home value: $538,639
Annual property tax: $6,205

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42. Township High School District No. 211

City: Palatine, Illinois
County: Cook County
Niche school district ranking: 18
Annual necessities expenditures: $70,194
Yearly pre-tax income needed to comfortably afford: $140,388
2025 home value: $450,894
Annual property tax: $8,928

43. Niles Township Community High School District No. 219

City: Skokie, Illinois
County: Cook County
Niche school district ranking: 26
Annual necessities expenditures: $69,814
Yearly pre-tax income needed to comfortably afford: $139,629
2025 home value: $444,902
Annual property tax: $8,809

rodclementphotography / Getty Images/iStockphoto

44. Buford City Schools

City: Buford, Georgia
County: Gwinnett County
Niche school district ranking: 22
Annual necessities expenditures: $66,380
Yearly pre-tax income needed to comfortably afford: $132,761
2025 home value: $493,106
Annual property tax: $4,823

45. Northern Utah Academy for Math Engineering & Science

City: Layton, Utah
County: Davis County
Niche school district ranking: 49
Annual necessities expenditures: $65,424
Yearly pre-tax income needed to comfortably afford: $130,848
2025 home value: $528,653
Annual property tax: $2,861

46. Indian Prairie Community Unit School District No. 204

City: Aurora, Illinois
County: Kane County
Niche school district ranking: 29
Annual necessities expenditures: $59,048
Yearly pre-tax income needed to comfortably afford: $118,097
2025 home value: $325,499
Annual property tax: $8,714

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Rodrigo A. Rodriguez Fuentes / Getty Images

47. West Lafayette Community School Corporation

City: West Lafayette, Indiana
County: Tippecanoe County
Niche school district ranking: 14
Annual necessities expenditures: $54,285
Yearly pre-tax income needed to comfortably afford: $108,571
2025 home value: $376,407
Annual property tax: $2,344

48. North Allegheny School District

City: Pittsburgh
County: Allegheny County
Niche school district ranking: 24
Annual necessities expenditures: $50,989
Yearly pre-tax income needed to comfortably afford: $101,978
2025 home value: $245,222
Annual property tax: $3,846

49. Ladue School District

City: Saint Louis, Missouri
County: Saint Louis City
Niche school district ranking: 6
Annual necessities expenditures: $44,240
Yearly pre-tax income needed to comfortably afford: $88,481
2025 home value: $186,265
Annual property tax: $1,946

RoschetzkyIstockPhoto / Getty Images/iStockphoto

50. South Texas Independent School District

City: Mercedes, Texas
County: Hidalgo County
Niche school district ranking: 27
Annual necessities expenditures: $40,556
Yearly pre-tax income needed to comfortably afford: $81,112
2025 home value: $143,271
Annual property tax: $2,527

Check out more original studies and surveys in the GOBankingRates original research center.

Editor’s note: Photos are for representational purposes only and might not reflect the exact locations listed.

Methodology: For this piece GOBankingRates first found the best school districts in America by sourcing them from Niche.com’s “2025 Best School Districts in America.” From there, GOBankingRates took the biggest city that the school district encompasses and found the cost of living. Using the 2025 average home value, as sourced from Zillow’s June 2025 data, GOBankingRates found the (1) annual mortgage costs, by assuming 20% down payment and 6.72% interest as sourced from Freddie Mac with no PMI or HOA dues. GOBankingRates then found the property tax for the county each city was in to find the (2) annual property taxes due in each city. GOBankingRates then found the overall necessities expenditures for each city, as sourced from the 2023 Bureau of Labor Statistics 2023 Consumer Expenditure survey for a married couple with children. This was then factored out by each city’s cost-of-living index, as sourced from Sperling’s Best Places. With all of these figures calculated, GOBankingRates then combined factors (1) through (6) to give (7) a total necessities annual expenditure for each city in the best school districts. School districts were ranked solely by factor (7). GOBankingRates also found (8) minimum salary needed to comfortably afford these cities by following the 50/30/20 rule, where no more than 50% of income should be spent on necessities. School districts were ranked solely by factor (8). All data was collected on and is up to date as of Aug. 5, 2025.

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This article originally appeared on GOBankingRates.com: What It Costs To Live in the Top School Districts in the Country

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