The Wealthiest Suburbs in America Today vs. 10 Years Ago

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.

• 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.

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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.