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

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?

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.

• 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.

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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

• 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.