### America’s Wealthiest Suburbs: A Concentration of Affluence in Key States
A new analysis by the personal finance site MoneyLion reveals that the wealthiest suburbs in the United States share a number of common traits, including proximity to water, access to higher education, and a manageable commute to a major urban center. The ranking, which measures average household income from the 2024 American Community Survey, found that eight out of the ten wealthiest suburbs are located in just three states: California, New York, and Texas. These affluent communities are not only defined by their high incomes but also by their limited housing supply, excellent schools, and, as a result, extremely high home values. The analysis highlights a significant concentration of wealth within a few major metropolitan areas, including New York City, Houston, Dallas, and San Francisco.
### The Top 10: From Scarsdale to Orinda
Leading the list is Scarsdale, New York, in Westchester County, boasting an average household income of $612,591. It is followed by the Houston suburb of West University Place at $439,594 and Rye, New York, at $428,806. The list also includes affluent communities in Silicon Valley (Los Altos, CA, with an average income of $417,182), Arizona (Paradise Valley, $408,500), Texas (University Park, $407,253; Southlake, $384,530), California (Alamo, $401,221; Orinda, $376,741), and Virginia (McLean, $379,689). The high cost of living in these areas is underscored by the average home values, which range from $1.3 million in Southlake to a staggering $4.8 million in Los Altos.
### Statistical Nuances and Key Considerations
MoneyLion’s ranking uses mean household income, which can be significantly skewed by ultra-high earners, setting it apart from rankings that use the median income. For instance, by median income, the wealthiest U.S. suburb is Sammamish, Washington, with a median income of $238,750. The analysis also notes that some very wealthy enclaves, such as Kenilworth, Illinois, and Chevy Chase, Maryland, were excluded because they have fewer than 5,000 households. Furthermore, while these suburbs offer high-quality amenities and resources, certified financial expert Rudri Patel notes that they can also be attractive targets for white-collar crime, including identity theft and wire fraud, given the concentration of wealth.
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