America's Richest Towns: Where Wealth Clusters in 2025

When it comes to finding the richest town in America, the answer has remained remarkably consistent. For the second consecutive year, Scarsdale, New York stands as the wealthiest suburb across the nation, reinforcing the enduring appeal of established northeastern enclaves for affluent households.

Key Regional Trends Reshaping Wealth Distribution

The landscape of America’s wealthiest suburbs reveals fascinating shifts in wealth concentration patterns. While New York’s traditional strongholds maintain their dominance, significant momentum is building in the Southwest and West Coast regions.

State-Level Performance: California continues its reign as the nation’s wealth hub, claiming 17 of the top 50 richest towns—an increase from 16 the previous year. Texas has emerged as a surprising competitor, with five suburbs cracking the top 50, including three within the elite top 10. Florida’s affluent communities, anchored by Palm Beach, Pinecrest, and the newly prominent Lake Butler, represent the Southeast’s strongest showing.

Notable Market Movements: Several wealthy enclaves made dramatic debuts this year. Alamo, California surged into the fifth position after not appearing in the top 50 previously, reflecting explosive growth in the San Francisco Bay Area’s most exclusive neighborhoods. Southlake, Texas climbed from 13th place to seventh, demonstrating robust demand among high-income earners relocating to Dallas-Fort Worth metropolitan area. Six additional communities entered the top 50 for the first time: Coto de Caza (California), Lake Butler (Florida), Colleyville (Texas), Newton (Massachusetts), and Brentwood (Tennessee).

The Economic Profile of America’s Richest Towns

Understanding what defines a richest town extends beyond simple income statistics. The data reveals nuanced patterns about where American wealth truly concentrates.

Income Dynamics: Scarsdale leads with 2023 average household income of $601,193, reflecting a modest 2.2% increase from 2022’s inflation-adjusted $588,014. However, income growth rates tell a different story. San Carlos, California posted the most impressive gains, with household income surging 8.7% year-over-year. Mountain Brook, Alabama follows with a 9.5% jump, suggesting renewed migration to Southeast communities. Conversely, some traditionally wealthy areas experienced income contraction—Palm Beach saw a 5.8% decline, and Orinda, California dropped 3.5%, pointing to potential demographic shifts.

Real Estate Appreciation: Home values in these affluent communities paint a compelling investment picture. Los Altos leads in appreciation velocity, with median home values reaching $4,562,702 and appreciating 6.1% annually. Saratoga’s 6% annual increase and Los Gatos’ 4% growth demonstrate sustained demand for Silicon Valley real estate. Dix Hills, New York stands out with an exceptional 13.3% home value increase, though from a lower baseline compared to California counterparts. Conversely, some established wealthy towns experienced depreciation—Moraga (down 3.7%) and Danville (down 1.9%) suggest normalization in previously heated markets.

Geographic Deep Dive: America’s Richest Towns by Region

Northeast Dominance: New York suburbs command premium valuations despite moderate income levels. Rye offers the highest median home value outside California at $1,875,248, while maintaining respectable $421,259 household income. New Jersey’s presence reflects the region’s wealth concentration, with Tenafly, Summit, Westfield, and Ridgewood all securing positions among the nation’s richest towns.

California’s Multi-Hub Strategy: The richest town in California varies by metric. Los Altos and Alamo represent Bay Area wealth, with homes averaging $4.5+ million. Los Angeles County’s Palos Verdes Estates ($2.8M) and La Cañada Flintridge ($2.45M) showcase coastal affluence. San Francisco Bay Area suburbs—Palo Alto ($3.8M), Menlo Park ($2.96M), and San Carlos ($2.52M)—demonstrate consistent strength despite income fluctuations.

Texas Rising: Houston’s West University Place, Bellaire, and Dallas’s University Park represent Texas’s economic powerhouses, all featuring 2023 household income exceeding $300,000. Southlake’s rapid ascent signals growing preference for Dallas-Fort Worth alternatives, with home values approaching $1.3 million and robust income growth.

Emerging Southeast Markets: Florida’s richest towns concentrate in the Miami and Orlando areas, with Palm Beach’s iconic $10.3 million median home value positioning it as a luxury outlier. The inclusion of Lake Butler suggests Orlando-area wealth expansion. Tennessee’s Brentwood represents Nashville’s emerging prominence, entering the top 50 with $261,248 average household income.

Methodology: How These Richest Towns Rank

Analysis of America’s richest towns followed rigorous criteria. Only municipalities with minimum 5,000 households qualified, sourced from U.S. Census 2023 American Community Survey data. Rankings prioritized average household income as the primary metric, with home values from Zillow’s May 2025 index providing supplementary context. For communities without Zillow coverage, analysis incorporated relevant ZIP codes. The 2022 mean household income underwent inflation adjustment using BLS CPI calculator for precise year-over-year comparison. Data collection concluded July 1, 2025, representing the most current snapshot of America’s richest towns.

Investment Implications for Wealth-Conscious Buyers

The evolution of America’s richest towns reflects broader economic patterns. Consistent appreciation in established suburbs like Los Altos, Saratoga, and Scarsdale suggests sustained demand for proximity to economic opportunity. However, emerging locations like Alamo and Southlake indicate wealth diversification away from traditional Northeast strongholds. Income growth in undervalued markets like Mountain Brook and San Carlos may signal smart money repositioning before these richest towns experience broader recognition and corresponding appreciation.