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1. Hillsborough, Calif.
Population: 10,500
Median household income: $263,456
Median home price: $2,606,764
Amount spent on vacations/yr: $11,023

The expression "if you have to ask how much, you probably can't afford it" aptly sums up the town of Hillsborough. And the leaders here plan to keep it that way. Homes in this northern California enclave can be no smaller than 2,500 feet and no lot is less than half an acre. Moreover, you can't have an apartment here no matter what you can afford - town regulations forbid them, along with condos and townhouses. Bing Crosby hung his fedora here, and Hearst heiress Patty, in her pre-SLA kidnapping days, grew up in Hillsborough.

2. Scarsdale, N.Y.

Population: 18,100
Median household income: $219,317
Median home price: $1,522,918
Amount spent on vacations/yr: $10,404

This fashionable New York City suburb has been home to the very rich and famous for generations. A swank and quiet village, wealthy Manhattan rat racers commute home to Scarsdale to get away from it all, with its lush Butler Woods and exclusive Scarsdale Platform Tennis Club, the first of its kind in the world. Notable Scarsdalians include Liza Minnelli and mom Judy Garland, Beatles wives Linda McCartney and Yoko Ono and 19th century author James Fenimore Cooper.


3. Los Altos Hills, Calif.

Population: 7,700
Median household income: $199,370
Median home price: $2,371,601
Amount spent on vacations/yr: $10,928

Tiny Los Altos is the quintessential bedroom community - in fact, the only business in town is a bookstore. This Silicon Valley rural oasis has some of the largest homes in the Bay Area - one home boasts 18,000 square feet of living space - and all dwellings must take up at least an acre of this most prime real estate. The 60-acre Packard orchard is among the natural splendors, but the best feature besides the ritzy homes and choke-a-horse bankrolls is the Pathway System, a 63-mile maze of trails that winds through the pristine town.

4. Winnetka, Ill.
Population: 12,200
Median household income: $195,879
Median home price: $1,316,052
Amount spent on vacations/yr: $10,119

This Chicago suburb boasts one of the nation's most elite public schools, New Trier High School, as well as the type of quiet Midwestern living one would expect from your basic regal - and very Republican - village. Among the high end in the area's real estate market: A five-bedroom, six-bath little beauty can be all yours for just $4,175,000. Donald Rumsfeld and Rock Hudson both grew up in Winnetka.


5. Chappaqua, N.Y.
Population: 9,500
Median household income: $189,741
Median home price: $1,048,354
Amount spent on vacations/yr: $10,303

Bill and Hill picked up their Old House Lane home in this fashionable suburb for a comparatively reasonable $1.7 million, and the Clintons, like their neighbors, enjoy the profound sense of history you can find everywhere in Chappaqua. Reader's Digest has its headquarters in this small hamlet that had always been known for its prominent farming trade. Nowadays, residents are typically white-collar types who send their kids to Horace Greeley High School and expect them to get accepted to the nation's most prestigious universities.


6. Glencoe, Ill.

Population: 8,800
Median household income: $187,043
Median home price: $1,148,241
Amount spent on vacations/yr: $10,250

Another Chicago suburb, Tom Cruise made "Risky Business" here back in 1983 - well, the script said the family home was in Glencoe at least. Actually, the movie was filmed in nearby Highland Park. The creative juices flow aplenty around Glencoe, with such famous entertainers as Harold Ramis, Bruce Dern and Fred "Wonder Years" Savage calling it home. Palatial homes along the shores of Lake Michigan make Glencoe ideal "for a certain kind of dreamy kid," wrote author Rich Cohen.


7. Blackhawk-Camino Tassajara, Calif.
Population: 11,700
Median household income: $185,354
Median home price: $1,324,762
Amount spent on vacations/yr: $10,899

This mouthful of a town name represents an exclusive village along the northern California coast that is basically a census-designated country club. Real estate is one of the biggest games in town and business is booming, thanks primarily to the Blackhawk Country Club, the largest of multiple gated communities that give Blackhawk-Camino Tassajara its exclusive feel.

8. Great Falls, Va.

Population: 8,900
Median household income: $181,318
Median home price: $1,419,278
Amount spent on vacations/yr: $10,221

This historic Washington, D.C. suburb uses both its proximity to the nation's capital and fun attractions like Great Falls Park to lure the Beltway's top movers and shakers, a list that includes Ollie North and Mary Cheney, daughter of the vice president. Citizens Association members aggressively guard the town's character, making sure the community maintains its rural, low-density - and highbrow - nature.


9. Weston, Mass.
Population: 11,700
Median household income: $180,549
Median home price: $1,384,268
Amount spent on vacations/yr: $10,315

Great schools, low crime and quaint cultural offerings attract local sports heroes like New England Patriots head coach Bill Bellichick, Boston Celtics legendary forward John Havlicek, and Boston Red Sox first baseman David Ortiz to this Boston suburb. Regis College is a well-kept secret of excellence in education in a prototype bedroom community just 10 miles from Beantown.

10. Travilah, Md.

Population: 8,300
Median household income: $177,477
Median home price: $1,456,430
Amount spent on vacations/yr: $10,783

One of a collection of exclusive and unincorporated communities in the Potomac-Washington, D.C. area, Travilah is a haven for doctors, lawyers and the over-40 set tired of the Beltway hustle and bustle. About 3 of 4 residents here are married and hold a bachelor's degree or better.

11. Highland Park, Tex.
Population: 8,900
Median household income: $174,538
Median home price: $1,603,608
Amount spent on vacations/yr: $9,609

Known for a top-notch public school system, this well-heeled and well-educated Dallas suburb survived annexation efforts in the early part of the 20th century and now thrives as a center of quality living. Town leaders aggressively enforce zoning laws, accounting for the city's reputation for having some of the highest-caliber housing in the state.

12. Paradise Valley, Ariz.
Population: 15,200
Median household income: $171,847
Median home price: $2,075,930
Amount spent on vacations/yr: $10,125

You may have heard of Maricopa County's tough-as-nails sheriff Joe Arpaio, but there's a lot more than pink-jumpsuit-clad chain gangs to this happening Phoenix suburb. The typical home goes for more than $1.7 million, and it's not unusual to find some of the more fashionable dwellings on the market for more than $10 million. A Who's Who of bold-facers past and present live here, including Dan Quayle, Stevie Nicks and Alice Cooper.


13. Weston, Conn.
Population: 10,300
Median household income: $171,581
Median home price: $1,096,777
Amount spent on vacations/yr: $10,422

Smack in the middle of fabulously wealthy Fairfield County, Weston is also noted for its charming history and top-notch private schools run by the many churches that dot the community. Like its sister communities in the region, Weston is serious about maintaining the urbane quality of the town, with a mandatory two acres per home. About a quarter of the town's land is preserved for open space


14. Darien, Conn.
Population: 20,200
Median household income: $168,272
Median home price: $1,464,129
Amount spent on vacations/yr: $10,037

Another of the high-rent towns in posh Fairfield County, Darien (rhymes with "MaryAnn") has inspired numerous artists with its bucolic vistas of the Long Island Sound. Its status as a getaway for the wildly wealthy dates back to the 19th century when rail service first came to town and beachcombers were drawn to Darien's rugged coastline. Work your way into the upper crust by joining one of the aristocratic yacht or racquet clubs prevalent around town


15. New Canaan, Conn.

Population: 19,800
Median household income: $165,861
Median home price: $1,634,922
Amount spent on vacations/yr: $9,882

Another Fairfield County town, New Canaan rose to prominence in the middle part of the 20th century with its reputation for maverick housing designs that went against the grain of Connecticut's traditional colonial look and instead took on a more modern style. Sadly, many of those homes have since been torn down in favor of McMansions and cookie cutter developments. Famous blondes like conservative firebrand Ann Coulter and "Grey's Anatomy" actress Katherine Heigl grew up here, while NBC News anchor Brian Williams still lives in New Canaan.


16. Wilton, Conn.

Population: 18,200
Median household income: $163,271
Median home price: $1,006,017
Amount spent on vacations/yr: $9,992

One last trip to Fairfield County takes us to this sleepy suburb that features hundreds of restored 18th and 19th century homes. Town leaders seeking to maintain Wilton's pastoral feel have been spending millions to preserve open spaces. Like its sister towns, numerous celebrities call Wilton home including David Letterman, "Sopranos" actor Joe Pantoliano and comedian Chris Elliott.


17. Saratoga, Calif.
Population: 29,600
Median household income: $162,625
Median home price: $1,421,383
Amount spent on vacations/yr: $10,017

European flair, exquisite vineyards and top-notch French restaurants make this Santa Clara Valley treasure one of the finest communities on the West Coast. Silicon Valley's best and brightest lounge among the plethora of million-dollar houses that dot the city streets. Parents looking to get the best education for their kids consider Saratoga's school system among the best in the country.

18. Wolf Trap, Va.
Population: 14,600
Median household income: $161,353
Median home price: $894,122
Amount spent on vacations/yr: $10,099

Known best for the outstanding concert venue the Wolf Trap Center for the Performing Arts, this Washington, D.C. suburb boasts a slew of other attractions like the Meadowlark Gardens Regional Park, the Claude Moore Colonial Farm and the Vienna Farmers Market. Washington's power elite live happily amongst the splendor of Wolf Trap for which Fairfax County is widely known.

19. Briarcliff Manor, N.Y.
Population: 8,100
Median household income: $157,880
Median home price: $911,300
Amount spent on vacations/yr: $10,143

Just 30 miles from New York City, you can play a few holes at Trump National Golf Course while your kids attend some of the best schools in the tri-state region. With its period street lighting and brick sidewalks, the unassuming little village of Briarcliff Manor is known for its character, and has been featured in literature and movies. Real estate is varied, with a mix of high-end houses, apartments, town homes and condos lining the consistently quiet tree-lined streets with charming names like Pea Pod Lane and Cherry Hill Court.

20. Lake Forest, Ill.

Population: 21,000
Median household income: $155,938
Median home price: $1,186,521
Amount spent on vacations/yr: $9,981

A suburb along the wind-whipped shores of Lake Michigan, where Chicago's beloved Bears train and Fortune 500 companies Tenneco, Brunswick and W.W. Grainger operate. Boasting top-achiever private schools including Lake Forest Academy prep school, the town is unfailingly eco-friendly and has received the National Arbor Day Foundation's Tree City USA designation every year for more than a quarter century.


21. Piedmont, Calif.
Population: 10,700
Median household income: $155,806
Median home price: $1,437,928
Amount spent on vacations/yr: $10,079

Standing out amid its neighbors in the Oakland-San Francisco Bay Area, Piedmont guards its largely residential quality even though it's just a short trip away from the active shipping yards along the waterfront. Among the city's most notable features are the rows of mansions built around the turn of the 20th century that helped earn Piedmont the designation as the "City of Millionaires."

22. Franklin Lakes, N.J.
Population: 10,800
Median household income: $155,439
Median home price: $1,337,877
Amount spent on vacations/yr: $10,639

Many of New York's top professional athletes pick this Bergen County suburb as the place to hang their caps and helmets when they're not on the field of play. Mets manager Willie Randolph and others in uniform enjoy the conservative town's rural character and easy access to all the metropolitan area has to offer. Say hello to Kelly Ripa as well if you see her walking the town's well-manicured streets or shopping at the well-known Urban Farms Shopping Center.


23. Alamo, Calif.

Population: 16,700
Median household income: $154,754
Median home price: $1,499,795
Amount spent on vacations/yr: $9,992

Remember Alamo as a place where tall poplar trees stand strong amid sprawling homes and vast, rolling hills. Here's a quiet little oasis rich with delectable mom-and-pop restaurants and the charm of a West Coast Mayberry with good schools. Bring along your horses and stop off at the various feed stores along the splendid riding trails.


24. Long Grove, Ill.
Population: 8,300
Median household income: $153,922
Median home price: $726,198
Amount spent on vacations/yr: $9,758

Not just another Chicago suburb, this inland town has for decades obsessed over preserving the 19th century feel you'll get when walking down the streets, which have no sidewalks, streetlights or curbs. Gazillion-dollar mansions in various gated communities help complete the picture for this decidedly old-money town that runs deep with German heritage.


25. Southlake, Tex.
Population: 27,700
Median household income: $152,991
Median home price: $545,999
Amount spent on vacations/yr: $9,448

Think two things when you think about Southlake: shopping and high school football. As for the former, the Southlake Town Square Project is a mammoth lifestyle center that covers the equivalent of 10 city blocks and essentially comprises the entire downtown of Southlake. As for the latter - well, just know that the three-time national champion Southlake/Carroll Dragons were voted the greatest dynasty in Texas high school history. If you know anything about Texas high school football, you know that's saying something.


http://money.cnn.com/galleries/2007/moneymag/0707/gallery.BPTL_highest_income.moneymag/index.html
 

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I always thought Kenilworth was the ritziest Chicago suburb. Went to Kenilworth beach last week, they almost didn't let me in :) J/K
 

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Discussion Starter #4 (Edited)
Well, many affluent folks live in CT so it's no surprise there...!!

If I did not count it wrong then it seems CT, SF & Chicago lead the chart with each boasting 4 out of the 25 richest towns.



I'm suprised Greenwich, CT didn't make the list...
...then again being a town of 60k may have some more income diversity than say, New Canaan. I don't know.

Anyway, CT, as small it is, having 4 of the 25 richest towns is crazy.
 

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I always thought Kenilworth was the ritziest Chicago suburb. Went to Kenilworth beach last week, they almost didn't let me in :) J/K
Kenilworth is definitly the ritziest suburb in Chicago, according to Wikipedia (so take it with a grain of salt) Kenilworth's Median Household income is $200,000. Im not sure why its not on the list, but there are probably other towns missing as well.

Interesting list none the less
 

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I always thought Kenilworth was the ritziest Chicago suburb. Went to Kenilworth beach last week, they almost didn't let me in :) J/K
I'm suprised Greenwich, CT didn't make the list...
...then again being a town of 60k may have some more income diversity than say, New Canaan. I don't know.

Anyway, CT, as small it is, having 4 of the 25 richest towns is crazy.
You're both hitting on what is wrong with this list: it strongly favors smaller towns. In large (50,00+), wealthy ($125,000+ median family income) towns you have many more rich people than whatever small towns are on this list, but you also have way more poor people. I know towns like Greenwich are the richest in their area, but they're way to big to not have at least some less wealthy people within their boundaries to bring down the numbers. In DC, the two cities that are generally considered the wealthiest are not on the list because they have 50,000 people each, and each has county mandated low income housing within their borders, which waters down their numbers.

One example is all the NYC area towns. Everyone knows that the richest of the rich live on the Upper East Side of Manhattan, not in the suburbs! But of course, with 1.6 million people, there's no way Manhattan was making this list because there's too many less fortunate people watering down the stats.

Of the 3 DC suburbs on the list, 2 are actually so far out from the city that they're actually considered kind of passe. Travilah is basically where people who can't afford 8,000 sq ft+ houses in the wealthy inner suburbs or the city itself go because the land is 1/4 the price, but the commute is much worse. In DC, all of the most expensive homes listed in the metro area are for sale in the fashionable inner suburbs and swank areas of the District, not in places like Travilah near the cows.
 

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Bloomfield Hills, MI
Population: 3,940
Median Household Income: $170,790 (1999)
Median Home Value: $854,000 (1999)
Median Price Asked: $1,000,000+ (1999)

I'm not sure how they derived the Median Home Price. The Census Bureau lists the Median Home Value and the Median Price Asked. Either way, you would think Bloomfield Hills would outrank a few of those cities.
 

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Naperville, Illinois

Population: 155,500
Median Household Income: $112,258

Not on the list, but impressive for a city/town of its size
 

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Seeing a lot of Californias, New Yorks, and Illinoises (sorry) on that list. I'm clueless as to why though ;)
 

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Wow. The only two towns in the south are both in the Dallas-Ft. Worth area (Highland Park and my neighbors in the next town over, Southlake).
 

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Kenilworth is definitly the ritziest suburb in Chicago, according to Wikipedia (so take it with a grain of salt) Kenilworth's Median Household income is $200,000. Im not sure why its not on the list, but there are probably other towns missing as well.

Interesting list none the less
probably population which tends to be miniscule even by North Shore standards. Kenilworth just isn't big enough to carry statistical worth.

Makes sense though about its wealth...Kenilworth's center of gravity is closer to Lake Michigan than any North Shore suburb. There is no "inland" portion of Kenilworth so unlike even the wealth of Glencoe, Winnetka, and Lake Forest, Kenilworth's wealth tends to stay consistent across-the-board.
 

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Naperville, Illinois

Population: 155,500
Median Household Income: $112,258

Not on the list, but impressive for a city/town of its size
i agree with the impressive natue for a town this big, but let's face it: if you took the "real" Naperville, it is far smaller than the endless subdivisions that easily could have been split into a number of separate suburbs rather than being part of Naperville.

I mean, all of Evanston tends to be Evanston and all of Oak Park tends to be Oak Park, but much of Naperville is pure (albeit high class) sprawling suburbia.
 

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Naperville, Illinois

Population: 155,500
Median Household Income: $112,258

Not on the list, but impressive for a city/town of its size
See, I'm sure Naperville could be split into various 10,000 person subcities, a few of which would qualify for this top 25 list. Same goes for tons of larger cities around the country. That's why this list is nearly irrelevant.
 

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All good points about Naperville, Its true that Naperville's "core" probably consists of 35-50k people, each of the Golf Course communities and subdivision could probably be its own small town. Naperville does not feel like it has 150k+ Population
 

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I always thought Kenilworth was the ritziest Chicago suburb. Went to Kenilworth beach last week, they almost didn't let me in :) J/K
George, if you had been black or Jewish up through the 1960's, they wouldn't have. At least if you wanted to buy a home. Kenilworth was renoundly restricted at that time.
 

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Its interesting that not one single Florida town is on the list. If you search by Zip codes, several Florida zip codes are there on the top 10 or 20 most income list.
 

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Carmel, Naples, Aspen???

About Northshore Chicago:
Winnetka, Wilmette, Kenilworth and Highland Park are all posh little towns connected by the never disappointing Sheridan Lakeshore Drive. Best of all, the thriving college town of Evanston is only a stone's throw away.

About California:
I would have expected Carmel (swank artist town south of San Fran) to be one of the front-runners. Clint Eastwood was once the mayor in the late 80's and it boasts one of my favorite west coast beaches.

About Florida:
Naples with a population of 20,000 is probably known as one of America's most affluent retirement communities. It has kept a nice small-town atmosphere and has a gorgeous beach, but seemingly is not top 25 material.

About Colorado:
Aspen with a population of 6,000 may not seem like a real town to some, but it is probably America's most well-known millionaire's hangout next to maybe the Hamptons. Why isn't it in the top 25?
 

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Here is the top 50 by average hh income, according to the Census Bureau

Rank City Name County Name Rank
Value
1 Atherton town, CA San Mateo, CA 331,915
2 Sands Point village, NY Nassau, NY 325,941
3 Rolling Hills, CA Los Angeles, CA 324,001
4 Kenilworth village, IL Cook, IL 313,178
5 Brookville village, NY Nassau, NY 308,051
6 Cherry Hills Village, CO Arapahoe, CO 306,154
7 Hidden Hills, CA Los Angeles, CA 298,020
8 Plandome village, NY Nassau, NY 296,687
9 Rancho Santa Fe, CA San Diego, CA 295,636
10 Laurel Hollow village, NY Nassau, NY 293,345
11 Muttontown village, NY Nassau, NY 290,104
12 Scarsdale village, NY Westchester, NY 286,141
13 Hillsborough town, CA San Mateo, CA 283,957
14 Chevy Chase Village town, MD Montgomery, MD 283,471
15 Belle Meade, TN Davidson, TN 281,905
16 Bloomfield Hills, MI Oakland, MI 276,229
17 Woodside town, CA San Mateo, CA 271,835
18 Old Westbury village, NY Nassau, NY 267,197
19 Hunters Creek Village, TX Harris, TX 265,477
20 Newport Coast, CA Orange, CA 264,783
21 South Barrington village, IL Cook, IL 264,773
22 Piney Point Village, TX Harris, TX 264,396
23 Mission Hills, KS Johnson, KS 261,358
24 Kings Point village, NY Nassau, NY 260,362
25 River Hills village, WI Milwaukee, WI 258,607
26 Portola Valley town, CA San Mateo, CA 256,932
27 Glencoe village, IL Cook, IL 256,252
28 Bunker Hill Village, TX Harris, TX 256,140
29 Bronxville village, NY Westchester, NY 253,575
30 Hewlett Harbor village, NY Nassau, NY 251,842
31 Belvedere, CA Marin, CA 250,788
32 Los Altos Hills town, CA Santa Clara, CA 247,966
33 Winnetka village, IL Cook, IL 244,982
34 Lloyd Harbor village, NY Suffolk, NY 244,012
35 The Village of Indian Hill, OH Hamilton, OH 243,259
36 Saddle River borough, NJ Bergen, NJ 241,814
37 Weston town, Middlesex County, MA Middlesex, MA 241,387
38 Highland Park town, TX Dallas, TX 239,829
39 Wayne village, IL Kane, IL 238,426
40 Roslyn Estates village, NY Nassau, NY 234,413
41 Alpine borough, NJ Bergen, NJ 234,341
42 North Hills village, NY Nassau, NY 233,815
43 New Canaan town, Fairfield County, CT Fairfield, CT 233,701
44 Fox Chapel borough, PA Allegheny, PA 233,558
45 Lattingtown village, NY Nassau, NY 229,700
46 Chappaqua, NY Westchester, NY 228,947
47 Darien, CT Fairfield, CT 228,645
48 Travilah, MD Montgomery, MD 228,382
49 Essex Fells borough, NJ Essex, NJ 226,454
50 New Castle town, Westchester County, NY Westchester, NY 226,158
51 Lake Forest, IL Lake, IL 226,126
52 Great Falls, VA Fairfax, VA 226,063
53 Great Neck Estates village, NY Nassau, NY 225,479
54 Clyde Hill, WA King, WA 225,412
55 Weston town, Fairfield County, CT Fairfield, CT 223,253
56 Medina, WA King, WA 221,352
57 Old Brookville village, NY Nassau, NY 219,372
58 Paradise Valley town, AZ Maricopa, AZ 219,016
59 Munsey Park village, NY Nassau, NY 215,627
60 Millburn, NJ Essex, NJ 215,199
61 Northfield village, IL Cook, IL 214,748
62 Rumson borough, NJ Monmouth, NJ 214,163
63 Inverness village, IL Cook, IL 213,922
64 Ladue, MO St. Louis, MO 213,828
65 North Oaks, MN Ramsey, MN 212,258
66 Upper Brookville village, NY Nassau, NY 210,959
67 Greenwood Village, CO Arapahoe, CO 210,940
68 Pound Ridge town, Westchester County, NY Westchester, NY 210,549
69 Castle Pines, CO Douglas, CO 210,078
70 Mountain Lakes borough, NJ Morris, NJ 209,730
71 Rye, NY Westchester, NY 209,066
72 Barrington Hills village, IL Cook, IL 208,698
73 Biltmore Forest town, NC Buncombe, NC 205,712
74 Fairbanks Ranch, CA San Diego, CA 204,981
75 Oak Brook village, IL DuPage, IL 204,480
76 Piedmont, CA Alameda, CA 203,287
77 Kentfield, CA Marin, CA 202,891
78 Huntington Bay village, NY Suffolk, NY 201,383
79 Blackhawk-Camino Tassajara, CA Contra Costa, CA 201,312
80 South Beach, FL Indian River, FL 200,556

About California:
I would have expected Carmel (swank artist town south of San Fran) to be one of the front-runners. Clint Eastwood was once the mayor in the late 80's and it boasts one of my favorite west coast beaches.
87th in California Carmel Valley Village, CA Monterey, CA $107,419-remember that most of those homes are not the official residence of their owners but vacation homes owned by people who live primarily in The Bay Area.

About Florida:
Naples with a population of 20,000 is probably known as one of America's most affluent retirement communities. It has kept a nice small-town atmosphere and has a gorgeous beach, but seemingly is not top 25 material.
24th in Florida, Naples, FL Collier, FL $121,533

About Colorado:
Aspen with a population of 6,000 may not seem like a real town to some, but it is probably America's most well-known millionaire's hangout next to maybe the Hamptons. Why isn't it in the top 25?
28th in Colorado, Aspen, CO Pitkin, CO $84,116 is similar to Carmel, vacation homes to people who live elsewhere so their income doesnt count for these resort towns but rather their official residences.
 
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