EXPLAINED: What it costs to live in the top school districts in the country | Rare Historical Photos

Key Findings

• 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.

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1. Palo Alto Unified School District

• 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

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2. East Williston Union Free School District

• 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

3. Los Gatos-Saratoga Joint Union High School District

• 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

4. Palos Verdes Peninsula Unified School District

• 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

5. Mountain View-Los Altos Union High School District

• 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

6. New Canaan Public Schools

• 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

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7. La Cañada Unified School District

• 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

8. Fremont Union High School District

• 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

9. Weston Public Schools

• 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

10. Westport School District

• 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

11. San Dieguito Union High School District

• 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

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12. Roslyn Union Free School District

• 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

13. Bronxville Union Free School District

• 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

14. Great Neck Public Schools

• 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

15. South Pasadena Unified School District

• 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

16. Public Schools of Brookline

• 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

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17. Pleasanton Unified School District

• 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

18. Redondo Beach Unified School District

• 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

19. Arcadia Unified School District

• 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

20. Hewlett-Woodmere Union Free School District

• 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

21. Northern Valley Regional High School District

• 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

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22. Hinsdale Township High School District No. 86

• 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

23. Jericho Union Free School District

• 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

24. Half Hollow Hills Central School District

• 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

25. Princeton Public Schools

• 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

26. Syosset Central School District

• 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

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27. Herricks Union Free School District

• 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

28. School District of Clayton

• 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

29. Township High School District No. 113

• 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

30. Bethpage Union Free School District

• 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

31. Glenbrook High School District 225

• 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

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32. Naperville Community Unit School District No. 203

• 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

33. Barrington Community Unit School District No. 220

• 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

34. Northville Public Schools

• 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

35. Township High School District No. 214

• 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

36. Community High School District 128

• 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

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37. Eanes Independent School District

• 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

38. Novi Community School District

• 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

39. Homewood City Schools

• 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

40. Elmbrook School District

• 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

41. Wayzata Public Schools

• 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

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42. Township High School District No. 211

• 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

43. Niles Township Community High School District No. 219

• 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

44. Buford City Schools

• 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

45. Northern Utah Academy for Math Engineering & Science

• 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

46. Indian Prairie Community Unit School District No. 204

• 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

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47. West Lafayette Community School Corporation

• 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

48. North Allegheny School District

• 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

49. Ladue School District

• 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

50. South Texas Independent School District

• 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.

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