Families looking to buy near some of America’s highest-ranked public schools may need household incomes well into six figures. A recent analysis found that living comfortably in 22 locations associated with top-ranked school districts would require more than $250,000 in annual income.
MoneyLion’s figures measure affordability rather than the additional price attributable to a school district. Separate housing data shows that homes in many sought-after districts list far above prices in their surrounding metros.
What top school districts cost
The analysis used Niche’s 2026 Best School Districts ranking, housing costs and household expenses to estimate the income needed to live comfortably near leading districts. Five locations required estimated annual incomes above $450,000. Palo Alto, California, ranked highest at $592,025, followed by Old Westbury, New York, at $494,991. Los Gatos, San Marino and Palos Verdes Estates, California, also exceeded $450,000.
Those are affordability estimates, not minimum salaries required to buy a home or enroll in a district. The calculation assumes necessities consume half of household income.
Home prices can vary sharply by district
A national housing analysis found that the 27 popular districts in its sample with average GreatSchools ratings of 8 or higher had an average median list price of $1.21 million from May through July 2025. That was 135% above their surrounding metros. The gap reached about 391% in Carroll Independent School District in the Dallas metro, the largest difference in the analysis.
School quality alone does not explain those gaps. Property characteristics, land values, amenities and broader neighborhood demand also influence prices. Four popular districts in the analysis actually had median list prices below their surrounding metros.
Schools remain a buyer priority
Consumer housing research published in 2026 found that 40% of buyers consider living in a preferred school district very or extremely important. Living near a school does not necessarily mean a property is assigned to it, so agents should avoid treating distance from a campus as proof of enrollment eligibility. Current attendance boundaries and any pending district changes should be confirmed through official district sources.
National premiums don’t belong in a CMA
Local closed sales may show meaningful price differences across school boundaries. However, agents should rely on comparable properties and build the CMA from local market evidence rather than applying a national school-premium percentage.
Verified school assignments and proximity can be presented as property facts. Meanwhile, pricing adjustments should remain grounded in comparable local sales.
School conversations carry fair housing rules
The Close recently covered how updated fair housing guidance affects neighborhood marketing, including conversations about schools. NAR’s June 2026 guidance says agents may provide factual school-quality information as long as they do so uniformly and do not use it to discriminate or steer buyers. It advises agents to stick to objective information rather than personal opinions, hearsay or subjective characterizations of schools.
National data can show where school-focused demand and high housing costs overlap, but pricing still happens locally. Comparable sales, verified assignments and current district boundaries give agents a more defensible basis for advising buyers and sellers than any national premium.