THE 10 RICHEST Cities In America For 2020


We looked at the most recent census data to determine where the 1% call home.

Editor’s Note: We updated this article for 2020. This is our sixth time ranking the richest cities in America.

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Does being rich make you a happier person?

Maybe not.

According to a recent study, if you earn about $95,000 a year, you’re optimally happy. Any more than that, and you’re not. Surprised by that? We were. I think just about everyone who’s reading this would think, “Give me a million bucks, I’ll be happy as heck!”

Happiness isn’t the metric we’re measuring, today, however. It’s pretty easy to see where the richest people live. You just have to measure how much money people make, and who has the best jobs in every city. Or, you could just see where people like this live and try and get on their good side.

Where do you go if you want to see the richest people in the nation? We’re not talking about individuals. We mean, specifically, which parts of the country.

The general assumption is going to be suburbs of major cities where people live in big homes, away from the grimy, packed downtown areas. Yes, we took that into account, but you also have to assume the richest cities in America are going to be where people have amazing jobs.

The cities we’re about to mention are pretty wealthy, overall.

Is everyone in these places loaded? No. But are most of their bank accounts pretty fat? Yeah they are.

So, what’s the richest big city in America according to the data? Per the most recent ACS data, the richest city in America is Centennial, CO.You can check out how CO ranked overall in our richest states in America.

To see exactly how we calculated these rankings, read on.

Or if you’re simply not interested in reading about the high and mighty, and you don’t care about this list, check out:

The 10 Richest Cities In America For 2020

Centennial, CO

Overall SnackAbility

9.5
/10

Population: 109,505
Rank Last Year: 3 (Up 2)
Median Income: $105,974 ( best)
Unemployment Rate: 3.4% ( best)
More on Centennial: Real Estate | Data | Photos

We’re climbing higher and higher up the money tree, as we visit the very wealthy city of Centennial, Colorado. Folks here have great jobs, work hard, and hardly anyone in town struggles to make ends meet.

This is where a lot of the rich and fancy residents live with their families. People here earn on average, the 10th highest incomes overall, and only 3.42% of people who live here don’t have a job. For a state this large, that’s crazy low.
In fact, People in other parts of the nearby areas generally stereotype this part of the state as being wealthy and stuck up. Well, that’s probably because the students have better cars than their teachers.

There’s a lot of old money here, too. Rich people can spend all their money and then they’re broke. But wealthy people – like old money people will never spend all their money. They can’t even do it if they tried. People come here to find jobs and for a more peaceful and better quality of life.

Crazy Rich Asians would maybe even consider buying a home here.

Frisco, TX

Overall SnackAbility

9.5
/10

Population: 165,700
Rank Last Year: 2 (No Change)
Median Income: $127,133 ( best)
Unemployment Rate: 3.7% ( best)
More on Frisco: Real Estate | Data | Photos

Where’s our 2nd richest city in the entire nation? That would be Frisco, Texas — a little nook just outside of Dallas.

It’s sorta like Dynasty. Many people here are loa-ded. Just about all households who live here earn well over $100,000 a year annually. Some parts of this area are just off the charts out of touch with reality. Households here vary between two-income homes when both parents have great jobs, or households where there’s one primary earner in the top tier of their industry. Doctors, lawyers, business owners and entrepreneurs.

Most of the well to do here frequent Whole Foods, Starbucks, Core Power or LuLuLemon.

Do you think they know they’re the richest people in the state? I think that’s a safe bet.

Is it snobby here? Maybe from an outsiders standpoint, but it might be more of a shallow suburban type of vibe. Does being rich make you out of touch with reality? Perhaps.

But money does indeed buy happiness. Just ask someone without it.

Review Of Frisco by HomeSnacks User

I love Frisco, specifically Frisco Square, with its cozy vibe. It’s a small area, but it has great restaurants, a library, movie theater, and senior center to keep it alive. In the winter, the whole place is alive with lights that create a very picturesque scene.

The people and restaurants stand out. The people are nice wherever you go, and there is a diversity of delicious restaurants, whether you’re looking for casual or formal dining.

Pearland, TX

Overall SnackAbility

9
/10

Population: 117,867
Rank Last Year: 1 (Down 2)
Median Income: $102,891 ( best)
Unemployment Rate: 3.4% ( best)
More on Pearland: Real Estate | Data | Photos

Who are the 3rd richest people in the entire country? That would be the people in Pearland, Texas. And you can bet that many of the residents here are aware of the fact that they’re only the second richest people in the state, too.

Here, the average income per household is much more than you and I would earn every year. It’s the kind of place where you see soccer moms running errands in the middle of the day, where landscaping crews do their duty, and where the everyone’s biggest concern is who is going to try and take their money away from them.

There is no struggling here. It’s a different type of place from the rest of the state. Everything is just…peaceful. If Scrooge McDuck was real, he’d probably have a home here, don’t you think? This rich little enclave is just outside of Houston. Folks here rank 15th for income levels, and 3rd-lowest for number of people living in poverty (3.77%).

Cary, NC

Overall SnackAbility

9.5
/10

Population: 163,266
Rank Last Year: 4 (No Change)
Median Income: $101,079 ( best)
Unemployment Rate: 3.5% ( best)
More on Cary: Real Estate | Data | Photos

Here in Cary, North Carolina, things couldn’t be more rich. Cary is just a perfect little slice of heaven outside of Raleigh. At least that’s what the locals would tell you.

Only 3.49% of residents here are without work, and if you drive around town long enough, it’ll be clear; anyone who wants a job here can get a job. If you’re out of work in Cary, it’s your own damn fault.

It may not be a very large place, but people’s bank accounts are pretty large. Families earn the 3rd highest incomes in the whole state. It’s a great place to raise kids. It’s safe. You won’t see too many police officers around, but when they police are called, they show up in minutes.

Review Of Cary by HomeSnacks User

Teacher’s in cary are very kind and helpful, and can give you the best education you can get. So far as a child I’ve lived in cary all my life and I want it to stay like that, you can also get very kind, respectful and caring Neighbors.

My favorite places are either restraints because I love.. food or trampoline parks because they are very fun and enjoyable for about anyone. There isn’t really anything to watch out for because Cary, NC is the most safest city in America.

Fremont, CA

Overall SnackAbility

9
/10

Population: 233,083
Rank Last Year: 5 (No Change)
Median Income: $127,374 ( best)
Unemployment Rate: 4.1% ( best)
More on Fremont: Real Estate | Data | Photos

Our next stop, Fremont, California, probably won’t come as a surprise to anyone who lives in the state. When you think of wealthy areas in California, some people may think Beverly Hills or Sunnyvale. But in fact, it’s the jam-packed east bay city of Fremont that’s the wealthiest in all of the Golden State. Households here make earn the 2nd highest incomes. The residents here aren’t necessarily famous, but they’re definitely rich.

While you may see people in this city driving around in fancy cars, odds are people you meet there are really comfortable. In fact, people here are more likely to downplay their money than show it off. One reason people are ‘rich’ in Fremont is the fact that salaries are so inflated because the cost of living is so high. So, you’re not as ‘rich’ in Fremont as you would be in, say, Cary, NC.

And while it might be easy to scoff at the success of folks here, you have to remember, just about everyone here worked their butts off to get to where they are.

Olathe, KS

Overall SnackAbility

9
/10

Population: 135,986
Rank Last Year: 9 (Up 3)
Median Income: $85,318 ( best)
Unemployment Rate: 3.1% ( best)
More on Olathe: Real Estate | Data | Photos

The HomeSnacks money train takes its next stop in Olathe, Kansas. Okay, thanks Mr. Obvious. Just about everyone in Kansas knows these people are loaded. This place has a ton of money. Overall, the average households bring in pretty big salaries every year. This might sound like a decent chunk of change, but when you think about how much it costs to live here, suddenly it might not seem like a lot.

You won’t see condos here. There are very little liquor stores or smoke shops. Crime is something that happens in other cities, not here. While it’s idyllic in many places, it can be quite…boring.

How does 20% of Kansas rank as the wealthiest cities in the nation? Well, maybe there’s a lot less about the midwest than you thought you knew, kiddo. Frankly speaking, Kansas is one of the best places you can live. It’s safe, friendly, and there are great schools. It’s just plain boring is all. But hey — you could spend your days counting your money, right?

Overland Park, KS

Overall SnackAbility

9
/10

Population: 188,687
Rank Last Year: 10 (Up 3)
Median Income: $82,651 ( best)
Unemployment Rate: 3.4% ( best)
More on Overland Park: Real Estate | Data | Photos

We continue our money train tour of the state as we stop in the city of Overland Park, Kansas. What? How in the heck did they get so much money here?

They have to be doing something right in here. Families earn the 7th highest incomes in the state. In addition, this city has a low unemployment rate, and one of the state’s lowest poverty rates. Only 1 in 11 people here lives in poverty. While that might seem high, for an entire city, it’s really low.

Do people work hard in this city? After all, it has a stereotype as being a very snobby city. But snobs can work hard, can’t they? In fact, most have bigger bank account than you will ever have.

Ca Ching, Ca Ching, Ca Ching. Great jobs, low unemployment and a really low cost of living makes this Prairie State city one of the best places you could live if you wanted to earn a great living.

San Mateo, CA

Source: Public domain
Overall SnackAbility

9
/10

Population: 104,035
Rank Last Year: 7 (Down 1)
Median Income: $115,167 ( best)
Unemployment Rate: 3.8% ( best)
More on San Mateo: Real Estate | Data | Photos

Welcome to San Mateo for its first appearance on this list jumping up six spots and knocking off Napervolle.

This rich suburb has appeared on a number of our lists this year thanks to being rich, safe, and a generally awesome place to live.

We actually had an office here for our previous company and could see how it could be considered rich.There’s a ton of great, expensive Asian food downtown and a pretty solid shopping center. We’d highly recommend getting some teriyaki steak and eggs at Nini’s Coffee Shop if you can afford it.

Bellevue, WA

Overall SnackAbility

9
/10

Population: 142,242
Rank Last Year: 11 (Up 2)
Median Income: $112,283 ( best)
Unemployment Rate: 4.0% ( best)
More on Bellevue: Real Estate | Data | Photos

Welcome to Bellevue, Washington, our 9th most richest city in America. Some of these neighborhoods are where you go to for sell Girl Scout cookies or candy bars or where all the poor kids go trick-or-treating on Halloween.

Their workforce is also among the best-educated in the state, too. Better-educated workers tend to make more money. This city has it all – Grand houses. Great schools. Excellent tennis instructors. The very best groundskeepers and gated-subdivision on-call security guards around.

If you’re a kid here, your allowance is probably more than your teacher’s salary.

Santa Clara, CA

Overall SnackAbility

9
/10

Population: 126,209
Rank Last Year: 8 (Down 2)
Median Income: $116,257 ( best)
Unemployment Rate: 3.8% ( best)
More on Santa Clara: Real Estate | Data | Photos

Santa Clara provides another California city to the richest in America while knocking out Bellevue from last.

Residents here earn the 6th-highest incomes in the entire nation. The fact that its close to San Jose and San Francisco with its booming tech scene really helps drive up the local salary numbers.

What do rich people in Santa Clara do? Well it looks like you could spend a day at the Intel Museum getting your geek on or try out California‘s Greate America to get your thrill on. We’d imagine you could also just roll around in your cash if you wanted to.

How We Determined The Wealthiest Cities in The US For 2020

When HomeSnacks looks at a place to live, we study the stats you can find anywhere on the web. You can get just about any demographic on just about any city center.

For this analysis we used the — U.S. Census 2014-2018 American Community Survey.

For this study, we considered the following categories:

  • # of residents living in poverty
  • Income rank
  • % of population unemployed

The census just updated their data at the end of they ear, so we can take a fresh look at it.

And, to be clear, we measured the 301 largest cities in America with over 100,000 people. So, while your little small town might be rollin’ in the dough, we’re only looking at the most populated areas.

To score the cities, we ranked each one from 1 to 301 where 1 is the “richest” for that category. We then averaged the three rankings into a rich score with the lowest overall score being crowned richest in America. You can download the data here.

There You Have It — The Wealthiest Cities in America For 2020

After the analysis was over, we crowned Centennial as the richest city in America for 2020.

In most of these cities, people have it made, financially. They have new homes, drive new cars, and have bright futures. But this comes at a cost. Long work hours means more stress and less family time. Keeping up with friends and neighbors means private school, after school activities and two huge car payments. For some, it’s the only way to live.

For the rest of America, we can feel better about ourselves when we define rich as love, friends, health or the little things in life.

While it’s good news for the cities we mentioned, we have to mention the poorest cities in America. Would you have guessed Detroit, Cleveland and Hartford, Connecticut? Probably.

Here’s a look at the poorest cities in America:

  1. Detroit
  2. Cleveland
  3. Dayton

For more reading, check out:

Richest Cities In America For 2020

Rank City Population Median Income
1 Centennial, CO 109,505 $105,974
2 Frisco, TX 165,700 $127,133
3 Pearland, TX 117,867 $102,891
4 Cary, NC 163,266 $101,079
5 Fremont, CA 233,083 $127,374
6 Olathe, KS 135,986 $85,318
7 Overland Park, KS 188,687 $82,651
8 San Mateo, CA 104,035 $115,167
9 Bellevue, WA 142,242 $112,283
10 Santa Clara, CA 126,209 $116,257
11 Carlsbad, CA 113,670 $107,172
12 Naperville, IL 147,411 $118,187
13 Mckinney, TX 173,460 $89,964
14 Plano, TX 284,579 $92,121
15 Sugar Land, TX 118,182 $122,233
16 Sunnyvale, CA 152,323 $131,791
17 League City, TX 100,832 $104,831
18 Arvada, CO 117,251 $80,055
19 Gilbert, AZ 237,484 $92,350
20 Scottsdale, AZ 246,026 $84,601
21 Alexandria, VA 156,505 $96,733
22 Midland, TX 135,134 $79,744
23 West Jordan, UT 113,089 $75,481
24 Huntington Beach, CA 200,606 $91,318
25 Torrance, CA 146,392 $90,309
26 Chandler, AZ 248,631 $80,716
27 Simi Valley, CA 126,199 $95,543
28 Thornton, CO 134,588 $76,236
29 Carrollton, TX 133,438 $75,820
30 Sandy Springs, GA 105,411 $74,093
31 Richardson, TX 114,402 $80,953
32 Thousand Oaks, CA 128,481 $105,485
33 Westminster, CO 112,747 $73,629
34 Broken Arrow, OK 107,500 $72,686
35 San Francisco, CA 870,044 $104,552
36 Seattle, WA 708,823 $85,562
37 San Jose, CA 1,026,658 $104,234
38 Virginia Beach, VA 450,135 $74,186
39 Roseville, CA 133,049 $84,105
40 Cambridge, MA 115,665 $95,404
41 Renton, WA 101,054 $74,756
42 Round Rock, TX 120,157 $80,637
43 Lakewood, CO 153,522 $64,100
44 Hayward, CA 158,241 $80,093
45 Rochester, MN 113,913 $70,749
46 Chesapeake, VA 237,820 $75,790
47 Irvine, CA 265,502 $100,969
48 Hillsboro, OR 104,730 $78,144
49 Santa Clarita, CA 209,478 $94,282
50 Daly City, CA 106,638 $90,335
51 Peoria, AZ 164,572 $73,039
52 Anchorage, AK 296,112 $83,280
53 Lewisville, TX 104,789 $63,056
54 Billings, MT 109,431 $57,172
55 Sioux Falls, SD 174,151 $59,017
56 Costa Mesa, CA 113,198 $79,207
57 Rancho Cucamonga, CA 175,679 $86,355
58 Sterling Heights, MI 132,470 $63,126
59 Orange, CA 139,873 $86,027
60 Elk Grove, CA 168,503 $90,770
61 San Buenaventura (Ventura), CA 110,234 $76,076
62 Cedar Rapids, IA 131,360 $59,152
63 Corona, CA 165,355 $79,081
64 Austin, TX 935,755 $67,462
65 Temecula, CA 112,230 $90,964
66 Denver, CO 693,417 $63,793
67 Santa Rosa, CA 181,038 $71,347
68 Miramar, FL 138,168 $70,005
69 Raleigh, NC 457,159 $63,891
70 Charleston, SC 133,762 $64,599
71 West Valley City, UT 135,985 $63,200
72 Concord, CA 128,758 $81,961
73 Pasadena, CA 141,246 $78,941
74 Downey, CA 112,901 $71,948
75 Pembroke Pines, FL 168,260 $66,816
76 Davie, FL 103,132 $66,951
77 Grand Prairie, TX 191,104 $65,249
78 Stamford, CT 129,026 $89,309
79 Aurora, CO 363,550 $62,541
80 Vista, CA 100,108 $65,696
81 Fargo, ND 120,209 $53,309
82 Henderson, NV 291,346 $69,940
83 Irving, TX 238,637 $61,937
84 Lincoln, NE 280,849 $55,224
85 West Covina, CA 107,242 $79,140
86 Fairfield, CA 114,101 $80,950
87 Aurora, IL 200,660 $69,730
88 Madison, WI 252,086 $62,906
89 Boise City, ID 224,300 $56,798
90 Joliet, IL 147,957 $67,504
91 Coral Springs, FL 131,151 $74,371
92 Burbank, CA 104,275 $73,277
93 Oceanside, CA 175,389 $68,652
94 Garden Grove, CA 174,010 $65,591
95 Murrieta, CA 111,427 $84,817
96 Kent, WA 128,057 $68,880
97 Clovis, CA 106,666 $71,943
98 Portland, OR 639,387 $65,740
99 Omaha, NE 465,112 $56,780
100 Amarillo, TX 198,773 $52,543

About Chris Kolmar

Chris Kolmar has been in the real estate business for almost ten years now. He originally worked for Movoto Real Estate as the director of marketing before founding HomeSnacks.

He believes the key to finding the right place to live comes down to looking at the data, reading about things to do, and, most importantly, checking it out yourself before you move.

If you've been looking for a place to live in the past several years, you've probably stumbled upon his writing already.

You can find out more about him on LinkedIn or his website.

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