Explore Todt Hill, Emerson Hill, Grymes Hill, Lighthouse Hill and Tottenville—five enclaves that tower above Staten Island’s borough-wide median household income of $95,500 and define the island’s luxury market.
Snapshot: How We Identified Staten Island’s Wealth Hotspots
Our analysis blends U.S. Census income statistics, 2025 MLS listing data and local luxury-sales velocity. The result: a data-driven shortlist of neighborhoods where income, property values and prestige amenities consistently outpace the rest of the borough.
| Neighborhood | Median Household Income |
|---|---|
| Todt Hill | $140,700 |
| Emerson Hill | $125,000 |
| Grymes Hill | $108,000 |
| Lighthouse Hill | $ 95,000 |
| Tottenville | $ 81,500 |
| Staten Island (avg.) | $ 95,500 |
1. Todt Hill — Pinnacle of NYC Suburban Wealth
Highest natural elevation in NYC • Median income: $140,700
Todt Hill sits literally and figuratively above the pack, offering panoramic vistas and unmatched privacy.
2025 Market Snapshot
- Average list price: $1.2 M – $3.5 M
- Days on market: 45–60
- Property-tax rate: $1.17 per $100 assessed value
- Luxury inventory: 85+ active listings
Insider tip: The former Paul Castellano mansion (177 Benedict Rd) returned to market at $18 M, underscoring the neighborhood’s record-setting stature.
View luxury homes in Todt Hill ›
2. Emerson Hill — Hillside Estates & Celebrity Street
Premium hillside location • Notable past residents Lily Tomlin & Jane Wagner
Key stats
- Average list price: $875 K
- Days on market: 52
- Price per sq ft: $285
- Active listings: 42
Neighborhood Highlight: The Wagner-Tomlin estate showcased the neighborhood’s appeal to creative professionals, featuring custom architecture and expansive grounds that remain a benchmark for luxury in the area.
Explore Emerson Hill real estate ›
3. Grymes Hill — Academic Heights With Harbor Views
Home to Wagner College • 4th-safest NYC neighborhood (Niche)
Safety & Amenities
- 4th Safest NYC Neighborhood
- Wagner College Campus
- Harbor Views
- Historic Architecture
Price range distribution
| Price Band | Share of Listings |
|---|---|
| $500 K – $750 K | 35 % |
| $750 K – $1 M | 40 % |
| $1 M + | 25 % |
4. Lighthouse Hill — Secluded Luxury Near Historic Fort Wadsworth
Panoramic skyline views • Suburban oasis just minutes from the Verrazzano
Market Overview
- Median price band: $650 K – $950 K
- Typical home size: 2,200–3,800 sq ft
- Average lot: ¼–½ acre
Commute Times
- Manhattan: 45-60 minutes
- Brooklyn: 25-35 minutes
- NJ: 20-30 minutes
Location Advantage: Many Lighthouse Hill properties offer unobstructed Manhattan skyline views, making them particularly sought after by buyers who prioritize scenic beauty and privacy.
Discover Lighthouse Hill listings ›
5. Tottenville — South Shore Waterfront Grandeur
Waterfront living • Median income: $81,500
Waterfront Premium
- Waterfront homes: $750 K – $1.5 M
- Inland properties: $450 K – $750 K
Property Features
- Private docks & boat slips
- Historic Victorian architecture
- Raritan Bay waterfront access
- Sunset views over New Jersey
Transportation Hub: Outerbridge Crossing provides direct access to New Jersey, making Tottenville ideal for cross-state commuters seeking waterfront luxury.
View Tottenville waterfront homes ›
Market Comparison — Price vs. Income (2025)
| Neighborhood | Median Household Income | Avg. Property Price |
|---|---|---|
| Todt Hill | $140,700 | $2.35 M |
| Emerson Hill | $125,000 | $ 875 K |
| Grymes Hill | $108,000 | $ 750 K |
| Lighthouse Hill | $ 95,000 | $ 800 K |
| Tottenville | $ 81,500 | $ 600 K |
FAQ: Buying in Staten Island’s Affluent Areas
What is the wealthiest part of Staten Island?
Todt Hill tops the list with $140,700 median household income and homes that routinely sell for $1.2 M–$3.5 M.
Is Todt Hill expensive to live in?
Yes. Expect premium property taxes (~$1.17 per $100 assessed) and elevated utility/service costs, offset by exclusive amenities and unrivaled privacy.
Which neighborhoods offer the best investment potential?
Emerson Hill and Grymes Hill show strong appreciation plus safer entry prices. Waterfront assets in Tottenville deliver scarcity value.
How do Staten Island luxury prices compare to Manhattan?
A $1.5 M budget on Todt Hill buys a 3,000 sq ft mansion with grounds; in Manhattan it barely secures a modest condo.
What about commuting times?
All five areas have express-bus service (45–75 min) and swift Verrazzano bridge access. Tottenville adds the Outerbridge Crossing for NJ commuters.
Final Thoughts & Next Steps
Staten Island’s luxury enclaves deliver space, scenery and value seldom found elsewhere in New York City. Whether you crave Todt Hill’s storied mansions or Tottenville’s sunset shoreline, the right expert can open the door.
Ready to tour?
Schedule your private luxury tour with Robert DeFalco Realty ›
(Robert DeFalco Realty • 718-987-7900)