Beverly Hills real estate sits at the very top of the Los Angeles market, and living here costs accordingly: per Redfin, the median sale price reached about $4.7 million in June 2026, with condos south of Wilshire starting near $1 million and estates in Trousdale and Beverly Park trading well into eight figures. It is a self-governed city of roughly 32,000 people with its own police, fire and schools, and that independence, plus wide streets, mature trees, a walkable downtown and the 90210 address, draws the buyers who come here: entertainment executives, founders, international families, Cedars-Sinai physicians and long-time Angelenos trading up from the Valley or Hancock Park. James Malcom represents buyers and sellers across the city and the Post Office hillsides from the Hollywood office ten minutes east.
Beverly Hills Real Estate Market Overview
Beverly Hills real estate is a small, high-value market where a handful of estate sales can swing the headline number. Per Redfin, the June 2026 median sale price was $4,712,436, up 37.6 percent year over year, on 82 closed sales. That jump reflects more big-ticket closings rather than a broad repricing, since median price per square foot was around $1,080, down 5.8 percent. Homes averaged 56 days on market, nine days faster than a year earlier, and closed at 96.5 percent of list.
Zillow’s typical home value, which smooths out the estate closings, stood at $3,713,864 as of July 31, 2026, up 7.7 percent over twelve months, with a median list price near $2.4 million because condos make up so much of the active inventory. Inventory is fuller than in 2022, so buyers can negotiate on homes priced for last year, while well-prepared homes still draw multiple offers.
The property mix is roughly half single-family homes and half condos, almost all of them south of Wilshire and in the Golden Triangle. Price bands in 2026: entry, $950,000 to $2 million for condos and the smallest homes south of Olympic; mid, $3 million to $8 million for updated Flats homes, Post Office view houses and full-floor luxury condos; top, $10 million to well past $50 million for Trousdale, Beverly Park and the north-of-Sunset estate streets. Market data last reviewed August 2026.
Homes for Sale in Beverly Hills
Homes in Beverly Hills CA fall into three physical types. North of Santa Monica Boulevard, The Flats and the streets up to Sunset are 1920s to 1950s Spanish Colonial Revival, Tudor and Traditional houses on flat lots of 8,000 to 20,000 square feet, many rebuilt or expanded in the last twenty years. Spec builders are active on every block, so a 1928 original can sit next to a 12,000 square foot contemporary. Above Sunset, in Trousdale Estates and up Coldwater and Benedict Canyons, you find mid-century modern and ranch homes on view pads, plus the gated compounds of Beverly Park. South of Wilshire, lots shrink to 6,000 to 7,500 square feet and the housing turns to 1920s to 1940s Spanish and Traditional two and three bedroom homes. Condo buildings line Wilshire, Doheny and the Golden Triangle, from 1960s towers to full-service new construction with HOA dues that can top $3,000 a month. Notable streets include Roxbury, Bedford, Rexford, Carolwood and Loma Vista.
Beverly Hills Neighborhoods and Enclaves
The Flats
The grid between Santa Monica Boulevard and Sunset, from Doheny west to Whittier Drive, is the classic Beverly Hills picture: palm-lined streets, deep setbacks and Spanish and Traditional homes. Original houses on 100-foot lots trade from about $6 million; rebuilt and new homes run $12 million to $30 million. Walkable to the Golden Triangle.
Trousdale Estates
Carved above Sunset in the late 1950s, Trousdale is single-story by ordinance, which protects the views from Loma Vista, Hillcrest and Carla Ridge. Mid-century and rebuilt modern homes on generous pads sell from roughly $7 million to $40 million and up. Buyers here pay for glass, privacy and lot position.
Beverly Hills Post Office, Beverly Park and the Canyons
BHPO carries the 90210 zip and Beverly Hills schools but sits inside the City of Los Angeles. Benedict Canyon and Coldwater Canyon hold 1950s ranch homes and view contemporaries on winding streets, while gated Beverly Park is the top of the LA market with compounds from about $20 million to more than $100 million. Per Redfin, BHPO’s recent median sale price was about $3.3 million at $939 per square foot.
Beverly Hills Gateway
The wedge west of the Beverly Hills Hotel and north of Sunset, along Lexington, Carolwood and Greenway, is the city’s estate district. Lots run an acre and up, homes are gated and set back, and pricing starts well above $15 million. Quiet and very private, with Holmby Hills next door.
South of Wilshire and South Beverly
Between Wilshire and Olympic, the streets around South Beverly Drive offer the most attainable single-family homes in the city, mostly 1920s to 1940s Spanish and Traditional houses from about $3 million to $6 million. Beverly Vista, Roxbury Park and the cafes on South Beverly are all walkable, which is why young families love this pocket.
Golden Triangle and the Wilshire Corridor Condos
The triangle bounded by Wilshire, Santa Monica and Canon, plus the towers along Wilshire toward Doheny, is where Beverly Hills condo living happens. One bedroom units start under $1 million, full-floor residences in full-service buildings run $5 million to $20 million, and Rodeo Drive is a short walk. Ideal for downsizers who want a doorman.
Schools in Beverly Hills
Beverly Hills Unified School District is one of the main reasons families choose the city. The district runs four K-8 campuses, Hawthorne on North Rexford, Horace Mann on Charleville, Beverly Vista on South Elm, and El Rodeo on Whittier Drive, all feeding Beverly Hills High School on Moreno Drive. The district is funded largely from local property tax and its schools are consistently well regarded on GreatSchools and among local parents. Beverly Hills Post Office addresses are inside BHUSD boundaries even though the land is in the City of Los Angeles. Private options nearby include Harvard-Westlake, Marlborough, Brentwood School, Buckley and Good Shepherd on Bedford Drive.
Lifestyle: Parks, Dining and Things to Do
Living in Beverly Hills means Rodeo Drive is your local shopping street, but daily life is more about parks and neighborhood dining. Beverly Gardens Park runs two miles along Santa Monica Boulevard, Beverly Canon Gardens is the downtown lunch spot, and Roxbury Park has the tennis courts and playgrounds. Greystone Mansion on Loma Vista is an 18-acre city park around the 1928 Doheny estate, and Franklin Canyon Park above Beverly Drive has a lake and five miles of trails. Spago, Il Pastaio and Wally’s cover Canon Drive dining, South Beverly Drive has Honor Bar, and the Beverly Hills Hotel’s Polo Lounge is still the power breakfast. The Farmers Market runs Sundays on Canon Drive, members belong to the Los Angeles Country Club or Hillcrest, and the Beverly Hills Art Show fills Beverly Gardens Park each May and October.
Commute and Location
Wilshire, Santa Monica and Olympic Boulevards run through the city and the 405 is five minutes west at Wilshire. Realistic drive times: Century City in 5 to 10 minutes, Santa Monica in 20 to 30, Downtown LA in 30 to 45, Burbank and the studios in 30 to 40 via Coldwater Canyon, and LAX in 30 to 45 depending on the hour. Transit changed in 2026: Metro’s D Line subway extension opened on May 8, 2026 with the Wilshire/La Cienega station at the city’s eastern edge, and the Wilshire/Rodeo and Century City/Constellation stations are slated for 2027, putting a subway stop within walking distance of most of the city’s condos.
Who Buys in Beverly Hills and Why
Four buyer profiles dominate. Entertainment and finance executives buy in The Flats and Trousdale for the address, privacy and schools. International buyers favor new construction and full-service condos they can lock and leave. Cedars-Sinai physicians and UCLA faculty buy south of Wilshire for the commute and walkable schools. Downsizers from Brentwood and Bel Air trade a big lot for a Wilshire Corridor condo.
Compared with the neighbors: Santa Monica offers the beach at a lower median, but its city transfer tax on high-end sales is now steep. Hollywood sits ten minutes east with far more price range and a livelier street life. Encino and Sherman Oaks, just over Coldwater Canyon, deliver similar lot sizes for a fraction of the price. Explore all of James’s featured communities.
Selling a Home in Beverly Hills
What sells fastest in Beverly Hills is a turnkey home priced against the last ninety days of closings rather than the neighbor’s aspirational list price. Updated Flats homes under $10 million, remodeled south-of-Wilshire houses and condos in well-run buildings move in weeks, while dated estates north of Sunset can sit for six months if the price assumes a 2022 market. The deepest buyer pool shows up from late January through June, with a second window after Labor Day; August and December are slow.
Prep that matters here: refresh landscaping and hedges, pull permits for past work, and order the city’s Report of Residential Property Records early. On taxes, the City of Beverly Hills does not levy its own transfer tax, so sellers inside the city limits pay only the Los Angeles County documentary transfer tax of $1.10 per $1,000, and Measure ULA does not apply. In Beverly Hills Post Office, which is City of Los Angeles, the city transfer tax of $4.50 per $1,000 applies and Measure ULA adds 4 percent on sales at or above roughly $5.3 million and 5.5 percent above roughly $10.6 million, a seven-figure difference on an estate. James markets Beverly Hills listings with architectural photography, twilight and drone video, staging guidance tailored to the buyer for that street, and pricing built to draw multiple offers in the first two weekends. Start with a free home valuation, then read our seller resources and our guide to California capital gains tax.
Why Work With James Malcom in Beverly Hills
A Beverly Hills realtor has to know the difference between a Flats lot on Roxbury and one on Rexford, which Trousdale streets get the best light, what a Wilshire building really charges in dues, and where the city line runs so the transfer tax math is right. James Malcom brings that street-level knowledge plus a track record across the Westside, Hollywood and the Valley, which matters when your next home is over the hill. He works Beverly Hills from The Malcom Group’s Hollywood office at 6200 Hollywood Blvd, Los Angeles 90028, ten minutes east on Sunset. See recent sales, read client reviews, and contact James or visit the Hollywood office page.
Beverly Hills Real Estate FAQ
Is Beverly Hills a good place to live?
Yes, for buyers who value safety, services and location over price. The city runs its own police and fire departments, maintains its parks meticulously, and funds one of the best-supported public school districts in the state. It is central to Century City, Westwood and Hollywood, and daily errands are walkable. The trade-off is cost and, in the Golden Triangle, tourist traffic.
How much does a house cost in Beverly Hills?
Per Redfin, the median sale price was about $4.7 million in June 2026, while Zillow’s typical home value was about $3.7 million as of July 2026. A single-family home south of Wilshire generally starts near $3 million, an original Flats home near $6 million, and Trousdale, the Gateway and Beverly Park run from $10 million to more than $50 million.
Is Beverly Hills expensive?
It is among the most expensive cities in the country, with median price per square foot around $1,080 per Redfin. Condos are the accessible entry point, with one bedrooms under $1 million and two bedrooms from about $1.3 million. Property taxes, HOA dues and insurance add to the cost, but sellers inside the city avoid the transfer taxes Los Angeles now charges.
What are property taxes like in Beverly Hills?
Property tax follows Proposition 13: a base rate of 1 percent of the purchase price, plus voter-approved local bonds and assessments that bring the effective rate to roughly 1.1 to 1.2 percent, with increases capped at 2 percent a year until the home sells. There is no Mello-Roos in Beverly Hills, since the city was built out decades before those districts existed.
What are the best neighborhoods in Beverly Hills?
It depends on the lifestyle. The Flats is the best all-around choice for families who want big lots and walkability. Trousdale Estates wins for views and modern architecture. South of Wilshire is the value play near Beverly Vista and Roxbury Park. The Golden Triangle and Wilshire Corridor suit condo buyers who want a doorman. Beverly Park and the Gateway are for buyers who need total privacy and acreage.
Is Beverly Hills a buyer’s or seller’s market right now?
As of August 2026 it is balanced leaning toward buyers, especially above $10 million. Redfin rates the city “somewhat competitive,” homes average 56 days on market and sell about 4 percent below list, and inventory is higher than during the 2021 to 2022 run. Correctly priced, turnkey homes still draw multiple offers, while overpriced estates sit.
How do I find a realtor in Beverly Hills?
Look for a Beverly Hills real estate agent who can show you recent sales on your exact streets, explain the city versus Post Office tax difference, and market a listing with professional photography, video and a pricing plan. James Malcom works Beverly Hills real estate from the Hollywood office and offers a free, no-pressure home valuation and buyer consultation. Call (310) 595-0915 or reach out online.
Thinking about buying or selling in Beverly Hills? Call James Malcom at (310) 595-0915 or request a free home valuation.
More Beverly Hills seller questions
What do I need to do before selling a home in Beverly Hills?
Order the City of Beverly Hills Report of Residential Property Records early, since the city requires it and it flags unpermitted work. Pull permits for past additions, refresh hedges and landscaping, complete the California transfer disclosures, and confirm whether your address is inside the city or in Beverly Hills Post Office, because that decides your transfer tax math. James Malcom can run the full prep list for your street at (310) 595-0915.
Does Measure ULA apply to home sales in Beverly Hills?
Not inside the city limits. Beverly Hills is an incorporated city, levies no transfer tax of its own, and sellers pay only the Los Angeles County documentary transfer tax. Beverly Hills Post Office is different: BHPO carries the 90210 zip but sits in the City of Los Angeles, so the LA city transfer tax and Measure ULA apply to sales above the annually adjusted thresholds. On an estate that difference can run to seven figures, so confirm the city line before you price.
How long does it take to sell a house in Beverly Hills?
Updated Flats homes under the top tier, remodeled south-of-Wilshire houses and condos in well-run buildings typically go into escrow within a few weeks when priced against the last ninety days of closings. Dated estates north of Sunset priced for a 2022 market can sit for six months. Expect a 30 to 45 day escrow after acceptance, longer on complex estates with extended inspections.
What is the best month to list a house in Beverly Hills?
Late January through June draws the deepest buyer pool, including international buyers and families planning around the Beverly Hills Unified calendar. A second window opens after Labor Day and runs into early November. August and December are the slowest months, so avoid launching an estate listing then unless the price is sharp.
Should I renovate before selling in Beverly Hills?
Only selectively. Spec builders are active on nearly every block, so an original 1928 Flats house often sells for land and location value to a developer rather than to an end user, and a last-minute kitchen will not change that math. For homes that will sell to families, invest in landscaping, paint, lighting and staging tailored to that street's buyer. James will tell you which category your house falls into before you spend a dollar.
Can I sell a house with tenants in Beverly Hills?
Yes, but plan around the city's rent stabilization ordinance, which covers most multifamily and many older rental units and includes just-cause and relocation requirements. Single-family homes and condos generally fall under California statewide tenant protections instead. Tenant-occupied properties draw investors rather than the owner-users who pay top dollar here, so a negotiated move-out before listing usually nets more.
What disclosures are required when selling in Beverly Hills?
California requires the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure report, lead paint disclosure for pre-1978 homes, and smoke and carbon monoxide detector and water heater strapping compliance. Beverly Hills adds the city's Report of Residential Property Records, and condo sellers must deliver full HOA documents. Homes above Sunset and in the canyons should also disclose fire zone status and any slope or drainage history.
Does fire zone status matter when selling in Beverly Hills?
It matters above Sunset. Trousdale Estates, the Gateway, Benedict and Coldwater Canyons and Beverly Park sit in or next to Very High Fire Hazard Severity Zones, and buyers now ask about insurance availability before they write. The Flats and the streets south of Wilshire are generally outside those zones. Hillside sellers should have brush clearance records and a recent insurance quote path ready before listing.
What schools serve Beverly Hills homes?
Beverly Hills Unified runs four K-8 campuses, Hawthorne, Horace Mann, Beverly Vista and El Rodeo, all feeding Beverly Hills High School on Moreno Drive. The district is funded largely from local property tax and is a primary reason families buy here. Beverly Hills Post Office addresses are inside BHUSD boundaries even though the land is in the City of Los Angeles, and private options nearby include Harvard-Westlake, Marlborough, Brentwood School and Buckley.
How long is the commute from Beverly Hills to Downtown LA or the Westside?
Century City is 5 to 10 minutes, Santa Monica 20 to 30, Downtown Los Angeles 30 to 45, the Burbank studios 30 to 40 via Coldwater Canyon and LAX 30 to 45 depending on the hour. The 405 is five minutes west at Wilshire. The Metro D Line subway extension opened its Wilshire/La Cienega station in 2026, with Wilshire/Rodeo and Century City stations slated for 2027.
Beverly Hills vs Brentwood: which is the better place to buy or sell?
Beverly Hills delivers its own school district, walkable downtown services and no city transfer tax, while Brentwood offers larger canyon lots, closer beach access and a quieter profile at a similar or higher price per square foot. Sellers in Beverly Hills reach international and lock-and-leave condo buyers that Brentwood rarely sees. Buyers choosing between them usually decide on school district versus canyon lifestyle rather than price.
Who is the best listing agent in Beverly Hills?
James Malcom of The Malcom Group lists homes across Beverly Hills and Beverly Hills Post Office from the Hollywood office at 6200 Hollywood Blvd, ten minutes east on Sunset. Judge any agent on recent closed sales on your exact streets, a correct explanation of the city versus BHPO transfer tax difference, and marketing built on architectural photography, twilight video and a pricing plan designed to draw multiple offers. Call (310) 595-0915.