Cheviot Hills Listing Agent

Cheviot Hills at a glance

Cheviot Hills is one of the Westside's most desirable family neighborhoods, a district of large 1920s to 1940s homes on curving, gently hilly streets framed by two golf courses and the Fox studio lot, in the City of Los Angeles south of Century City. It is inside city limits, so Measure ULA, the LADBS 9A report and city permitting rules apply to every sale, and it falls within the 90064 ZIP code shared with Rancho Park and West LA.

For a homeowner, Cheviot Hills has a deep and consistent buyer pool, and the biggest pricing question is usually how to position a home relative to the wave of large new construction that has reshaped many blocks. James Malcom prices Cheviot Hills by street, by lot and by the degree of renovation, because an original Spanish on a hillside lot and a new build on a flat corner can be separated by a wide margin on the same block.

Homes and architecture in Cheviot Hills

Cheviot Hills' housing is a showcase of 1920s and 1930s Los Angeles period revival architecture, with Spanish Colonial Revival, Tudor Revival, Monterey Colonial, English cottage and American Colonial homes built by the original developers and by individual owners, followed by 1940s traditionals and a scattering of 1950s and 1960s ranch and mid-century homes on the later lots. Many of the originals are substantial two-story houses with formal entries, tile roofs, leaded windows and detailed woodwork.

Value is driven by lot size and shape, street position, the quality and era of the home, and, for originals, whether the period details are intact and the systems updated. A restored Spanish or Tudor with modern kitchen and baths on a large flat lot competes directly with new construction for the same buyers, and sellers of intact originals should not assume they must discount to a builder.

• 1920s and 1930s Spanish Colonial Revival homes with tile roofs, courtyards and arched openings, the neighborhood's signature housing
• Tudor Revival and English cottage homes with steep roofs, half-timbering and leaded glass
• Monterey Colonial and American Colonial two-story homes from the 1930s and 1940s
• 1940s traditionals and scattered 1950s and 1960s ranches and mid-century homes

Streets, pockets and enclaves

Cheviot Hills' hilly street plan creates distinct pockets with different lot shapes, views and traffic patterns.

• The streets west of Motor Avenue toward Rancho Park Golf Course, including Club Drive, Forrester Drive and Queensbury Drive: the core of the neighborhood, with the largest lots, the most intact period homes and golf course adjacency
• The streets east of Motor Avenue toward Hillcrest Country Club and Beverlywood, including Monte Mar Drive and Cheviot Drive: quieter, with a mix of originals and rebuilds and strong values near the country club
• The northern blocks near Pico Boulevard and the Fox lot: convenient to Century City, with more traffic on the connectors and the most accessible pricing in Cheviot Hills
• Patricia Avenue and the hillside loops: views, irregular lots and some of the most architecturally interesting homes

Schools

Cheviot Hills is served by the Los Angeles Unified School District, with Overland Avenue Elementary and Castle Heights Elementary drawing from different parts of the neighborhood, feeding to Palms Middle School and Alexander Hamilton High School, whose music and humanities magnets draw families from across the Westside. Assignments follow the exact address and change over time, so buyers should confirm through LAUSD's Resident School Identifier rather than rely on a listing description.

Private schools are a major factor in Cheviot Hills' appeal. The neighborhood sits within a short drive of Brentwood School, Crossroads, Windward, Wildwood, Harvard-Westlake's middle school in Holmby Hills, Marlborough, and the Jewish day schools along Pico Boulevard, and many families here split between public elementary and private secondary.

Parks, dining and daily life

Daily life in Cheviot Hills is organized around Motor Avenue, the neighborhood's low-key commercial spine with coffee, casual restaurants, a market and services, and around the Cheviot Hills Recreation Center, one of the best city parks on the Westside, with ball fields, tennis courts, a pool, a gym, a playground and walking loops. Rancho Park Golf Course, a public course that has hosted professional tournaments, wraps the western edge, and Hillcrest Country Club, which is private, frames the east.

Century City is a few minutes north for the Westfield mall, offices, the cinema and a full range of dining, and the Pico Boulevard corridor to the east offers one of the country's largest kosher commercial districts. Downtown Culver City, the Helms Bakery district and the Culver City Arts District are a short drive south for restaurants, theater and shopping.

Commute and getting around

Cheviot Hills is centrally positioned for Westside commuting, with Century City a few minutes north via Motor Avenue or Overland, the 10 Freeway at Overland and National to the south, the 405 reachable via Pico, National or the 10, and Beverly Hills and Westwood a short drive. Motor Avenue, Overland Avenue, Pico Boulevard and National Boulevard are the main connectors, and the hilly interior streets carry little through traffic.

Transit has improved substantially. The Metro E Line (Expo) stations at Palms and Westwood/Rancho Park are a short drive, bike ride or walk from the southern blocks, connecting to Downtown and Santa Monica, and the D Line subway extension to Century City adds a rail option to the north.

Who buys in Cheviot Hills and why

Buyers in Cheviot Hills are mostly established families and professionals who want a large home on a large lot with period character or new construction, in a quiet, central Westside neighborhood with strong schools and parks, and who have compared it against Beverly Hills, Brentwood and the Palisades and found better value here. Entertainment executives and talent from the Fox lot and Century City, attorneys and finance professionals from Century City's towers, physicians from Cedars-Sinai and UCLA, and move-up buyers from Beverlywood, Palms and Culver City are the core.

Selling a home in Cheviot Hills

The Cheviot Hills homes that sell fastest are large, updated or newly built family homes with five or more bedrooms, a primary suite, an open kitchen and family room, a pool and a guest house or office, on a quiet interior street or a golf course-adjacent lot, priced against recent closed sales on comparable streets. Restored period homes with intact details and updated systems also sell quickly, often to buyers who have been waiting for exactly that house.

What sits in Cheviot Hills are originals priced as if they were new construction, new builds priced above the street's ceiling on the strength of finishes alone, homes on busy connectors priced as if they were interior, and properties with unpermitted additions, foundation or drainage issues on hillside lots, or outdated electrical and plumbing that the inspection will expose. Buyers at this level are advised and patient, and they will wait for the right house rather than overpay.

Preparation that matters locally begins with the City of Los Angeles requirements: the LADBS 9A Report of Residential Property Records, smoke and carbon monoxide alarms, a seismic gas shut-off valve, water conservation fixtures and the California disclosure package. Then address the Cheviot Hills specifics: permit records for additions, pools, guest houses and ADUs; a sewer line scope, foundation and drainage check on hillside and older lots; retaining wall condition where applicable; electrical and plumbing on 1920s and 1930s homes; and, for period homes, documentation of original features and any restoration work. Measure ULA applies because the neighborhood is inside the City of Los Angeles, and most Cheviot Hills sales will exceed its thresholds.

Timing in Cheviot Hills follows the Westside family calendar. Late winter through early summer is the strongest window, aligned with school admissions and the end of the school year, and early fall is a reliable second period. James Malcom will build the listing timeline around your street, your home's condition and current buyer activity.

Buying in Cheviot Hills

Buying in Cheviot Hills means inspecting carefully on both ends of the market: on original homes, scope the sewer, check the foundation, drainage and retaining walls on hillside lots, and review electrical and plumbing; on new construction, verify permits and final inspections, review the builder's warranty and look closely at drainage and grading. Read the 9A report and permit history on every home. Competition is strong for turnkey family homes and intact period houses on the best streets, where multiple offers are common, and more measured for homes needing work.

Cheviot Hills seller and buyer questions

Nearby neighborhoods

• Rancho Park
• Beverlywood
• Century City
• Palms
• Castle Heights
• Culver City

Compare Cheviot Hills with

• Beverlywood
• Rancho Park

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