What a local Beverly Hills agent helps you decide
Beverly Hills covers about 5.71 square miles and is surrounded by the City of Los Angeles, apart from its border with West Hollywood. Inside that small area the price gap is wide. Zillow's typical value in ZIP 90210, the ZIP that also covers the Los Angeles hillside area called Beverly Hills Post Office, was $5,308,262 in September 2026. In 90211 it was $2,240,826. That is a difference of more than $3 million for homes a few minutes apart.
The housing stock is also more mixed than the name suggests. Census figures (ACS 2020-2024) count 16,552 homes in the city: 36.8% are detached houses, and 52.0% are in buildings of five or more units. About 59% of occupied homes are rented. So the first decisions are about type and location: a house in the Flats or the hills, a condo in one of the city's mid-rise buildings, or a duplex or small building to live in and rent.
The third decision is price. Beverly Hills is a slow, negotiated market at the top. Redfin reports that homes here sold at 95.1% of list price on average in the three months to September 2026, with a median of 77 days on market and 6.9 months of supply. A local agent's job is to tell you which listings are priced to sell and which are testing the market.
Buying a home in Beverly Hills
Redfin's median sale price of $4,029,331 for the three months to September 2026 was 36.6% higher than a year earlier, but that jump reflects which homes sold as much as a change in value. Zillow's typical value, which tracks all homes, rose 9.3% in the year to September 2026. Read both before you set a budget.
Step 1 for Beverly Hills buyers: budget for a jumbo loan
Almost every purchase here needs a jumbo mortgage or cash. At Freddie Mac's 30-year average of 7.24% (week of October 29, 2026), a buyer putting 20% down ($805,866) on the Redfin median pays about $21,968 a month in principal and interest. Jumbo pricing differs from that average, so get quotes from at least two lenders. Add property tax of about $3,993 a month at the 2026-27 rate shown below.
Step 2 for Beverly Hills buyers: choose the ZIP and home type
Condos are the main way into the city below $2 million. Redfin's median condo sale was $1,424,958 in 90211 and $1,899,944 in 90212 over the three months to September 2026, against $2,564,353 and $4,930,006 for single-family homes in the same ZIPs. Our Beverly Hills condo guide and Beverly Hills ZIP code guide go further.
Step 3 for Beverly Hills buyers: confirm the address is in the city
Many homes with a Beverly Hills mailing address and ZIP 90210 are in the City of Los Angeles, in the area known as Beverly Hills Post Office. Those homes get Los Angeles city services and Los Angeles Unified schools, not Beverly Hills services. Check the parcel on the county assessor's map and the address on the school district's finder before you rely on either.
Step 4 for Beverly Hills buyers: inspections and contingencies
About 28.5% of the city's homes were built in 1939 or earlier (ACS 2020-2024). Older houses and mid-century buildings call for sewer-lateral, foundation and electrical inspections, plus a review of permits with the city's building department. Keep your inspection and loan contingencies until those reports are back.
Selling a home in Beverly Hills
Redfin counted 106 new listings and 71 pending sales in Beverly Hills in the three months to September 2026, with 165 homes on the market. Only 15.4% went under contract within two weeks, and 22.2% sold above list. Sellers here compete on price and presentation, not on scarcity alone.
Step 1 for Beverly Hills sellers: price from the right ZIP
Redfin's median price per square foot was $1,423 for single-family homes in 90210 and $1,191 in 90211 over the three months to September 2026. ZIP 90210 had 10.2 months of supply, against 5.1 in 90211. Ask for comparable sales from your own street type and ZIP, and see our Beverly Hills housing market report.
Step 2 for Beverly Hills sellers: plan for a longer sale
Homes in 90210 took a median of 84 days to sell over the same period. Budget for carrying costs, including about $47,900 a year in property tax on a $4 million assessed value, while the home is listed. Staging and a pre-listing inspection shorten the time a buyer spends negotiating repairs.
Step 3 for Beverly Hills sellers: work out your net
Los Angeles County charges a documentary transfer tax of $1.10 per $1,000 of price, about $4,432 on the Redfin median. The Registrar-Recorder lists no separate Beverly Hills city transfer tax. Homes in Beverly Hills Post Office are in Los Angeles, where the city's own tax applies, including the 4% and 5.5% rates on sales of $5.4 million and $10.9 million and up from July 1, 2026. See our California transfer tax guide and closing costs guide.
Beverly Hills areas at a glance
Zillow publishes typical values for eight areas inside Beverly Hills. The figures below are for September 2026; our Beverly Hills neighborhoods guide profiles each one.
| Zillow area | Typical value, Sept 2026 | 1-year change |
|---|---|---|
| The Flats | $10,277,281 | +15.8% |
| Trousdale Estates | $7,906,445 | +8.6% |
| Roxbury Park | $3,132,041 | +10.1% |
| Southeast Doheny | $2,710,407 | +9.2% |
| La Cienega Park | $1,920,099 | +2.4% |
| Southwest Doheny | $1,873,815 | +1.5% |
| North Doheny | $1,775,029 | +2.6% |
The Flats in Beverly Hills
The Flats run from Sunset Boulevard south to Santa Monica Boulevard and hold most of the city's residents. Zillow's typical value there was $10,277,281, up 15.8% in a year. The Golden Triangle shopping district, bounded by Santa Monica Boulevard, Wilshire Boulevard and Crescent Drive, sits just to the south.
Trousdale Estates in Beverly Hills
Trousdale Estates is a hillside area of about 410 acres developed mainly in the 1950s and early 1960s. Zillow's typical value was $7,906,445. If you plan an addition or rebuild, ask the city's planning division which hillside rules apply to the lot before you remove contingencies.
Roxbury Park and the Doheny areas of Beverly Hills
Zillow puts the Roxbury Park area at $3,132,041 and Southeast Doheny at $2,710,407, while Southwest Doheny and North Doheny were both under $1.9 million. Zillow's area values blend houses and condos, so when you compare a listing here, ask whether its comparable sales are the same home type and compare price per square foot.
La Cienega Park and the southeast corner
La Cienega Park was $1,920,099 on Zillow's figures, up 2.4%. This corner of the city is closest to the Metro D Line: the Wilshire/La Cienega station opened on May 8, 2026, and Metro's Section 2 through Beverly Hills and Century City is under construction.
Beverly Hills Post Office, outside the city
The hillside streets north of the city limits, including Benedict Canyon and Coldwater Canyon, carry 90210 addresses but are in Los Angeles. Gated enclaves such as Beverly Park sit in this area; our Beverly Hills gated communities guide covers them.
Local property checks before you buy in Beverly Hills
- Property tax rate. The 2026-27 rate for tax rate area 2408 in the city is 1.189084%: the 1% base plus 0.093324% for school bonds, 0.043844% for city debt, 0.043416% for the community college district and 0.0085% for the Metropolitan Water District. Your bill may use a different area, so check it. See our Los Angeles County property tax guide.
- Fire hazard zone. Hillside parts of the city and of Beverly Hills Post Office border the Santa Monica Mountains. Look the parcel up on CAL FIRE's hazard map; our California wildfire zones guide explains the tiers.
- Insurance. Get quotes for the house and contents before you remove contingencies, and ask whether the insurer will write the policy at all for hillside homes. See our homeowners insurance guide and FAIR Plan guide.
- HOA dues and building condition. Condo buyers should ask for the reserve study, the last two years of minutes and any balcony inspection report; see our balcony inspection law guide.
- Earthquake. Many buildings date from before modern codes. Our earthquake insurance guide covers the options.
How to choose a real estate agent in Beverly Hills
Interview two or three agents and give each the same list. Confirm every license on the California Department of Real Estate's public lookup before you sign a buyer or listing agreement.
- How many sales have you closed inside the City of Beverly Hills in the last year, and how many in Beverly Hills Post Office?
- Which three recent sales would you use to price this home, and why?
- How do you market a listing above $5 million, and who sees it before it goes public?
- Do you work with buyers or sellers from overseas, and in which languages?
- What is your fee, and what services does it cover?
Since August 2024, buyers sign a written agreement with their agent before touring, and that agreement states the agent's pay. Listings on the MLS no longer show an offer of pay to the buyer's agent, so it is negotiated. Our California real estate commission guide explains how fees work.
If you want a starting point, see our featured local agent for Beverly Hills. How we choose agents explains the checks.
What buyers and sellers ask about Beverly Hills real estate
Are prices dropping? Not on Zillow's measure: the typical value rose 9.3% in the year to September 2026, though it was still about 6.5% below its July 2022 peak of $3,933,325. Why do people move out? Most stay: 86.1% of residents lived in the same home a year earlier (ACS 2020-2024). Cost is the usual reason to look elsewhere, and our Beverly Hills cost of living guide sets out the numbers. For schools, see Beverly Hills schools; for the wider picture, read is Beverly Hills a good place to live and the Los Angeles County market data.
| ZIP | Zillow typical value, Sept 2026 | 1-year change |
|---|---|---|
| 90210 | $5,308,262 | +10.3% |
| 90211 | $2,240,826 | +7.3% |
| 90212 | $2,387,249 | +5.2% |