How expensive is Beverly Hills?
The gap between Beverly Hills and its neighbors is mostly about home prices. Zillow's typical home value in the city was $3,676,482 in September 2026, about four times the $927,891 typical value for the City of Los Angeles. Rent is closer: Zillow's observed rent was $4,016 a month, against $2,772 in Los Angeles.
Census figures show what residents actually pay, which is lower than today's prices because many bought or signed leases years ago. The median gross rent was $2,830 a month, median monthly owner costs were $4,001 for homes with a mortgage and $1,501 without one, and the median household income was $132,977 (ACS 2020-2024). About 59% of households rent.
Housing costs in Beverly Hills
Buying a home in Beverly Hills: the monthly payment
At Freddie Mac's 30-year average of 7.24% (week of October 29, 2026), buying at Redfin's median sale price of $4,029,331 with 20% down ($805,866) costs about $21,968 a month in principal and interest. Property tax adds about $3,993 a month. A condo is the lower-cost route: at the 90211 condo median of $1,424,958, principal and interest would be about $7,769 and tax about $1,412 a month, plus HOA dues. Loans this size are jumbo loans, priced differently from the Freddie Mac average.
Renting in Beverly Hills
Zillow's observed rent for Beverly Hills was $4,016 a month in September 2026, up 4.3% in a year and close to its June 2026 peak of $4,296. That is $48,192 a year. The Census median gross rent of $2,830 includes long-held leases, so expect today's asking rents to be closer to Zillow's figure. Ask the city whether a unit is covered by any local rent rules before you sign.
Property tax on a Beverly Hills home
The 2026-27 rate for tax rate area 2408 in the city is 1.189084% of assessed value. That is the 1% base levy 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. On a $4,029,331 purchase the bill is about $47,912 a year. Filing the homeowners' exemption by February 15 cuts $7,000 from the assessed value, which saves about $83. See our Los Angeles County property tax guide.
Homeowners insurance in Beverly Hills
Insurance is a quote-by-quote cost here, because rebuild values are high and hillside homes face fire-zone questions. Get at least two quotes, and an earthquake quote, before you remove contingencies. Our homeowners insurance guide and FAIR Plan guide explain the options.
HOA dues in Beverly Hills condos
In condo listings we checked on November 1, 2026, monthly dues ran from about $971 in a 20-unit building on South Spalding Drive to $6,427 at Mandarin Oriental Residences on Wilshire Boulevard. Our Beverly Hills condo guide lists buildings and what dues cover.
Everyday costs in Beverly Hills
For costs that are set across the region, the MIT Living Wage Calculator's figures for Los Angeles County (updated February 15, 2026) are the best guide. They are county averages, not Beverly Hills prices, so treat them as a floor.
Water and wastewater bills in Beverly Hills
The city runs its own water utility. In February 2024 the City Council approved new water and wastewater rates that change each year through January 1, 2028. By then, the total water bill for single-family homes rises 7.4% for low users, 11.7% for average users and 18.5% for high users, and wastewater moves from a flat charge to one based on use. The city posts a rate calculator on its website; enter your usage from the seller's bills to estimate yours.
Electricity and gas in Beverly Hills
Southern California Edison supplies electricity; the school district even asks for Edison bills as proof of residency. Bills depend heavily on home size, pools and cooling, so ask the seller or landlord for 12 months of Edison and gas bills before you commit.
Groceries and food in Beverly Hills
MIT puts food at $4,463 a year for one adult and $8,183 for two adults in Los Angeles County.
Getting around Beverly Hills
MIT's transportation figure for one adult is $8,681 a year. Residents' mean commute is 25.1 minutes, and 1.2% of workers take public transit (ACS 2020-2024). That may change: Metro's D Line opened its Wilshire/La Cienega station on May 8, 2026, and the section through Beverly Hills and Century City is under construction.
Healthcare costs
MIT estimates medical costs at $3,255 a year for one adult and $9,912 for one adult with one child in Los Angeles County, covering premiums and out-of-pocket spending. Employer coverage changes these numbers more than location does.
Child care in Beverly Hills
MIT's county figure for child care is $13,191 a year for one child and $26,634 for two. The City of Beverly Hills runs a preschool at the Hawthorne Campus, and the school district runs Beverly Hills Preschool; ask each for current fees and waitlists.
Internet and phone
MIT budgets $1,517 a year for internet and mobile service for one adult. Check which providers serve the exact address before you sign.
Taxes in Beverly Hills
The sales tax rate in Beverly Hills is 10.25%, effective October 1, 2026, according to the California Department of Tax and Fee Administration. That is the same as the City of Los Angeles and below West Hollywood at 11% and Santa Monica and Culver City at 11.25%. On $20,000 a year of taxable spending, the gap with Santa Monica is $200.
When you buy or sell, 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 the Beverly Hills Post Office area, which use 90210 addresses but are in Los Angeles, pay the Los Angeles city tax too, including the 4% and 5.5% rates on sales from $5.4 million and $10.9 million since July 1, 2026. See our California transfer tax guide. State income tax applies as anywhere in California; check the Franchise Tax Board's current brackets.
Salary needed to live in Beverly Hills
MIT's living wage for Los Angeles County is the minimum a household needs before taxes, using county housing costs. It is far below what Beverly Hills housing costs.
| Household | MIT living wage, LA County (before tax) | MIT housing budget |
|---|---|---|
| 1 adult | $60,161 | $22,471 |
| 1 adult, 1 child | $104,483 | $31,372 |
| 1 adult, 2 children | $136,471 | $31,372 |
| 2 adults (1 working), no children | $79,296 | $25,149 |
A Beverly Hills rent of $4,016 a month is $48,192 a year, more than double MIT's single-adult housing budget. Using the common rule of spending no more than 30% of gross income on rent, you would need about $160,640 a year to rent at Zillow's typical level. To buy at the Redfin median with 20% down, the payment and tax of about $25,960 a month point to a household income of about $1 million a year under the same 30% rule, or substantial cash.
Beverly Hills vs nearby cities
| City | Zillow typical home value, Sept 2026 | Zillow observed rent, Sept 2026 | Sales tax, Oct 2026 | Census median household income |
|---|---|---|---|---|
| Beverly Hills | $3,676,482 | $4,016 | 10.25% | $132,977 |
| Santa Monica | $1,657,936 | $3,516 | 11.25% | $114,885 |
| Culver City | $1,274,528 | $3,521 | 11.25% | $117,389 |
| West Hollywood | $982,507 | $3,292 | 11% | $96,995 |
| Los Angeles (city) | $927,891 | $2,772 | 10.25% | $81,939 |
Income is the ACS 2020-2024 five-year median. Home values differ far more than rents: Beverly Hills costs 2.2 times Santa Monica to buy but only 14% more to rent on Zillow's measures.
Ways to lower your costs in Beverly Hills
- Buy a condo instead of a house. The 90211 condo median was $1,424,958, against $2,564,353 for a single-family home in the same ZIP (Redfin, three months to September 2026).
- Negotiate. Homes sold at 95.1% of list price on average and took a median of 77 days, so there is room on price and credits.
- File the homeowners' exemption by February 15 if you live in the home.
- Check the tax bill for special charges before you buy, and compare tax rate areas between buildings.
- Shop insurance every year and ask about bundling earthquake cover.
- Use the Metro D Line as the Beverly Hills stations open to cut parking and car costs.
For the full market picture see our Beverly Hills homes guide, the Beverly Hills housing market page and our statewide California cost of living guide.