Beverlywood at a glance
- What it is: a planned neighborhood developed in 1940 by Walter H. Leimert, centered on Circle Park, with 1,354 homes governed by the Beverlywood Homes Association, according to the association.
- Typical home value: $2,313,915 in September 2026 (Zillow neighborhood index), up 4.6% in a year.
- ZIP codes: addresses we checked on Beverwil Drive, South Beverly Drive and Cattaraugus Avenue match ZIP 90034 in the Census Bureau geocoder; blocks to the north fall in 90035. See the 90034 data page and the 90035 data page.
- Main edges: the association maintains landscaped buffer strips along Robertson Boulevard, Bagley Drive, Beverly Drive and Beverwil Drive.
- ZIP 90034 Census figures: median household income $105,701, 20.4% of occupied homes owner-occupied, median year built 1971 (ACS 2020-2024). These cover the whole ZIP, including the apartment blocks of Palms, not just Beverlywood.
- School district: Los Angeles Unified.
Is Beverlywood a good area to live?
It depends on what you want, so here are the trade-offs. Beverlywood offers detached houses on tree-lined curving streets, a private park, a private security patrol listed by the association, and a Westside location. In return you pay one of the higher prices in the city and accept that the association must approve most changes to the outside of your house, from a second story to a new fence.
Price comparisons help. Zillow's typical Beverlywood value of $2,313,915 sits just below Cheviot Hills next door ($2,435,279) and about double Palms ($1,161,455), the denser neighborhood to the west. Buyers looking at single-family streets in this part of the Westside often compare all three.
What Beverlywood is known for
Its homes association. The Beverlywood Homes Association says it was one of the first incorporated neighborhoods in Southern California. Its covenants, conditions and restrictions (CC&Rs) run with every lot, and its Rules, Regulations and Interpretations, effective May 24, 2021, spell out how they are applied.
Circle Park is the one common area residents can use. The rules reserve it for members, their households and accompanied guests, from sunrise to sunset, and ban barbecues, alcohol, bikes and team practices there. The other common areas, the parkway strips along the main roads, are kept as green buffers only. The association's website also lists a private security patrol for the neighborhood.
Beverlywood homes and prices
Redfin publishes figures by ZIP, not by neighborhood, and both Beverlywood ZIPs include denser areas. For the three months to September 2026:
| ZIP and home type | Median sale price | Change in a year | Sales | Median days on market |
|---|---|---|---|---|
| 90034 single-family | $1,999,496 | +24.2% | 34 | 40 |
| 90034 condo | $679,980 | -9.2% | 5 | 56 |
| 90035 single-family | $2,250,182 | -0.6% | 25 | 37 |
| 90035 condo | $883,474 | +6.4% | 8 | 99 |
Original 1940s houses in Beverlywood
The association dates from 1940, and many buyers here are choosing between a remodel and a rebuild. Either way, every visible exterior change needs association review. Before you buy, ask the seller for past association approvals along with the City permits, because a change that was built without approval can follow the house to the next owner.
Rebuilt and two-story homes in Beverlywood
The association's Design Review Committee and board judge new construction on objective standards such as roof slope and height and on compatibility with the neighborhood. The rules state that a second-story addition cannot be denied just because the houses on either side are one story, but the massing of nearby homes is considered. In ZIP 90034, Redfin's median single-family price per square foot was $1,020 over the three months.
ADUs and accessory buildings in Beverlywood
The 2021 rules allow accessory dwelling units subject to state law, City rules and the association's own guidelines, and they set accessory structures at least five feet from side and rear lot lines. Read the full rule before you budget an ADU, and see our California ADU rules guide.
Living in Beverlywood
Shops and dining near Beverlywood
Beverlywood itself is residential. Daily shopping is on the surrounding boulevards. Robertson Boulevard, one of the roads the association's buffer strips face, leads to the Robertson Branch Library at 1719 South Robertson Boulevard in ZIP 90035.
Circle Park and public parks
Circle Park is members only. For public fields, courts or a pool, residents use City parks in neighboring areas; check the Department of Recreation and Parks site for the nearest one to your address.
Schools lookup for Beverlywood addresses
Beverlywood is in Los Angeles Unified. School assignment depends on the exact address, so use LAUSD's Resident School Identifier and then look up each school's results on the California School Dashboard. Our Los Angeles schools guide explains how. Never rely on a listing's school claim.
Getting around from Beverlywood
Robertson, Beverly and Beverwil are the main roads out of the tract, per the association's buffer-strip list. Most trips are by car, so drive the commute you will actually make at rush hour before you commit, and check Metro's trip planner for bus and rail options from your street.
Costs of owning in Beverlywood
Property tax in Beverlywood
Prop 13 sets the base at 1% of the price. In City of Los Angeles tax rate area 67 the 2026-27 total is 1.185825%, which on Zillow's typical value of $2,313,915, less the $7,000 homeowners' exemption, would be about $27,356 a year. Check the actual tax rate area on the parcel. The Los Angeles County property tax guide covers supplemental bills.
Homes association dues and fines
Every owner pays the association's assessments. We could not find the current amount on a public page, so ask the seller for the latest bill and the association's budget. The rules set a late fee of 10% of the assessment and allow fines of up to $25,000 for certain park violations and up to $25,000 a month for subdividing a lot. See the California HOA laws guide for your rights as a member.
Insurance and earthquake checks
Get a homeowners insurance quote early and ask whether an older raised-foundation house has been bolted. The earthquake insurance guide explains the options.
Pros and cons of Beverlywood
Pro: Rules that protect the street
Design review and the CC&Rs limit what neighbors can build, which keeps the streetscape consistent.
Pro: Detached homes in a central location
Single-family tracts of this size are uncommon on the Westside, where Census figures show only 20.4% of homes in ZIP 90034 are owner-occupied.
Con: Approval for most exterior work
Windows, fences, decks, paint colors outside the approved palette and additions all need association review, which adds time to any project.
Con: High entry price
Zillow's typical value is about $2.3 million, and Redfin's single-family medians in both ZIPs were around $2.0 million to $2.25 million for the three months to September 2026.
For help buying or selling here, see our featured local agent for Beverlywood, or return to the Los Angeles guide.