Beverly Hills.
Iconic streets, its own schools, and enduring value.
Source: CRMLS MLS data via InfoSparks, residential sales, rolling 12 months through October 2026; year over year compares to the prior 12 months. Figures change monthly; ask us for the latest numbers for your street.
Beverly Hills has worldwide name recognition, but day to day it works like a well-run small town. It has its own police and fire departments, its own school district and spotless palm-lined streets. You can walk to Rodeo Drive, have Sunday morning at the farmers market and walk your dog in Beverly Gardens Park.
We help buyers learn the city's distinct sections. The Flats are known for classic architecture on a grid, Trousdale Estates for mid-century view homes, and the hillside estates north of Sunset for privacy. The D Line subway extension opened in May 2026 and improves access. Keep in mind that a 90210 ZIP code doesn't guarantee a City of Beverly Hills address.
Who it's for: Buyers who want an address known worldwide along with practical small-city benefits: their own school district, responsive city services and walkable shopping.
Beverly Hills neighborhoods.
The Flats
Grand traditional homes on wide streets between Santa Monica and Sunset boulevards.
Trousdale Estates
Mid-century and contemporary view homes on the hill above the city.
Beverly Hills Post Office (BHPO)
Hillside estates with a 90210 ZIP code that are actually in the City of LA.
South of Wilshire
Smaller homes, duplexes and condos within the City of Beverly Hills and BHUSD.
Beverly Crest / North of Sunset
Larger hillside estates near Coldwater and Benedict canyons.
Why people love it.
- Rodeo Drive and the Golden Triangle are known for shopping and dining around the world.
- Beverly Gardens Park runs along Santa Monica Boulevard, with gardens and the Beverly Hills sign.
- Greystone Mansion & Gardens and Will Rogers Memorial Park are historic green spaces.
- The Sunday Beverly Hills Farmers Market is held on Civic Center Drive.
- The Metro D Line extension opened in May 2026, with stations at Wilshire/La Cienega and service continuing toward Century City.
- The city has its own police and fire departments and the Beverly Hills Unified School District.
Where locals go.
- Spago Beverly Hills. Wolfgang Puck's flagship and a Canon Drive classic.
- Nate 'n Al's. An old-school deli that's been feeding Beverly Hills since 1945.
- Funke. Evan Funke's multi-level Italian restaurant with a rooftop bar on Santa Monica Boulevard.
- Greystone Mansion & Gardens. A Tudor estate and public gardens with sweeping city views.
- Beverly Gardens Park. A park running along Santa Monica Boulevard, with a rose garden and the famous sign.
- Beverly Hills Farmers Market. Sunday mornings on Civic Center Drive.
Trails and surf.
Hiking
- Franklin Canyon Park. Lake, ponds and oak trails, hidden above the city.
- Coldwater Canyon Park. Shaded trailheads into the Santa Monica Mountains.
Surf
- Santa Monica. The closest surf, about 25 minutes away.
- Malibu. Surfrider Beach and the point breaks up PCH.
A perfect day in Beverly Hills.
Breakfast at the Polo Lounge, then a walk through the Beverly Gardens Park and the Golden Triangle; Rodeo Drive for the architecture as much as the shopping. Lunch at Il Pastaio on the sidewalk. Afternoon at the Greystone Mansion gardens or a treatment at the Peninsula spa. Dinner at Funke or Spago, and a drink at the Bar Nineteen12 terrace.
Where we send clients to eat.
Spago
Wolfgang Puck's flagship; the patio and the smoked salmon pizza are still the move.
Nate 'n Al's
The 1945 deli on Beverly Drive; matzo ball soup and the regulars' booths.
Funke
Evan Funke's three-story pasta temple on Cañon; book early.
The Polo Lounge
Breakfast at the Beverly Hills Hotel; the McCarthy salad and the pink booths.
Matsuhisa
Nobu's original on La Cienega since 1987; sit at the sushi bar.
Il Pastaio
Sidewalk Italian on Cañon Drive; the lunch scene.
Brennan's running list. Menus and hours change, so check before you go.
What you'll find.
Condos south of Wilshire and along the Wilshire corridor generally run $1M–$3M. Smaller homes and duplexes south of Wilshire typically trade from $2.5M to $5M. Homes in the Flats usually range from $6M to $25M, and trophy estates in Trousdale and north of Sunset can exceed $50M.
Price ranges are rough guides. Ask us for current comps.
Public & private.
| Beverly Hills High School | Beverly Hills Unified School District |
| Horace Mann School (TK–8) | Beverly Hills Unified School District |
| Hawthorne School (TK–8) | Beverly Hills Unified School District |
| El Rodeo School (TK–8) | Beverly Hills Unified School District |
Beverly Hills Unified School District
Source: Niche, 2027 Best School Districts in California, checked November 2026. Rankings change yearly.
Always confirm school boundaries for a specific address with the district.
Check the city, not just the ZIP code. Many 90210 homes in the 'Beverly Hills Post Office' area are actually in the City of LA. That means LAUSD instead of BHUSD, LAPD and LAFD instead of Beverly Hills police and fire, and Measure ULA when you resell. In Trousdale Estates, height and view-protection rules limit how much you can build, so confirm what's allowed before you pay for upside.
Read the Buyer's GuideIn the City of Beverly Hills itself, sellers don't pay LA's Measure ULA. For a $10M+ home, that's a 5.5% cost a comparable BHPO seller in the City of LA would owe. Make that point in your marketing to high-end buyers comparing addresses, and verify your parcel's jurisdiction on the county assessor map.
Get a home valuationBeverly Hills questions.
Is every 90210 home in Beverly Hills?
No. Much of the hillside 'Beverly Hills Post Office' area shares the 90210 ZIP code but is in the City of Los Angeles, with LAUSD schools and LA city services.
What school district serves Beverly Hills?
Homes within the City of Beverly Hills are served by the Beverly Hills Unified School District (BHUSD), which runs TK–8 schools and Beverly Hills High School.
Does the LA mansion tax apply in Beverly Hills?
Not within the City of Beverly Hills. Measure ULA applies only to sales in the City of LA, including BHPO addresses.
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