Beverly Hills luxury real estate, from the city line to the enclaves

Beverly Hills luxury real estate starts with the city line

Two homes can share a "Beverly Hills, CA 90210" address and sit in different cities. The Census Bureau puts 60.5% of ZIP 90210's land inside the City of Los Angeles and only 37.8% inside the City of Beverly Hills. That line decides which transfer tax a sale pays, which police and fire departments answer, which school district serves the address and which building code shapes the next renovation. On a $20 million sale, it's worth about $1.19 million at closing.

Measure ULA on Los Angeles-side homes with a Beverly Hills address

Measure ULA has applied to sales inside the City of Los Angeles since April 1, 2023. For sales closing after June 30, 2026, it takes 4% of the whole price on sales over $5,400,000 and 5.5% at $10,900,000 or more, on top of the city's 0.45% base tax. Beverly Hills is a separately incorporated city, so none of that applies there. Both sides pay the county's $1.10 per $1,000.

The rates are the July 1, 2026 figures from the Los Angeles Office of Finance and the County Recorder; the thresholds move each July with inflation. Rerun your own price in the transfer tax calculator on our Measure ULA and transfer tax guide, and ask escrow which side pays under your contract.

Property tax, police, fire and schools across the Beverly Hills city line

Property tax barely moves. The 2026-27 rate is 1.189084% in central Beverly Hills and 1.185825% in the City of Los Angeles tax area that covers Bel Air, Holmby Hills and Beverly Crest, before direct assessments; the Beverly Hills property tax estimator works through a bill. Services change more. Beverly Hills runs its own police department and its own fire department with three stations, rated Class 1 by the Insurance Services Office. Schools split by district: Beverly Hills Unified inside the city, Los Angeles Unified outside it, and our schools guide links both lookups.

How to check which city a Beverly Hills address is in

Don't trust the mailing address. Enter the street address in the Census Bureau geocoder and read the "Incorporated Places" line. The geocoder places the North Beverly Park entrance address in the City of Los Angeles despite its Beverly Hills mailing address. For a second check, run the address through the BHUSD School Finder: "No results found" means it is outside the district.

Beverly Hills luxury real estate by enclave and price

Zillow's typical home value for September 2026 puts the Beverly Hills enclaves in a clear order, and the order doesn't follow the hills. The flat grid south of Sunset tops the list. The table pairs each enclave with the city it sits in, so you can read price and tax together. Zillow publishes no series for Beverly Park, Holmby Hills or Mulholland Estates, so those rows show the ZIP, which is not the enclave's value.

Beverly Hills Flats homes: the highest typical value and design review

The Beverly Hills Flats carry the highest typical value in the table above, $10.28 million, up 15.8% in a year. The catch is process. The Flats sit in the city's Central Area, where any part of a house visible from the street goes through design review, and floor area is capped at 1,500 square feet plus 40% of the lot. Pick the Flats if you want a walkable lot inside the city and can live with a review board.

Trousdale Estates homes and the 14-foot height limit

Trousdale Estates trades height for outlook. The municipal code caps buildings at 14 feet, and the Beverly Hills Courier reported in November 2023 that only 14 of its 599 lots have partial or full second stories. A view restoration ordinance adopted in 2011 lets owners seek trimming of a neighbor's foliage that blocks a basin view. Its typical value is $7.91 million, still 13.5% below its July 2022 peak, which is the opening a patient buyer looks for.

Beverly Park, a gated Beverly Hills address in the City of Los Angeles

Beverly Park is where the address misleads most. The mailing address says Beverly Hills; the Census geocoder says City of Los Angeles, so ULA applies. Redfin's list of 2025's priciest US sales, published in January 2026, included a $63.1 million Beverly Park sale. Inside the city line that sale would have skipped about $3.47 million in ULA.

Bel Air and Holmby Hills estates and their Measure ULA bills

The biggest reported sales sit west of the city line. DNyuz reported in September 2026 that Casa Encantada in Bel Air sold for $130 million at a foreclosure auction, and TMZ reported in August 2025 that the Spelling Manor in Holmby Hills sold for $110 million. At those prices ULA alone is $7.15 million and $6.05 million. Compare the two on our Bel Air homes for sale and Holmby Hills estates pages.

Beverly Crest hillside lots under Los Angeles building rules

Beverly Crest is the lowest-priced enclave in the table at a $2.76 million typical value. It falls under the City of Los Angeles hillside ordinance, which caps floor area by slope band and needs separate approval to build on a street narrower than 20 feet. Check the road in front of the lot before you price the house you plan to build.

Hidden Hills, a separate gated city outside Measure ULA

Hidden Hills is its own city, incorporated in 1961, so ULA doesn't reach it. Its community association runs three gatehouses and oversees building on 658 home sites. Redfin's September 2026 median sale price there was $11.24 million, but on four sales; one more closing could move it by millions.

Farther out, the guide ranks the most expensive neighborhoods across Los Angeles by home value, and covers the gated city of Hidden Hills. For what famous buyers have paid here, see reported celebrity home sales in Beverly Hills.

What luxury real estate buys at $5M, $10M and $50M

Price bands matter here because the tax code and the building code both change at set numbers. Each band reads differently on either side of the line.

Beverly Hills homes around $5 million and the ULA line

Five million dollars buys close to the typical home in ZIP 90210, where Zillow's September 2026 figure is $5.31 million. Redfin's median sale price for the City of Beverly Hills was $4.03 million on 73 sales in September 2026. In Los Angeles, the ULA line sits at $5.4 million, and a UCLA Lewis Center study published in May 2025 found the tax cut in half the likelihood that a property sells above the threshold. If you're pricing a Bel Air home near $5.4 million, expect buyers to know where that line is.

Homes around $10 million, where the mansion tax rate steps up

In Los Angeles, a sale of $10.8 million pays $432,000 in ULA; a sale of $10.9 million pays $599,500. The extra $100,000 of price costs $167,500 in tax, so a seller nets less at the higher number. Inside Beverly Hills, $10 million is roughly the typical value in the Flats and buys a lot on the grid rather than an estate.

Reported estate sales from $20 million to $50 million

At this level, prices come from named sales. Casino.org reported in July 2026 that Steve Wynn's Benedict Canyon estate sold for $47.75 million after a $110 million ask in 2021, and EntertainmentNow reported in April 2026 that the former Bruce Willis home sold off-market for $41.3 million. The gap between those asks and those prices is the number to study. Our guide to ultra-luxury homes at $10M, $20M and $50M tracks more of them.

Sales above $50 million and the Los Angeles-area record

The record for the area is still the $165 million Jeff Bezos paid for the Warner Estate in Beverly Hills, reported by CNBC in February 2020. Every reported sale above $100 million in this guide's area since then has been in Bel Air or Holmby Hills, both in the City of Los Angeles, so each buyer was also pricing a ULA bill in the millions. See the full list on our most expensive homes in Los Angeles page.

Buying or selling Beverly Hills luxury real estate with Michael J. Chen

The data on the homepage covers the whole market. These are the decisions that change the cost of one luxury home.

Buying a Beverly Hills luxury home: city line, zoning and jumbo loan

Before you bid, settle three things: which city the lot is in, what its zoning lets you build, and how you'll pay. A loan over $1,249,125 is a jumbo loan in Los Angeles County in 2026, and Freddie Mac's 30-year average was 7.24% on October 29, 2026, before jumbo pricing. Run the payment on the jumbo mortgage calculator and read our guide to buying a Beverly Hills home for the order of steps.

Selling a Beverly Hills luxury home: days on market and discounts to asking

Redfin's September 2026 numbers for ZIP 90210 show a median 83 days on market and an average sale at 93.5% of list price. On a $10 million ask, that ratio is a $9.35 million sale. A sale outside the city line also carries ULA, and a foreign seller budgets 15% federal withholding under FIRPTA. Our guide to selling a luxury home in Beverly Hills sets out the costs in order.

Off-market luxury sales and pocket listings in Beverly Hills

Some of the biggest sales never reach the portals. Miller Samuel found in 2017 that about a third of Greater Los Angeles sales over $5 million were missing from the MLS, and the $41.3 million Willis sale and a $35 million Beverly Hills purchase reported in 2025 were both off-market. Read how office exclusives work under current MLS rules on our pocket listing guide, or set your criteria through a private home search.

Working with Michael J. Chen as your Beverly Hills agent

Ask any agent for closed sales in the enclave and price band you're considering, with the side they represented, and check the license on the California DRE lookup. The agent we feature is Michael J. Chen of Christie's International Real Estate Southern California, who also reviews the guides on this site. What we verified about him, including which figures are his and which are his team's, is on Michael Chen's Beverly Hills agent page.

How to read Beverly Hills home price data at the top of the market

Every figure on this site names its source and month. The three kinds you'll see most each mislead in their own way at the top of the market.

Zillow's Beverly Hills typical home value covers the middle third

Zillow's Home Value Index measures the typical value of homes in the middle third of a market, smoothed and seasonally adjusted. For the City of Beverly Hills it was $3.68 million in September 2026, up 9.3% in a year but still below the $3.93 million peak of July 2022. It tracks direction well. It doesn't price an estate, because estates sit in the top third it leaves out.

Redfin's Beverly Hills median sale price and small sale counts

Redfin's median sale price for Beverly Hills rose 36.6% year over year in September 2026. That's 73 sales, and a few large closings in one month move a median far more than the market moved. Read it next to the sales count and the Zillow trend, and see the monthly series on our Beverly Hills housing market page.

Where a 90210 ZIP code figure misleads

ZIP 90210 mixes Beverly Hills city streets with Los Angeles hillsides, and ZIP 90024 puts Holmby Hills estates in with Westwood condos. A ZIP value is never an enclave's value. Our Beverly Hills ZIP codes guide shows which part of each ZIP is in which city, and how we research explains each source.

Beverly Hills asking prices versus recorded sale prices

The Wall Street Journal reported in January 2026 that the Pritzker estate in Beverly Hills was cut to a $135 million ask from $195 million. Until a deed records, that's an opinion. We report asks only as asks, with the outlet and month, and we never publish a street address.

Who writes this guide, how its featured agent is chosen and how to report an error are set out on the About page for Luxury Beverly Hills Homes.