Beverly Hills
Beverly Hills is a 5.7 square mile independent city fully surrounded by the City of Los Angeles, with roughly 32,000 residents. The city divides naturally into the flat, gridded streets south of Sunset (the Flats) and the winding hillside streets north of Sunset that climb toward Mulholland. The commercial spine along Rodeo Drive and Wilshire Boulevard drives global recognition, but the residential character is set by tree-lined streets, a distinctive premium against every adjacent neighborhood, and one of the best-known school districts in California.
Beverly Hills market notes.
Detailed market figures for Beverly Hills are coming soon as MUVE connects each city's live data feed. In the meantime, ask a MUVE agent for current pricing, inventory, and days on market specific to your price range and target neighborhoods.
Talk to MUVE about Beverly Hills →The Beverly Hills neighborhoods we know best.
Beverly Hills's residential pockets are defined more by elevation and street orientation than by named subdivisions. The Flats, the hillside north of Sunset, and the Trousdale Estates pocket each carry distinct price and character signatures.
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The Flats
The gridded blocks south of Sunset Boulevard and north of Santa Monica Boulevard, running from Doheny east to Whittier Drive. Tree-lined streets, historic single-family estates, and the deepest concentration of Beverly Hills's iconic residential architecture.
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North of Sunset (hillside)
The winding streets climbing north from Sunset into the Santa Monica Mountains foothills. Larger lots than the Flats, more contemporary and custom construction, and canyon and city views that get broader with elevation.
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Trousdale Estates
A distinct mid-century hillside pocket in the northeast corner of the city, developed in the 1950s and 1960s on former Doheny ranch land. Known for single-story modernist homes, wide flat lots relative to typical hillside terrain, and panoramic city views.
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Golden Triangle and Beverly Hills Gateway
The condominium and mixed-use blocks framing the Rodeo Drive shopping district and along Wilshire east toward the Los Angeles boundary. High-rise and boutique condominium inventory, with easy walk to the retail spine and Cedars-Sinai.
Schools, amenities, and getting around.
Schools
Beverly Hills Unified School District covers the entire city and is one of the best-known districts in California. Beverly Hills High School and Horace Mann K-8 anchor the system. The Beverly Hills Post Office (90210) area in the hills above the city sits outside BHUSD boundaries and falls into LA Unified.
Amenities and access
Rodeo Drive and the surrounding Golden Triangle form one of the world's most recognizable luxury retail districts. The Beverly Hilton, Beverly Wilshire, and Peninsula anchor the hotel market. Cedars-Sinai Medical Center sits on the eastern edge of the city. Los Angeles Country Club is directly adjacent to the north side.
Homes for sale in Beverly Hills.
Live MLS listings for Beverly Hills, updated throughout the day. Filter by price, beds, and neighborhood inside MUVE's full search experience.
Browse Live Beverly Hills Listings →Buying or selling in Beverly Hills.
What buyers and sellers ask most often about Beverly Hills.
What is the difference between the Flats and north of Sunset?
The Flats are the gridded streets south of Sunset and north of Santa Monica Boulevard, dominated by historic single-family estates on flat lots. North of Sunset climbs into the Santa Monica Mountains foothills with larger lots, more contemporary construction, and broader views. Both are inside Beverly Hills city limits and Beverly Hills Unified School District.What is the Beverly Hills Post Office (BHPO or 90210)?
BHPO refers to the hillside area above the city that shares the 90210 ZIP code with Beverly Hills proper but is actually inside the City of Los Angeles. Homes there receive a Beverly Hills mailing address but are served by LA Unified schools, LAPD, and LA city services, not Beverly Hills city services. It is a meaningful distinction at closing.How strong is Beverly Hills Unified School District?
BHUSD covers the entire city of Beverly Hills and is one of the best-known school districts in California. Beverly Hills High School is the flagship and pulls significant buyer demand. The district is a common reason buyers pay the Beverly Hills premium over adjacent West LA or West Hollywood addresses.Does the Rodeo Drive traffic affect nearby residential blocks?
The Rodeo Drive and Wilshire commercial spine is concentrated in the Golden Triangle. The residential Flats sit north of the retail district and are largely insulated from tourist and shopping traffic. Streets closest to the boundary see more spillover parking and noise than the interior blocks.How does Beverly Hills operate independently from Los Angeles?
Beverly Hills is a fully independent municipality with its own police, fire, city hall, school district, and building codes. It is surrounded on three sides by the City of Los Angeles and bordered by West Hollywood on the east, but shares no city services with either. That independence shapes everything from permit review to tax structure.
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