Todd Jones of Rodeo Realty has closed more than $330 million in real estate transactions across 21 years in Los Angeles — including dozens of deals in Beverly Hills and the surrounding 90210 zip code. With four consecutive years as an LA Magazine Real Estate All-Star (2023–2026) and a Rodeo Realty Chairman's Award, he brings the kind of market-level clarity that Beverly Hills buyers and sellers need right now.
What the Beverly Hills Market Looks Like in May 2026
Beverly Hills real estate has held its position as one of the most resilient luxury markets in Southern California. As of May 2026, the median sold price for single-family homes in Beverly Hills sits at approximately $4.95 million, up roughly 6.2% year-over-year per CRMLS data. Median days on market (DOM) currently runs at 38 days — tighter than the trailing 12-month average of 51 days — reflecting renewed buyer urgency in the sub-$5M segment.
Active inventory stands at approximately 142 single-family listings, down from 167 at this point in 2025. That compression means well-priced listings are moving. Overpriced listings are sitting: the average price reduction on homes that eventually close is $285,000 below original list price, underscoring the importance of precise initial pricing.
Condo and townhome inventory tells a different story. With roughly 89 active units, that segment has seen days on market stretch to 64 days — buyers have real negotiating leverage on attached product.
Where Deals Are Happening
Below $3.5M: The highest velocity price band in Beverly Hills right now. These homes — often on the Flats or in the southern neighborhoods bordering Century City — are seeing multiple-offer situations when updated and priced correctly. Average list-to-sale ratio: 98.4%.
$5M–$8M: Activity has picked up from Q4 2025 lows. Interest rate buydowns and seller credits have helped bridge the gap between list price expectations and buyer purchasing power. DOM in this band has fallen from 67 to 44 days over the last 90 days.
$10M and above: The ultra-luxury market remains transaction-light but value-stable. Trophy properties with canyon or city light views continue to attract international buyers. Two notable sales above $14M have already closed in Beverly Hills in Q1 2026, both off-market.
Key Trends Shaping the Market
1. Off-Market Activity Remains Elevated
Roughly 22% of Beverly Hills transactions in 2025 occurred off-market, according to agent network data. Sellers in this price range often prioritize privacy. Todd's relationships with Rodeo Realty colleagues and the broader LA luxury agent community provide access to inventory that never hits Zillow.
2. Renovation Premiums Are Real
Turnkey homes in Beverly Hills are commanding a measurable premium — roughly 11–14% above comparable unrenovated properties, based on Q1 2026 CRMLS pairs. Buyers doing gut renovations need to factor in current contractor timelines (18–24 months for full rebuilds) and rising material costs.
3. Rate Environment: Stabilized but Elevated
The 30-year fixed mortgage rate as of May 2026 sits near 6.85%. While that's meaningfully below the October 2023 peak of 7.79%, it has reset buyer expectations on leverage. Many Beverly Hills buyers in the $3M–$6M range are now putting 40–50% down to control monthly debt service.
4. Land Value Driving Teardown Activity
Lot values in prime Beverly Hills zip codes (90210, 90211, 90212) continue to appreciate faster than structure values in certain pockets. Builders remain active, and sellers with dated structures on quality lots are finding a ready buyer pool.
What Sellers Need to Know Right Now
Pricing matters more than it did in 2021–2022. The market will not absorb an optimistic number and let it slide to market over 180 days without penalty. Extended DOM creates a stigma that forces price cuts beyond what an accurate initial price would have required.
The homes selling fastest share three characteristics: updated kitchens and primary baths, functioning outdoor living space (pool, loggia, or at minimum a usable patio), and asking prices within 3–5% of the most recent comp.
If your home has deferred maintenance, factor it into pricing upfront. Buyers are ordering inspection reports, and surprises at the inspection stage are the #1 deal-killer in the $3M–$7M Beverly Hills range.
What Buyers Need to Know Right Now
Financing contingency language has become a negotiating point. Sellers of properties priced under $4M are increasingly requesting shorter contingency windows — 17 days vs. the standard 21. Buyers who can demonstrate strong pre-approval and move quickly on their due diligence are winning in competitive situations.
For buyers considering new construction or substantial renovation, confirm permit history carefully. Several Beverly Hills properties currently on the market carry unpermitted additions. Title review and a detailed permit pull through the City of Beverly Hills Building and Safety Department is non-negotiable.
Working with Todd Jones in Beverly Hills
Todd (DRE #01481426) has represented buyers and sellers throughout Beverly Hills, the Flats, the Hills, and the 90211 and 90212 zip codes. His team of six manages every stage of the transaction, from first showing through post-closing coordination.
Whether you're evaluating whether to list now or wait, trying to understand what your Beverly Hills property is worth in today's market, or searching for a home that hasn't hit the open market yet — the starting point is a direct conversation.
Call or text: (310) 882-5565
Website: toddjonesrealtor.com
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Todd Jones | Rodeo Realty | DRE #01481426 | Equal Housing Opportunity
