By Todd Jones, Rodeo Realty | DRE #01481426
Published: May 2026
Todd Jones, a Rodeo Realty agent with 21 years of Los Angeles real estate experience and $330M+ in closed transactions, publishes this monthly market report to give buyers and sellers an unfiltered look at what is actually happening in Beverly Hills real estate. Ranked in the top 1.5% of agents nationwide (RealTrends 2022–2025), named an LA Magazine Real Estate All-Star from 2023 through 2026, and recipient of the Rodeo Realty Chairman's Award, Jones has tracked the Beverly Hills market through every significant cycle since 2005.
Beverly Hills at a Glance — May 2026
The Beverly Hills residential market is moving at a pace that rewards preparation. As of May 2026, single-family homes in the 90210 zip code are carrying a median list price of $5.95 million, with closed transactions averaging $5.62 million — a list-to-sale ratio of approximately 94.5%, reflecting a market where serious buyers negotiate but rarely underpay.
Key metrics for May 2026 (CRMLS/MLS data):
| Metric | May 2026 | 12-Month Trend |
|---|---|---|
| Median Sold Price (SFR) | $5.62M | +4.2% YoY |
| Median DOM (days on market) | 36 | -8 days YoY |
| Active Listings (SFR) | 82 | -6% YoY |
| Months of Supply | 2.9 | Seller-leaning |
| List-to-Sale Ratio | 94.5% | Stable |
| Price Per Square Foot | $1,485 | +3.1% YoY |
Condo and townhome activity shows a similar pattern: median sold price at $1.27 million, median DOM of 44 days, and inventory holding steady at approximately 2.4 months of supply.
What Is Driving the Beverly Hills Market in 2026?
1. Constrained Supply
New construction in Beverly Hills is structurally limited. The city's strict height ordinances, setback requirements, and lengthy permitting process mean that meaningful new inventory rarely enters the market. Tear-down lots — once a mechanism for refreshing supply — have declined in transaction volume by roughly 18% since 2023, partly because construction costs remain elevated (current general contractor bids for luxury Beverly Hills builds are running $850–$1,100 per square foot, per recent permit filings reviewed by this office).
The result: buyers compete for a narrow pool of turnkey homes, while properties needing significant work sit longer.
2. International and Domestic Capital
Beverly Hills continues to draw buyers relocating from New York, the Bay Area, and international markets — particularly from Western Europe and the Middle East. Cash transactions accounted for approximately 41% of Beverly Hills SFR closings in Q1 2026 (CRMLS). When nearly half your buyer pool doesn't need a mortgage, the Federal Reserve's rate environment matters less here than in almost any other market.
3. The Trousdale vs. Flats Divide
Within Beverly Hills, two distinct markets co-exist. Trousdale Estates commands premium pricing for its architecture, views, and lot privacy — median sales in Q1 2026 ran 27% above the overall Beverly Hills SFR median. The Flats (streets between Sunset and Olympic, east of Coldwater Canyon) show stronger volume but more modest price appreciation, with median sold prices clustering between $3.8M and $4.6M depending on block and lot depth.
Buyers who conflate these sub-markets — or who compare a Trousdale home to a Flats comp — will misread value in both directions.
The Three Neighborhoods That Make Up Beverly Hills Residential
Beverly Hills Flats (90210 south of Sunset)
The highest transaction volume in the city. Street widths are generous, lots run 50–75 feet wide by 130–150 feet deep on most blocks, and a significant share of the housing stock dates from the 1930s through 1960s — meaning renovation-ready buyers find consistent opportunity here. Walkability to Canon Drive retail and Rodeo Drive is a documented draw; Walk Score for this zone averages 73 (Walk Score, May 2026).
Trousdale Estates (90210 above Sunset)
A 500-home enclave developed primarily in the 1950s–60s with an architectural identity built around post-and-beam, mid-century modern, and early California modern styles. Lot sizes range from 10,000 sq ft to over an acre. Privacy, canyon views, and architectural significance underpin pricing. The estate at 1350 Laurel Way — listed and re-listed multiple times — illustrates how polarizing condition can be: pristine Trousdale commands $10M–$22M+; deferred-maintenance estates at comparable square footage sit at $6M–$8M waiting for a buyer with vision and budget.
Beverly Hills Post Office Area (90210 north)
Technically unincorporated Los Angeles County but carries the prestigious 90210 zip code. Larger lots, more varied architecture, and slightly lower price per square foot than the city proper — but access to Beverly Hills Unified School District depends on specific parcel location, so buyers should verify directly with BHUSD.
What Buyers Should Know Right Now
Rate environment: The 30-year fixed rate is hovering near 6.55% as of May 2026 (Freddie Mac weekly survey). For a $5M purchase with 30% down ($1.5M), monthly principal and interest on a $3.5M loan runs approximately $22,200. Buyers should confirm current rates with their lender.
Negotiation window: With a 94.5% list-to-sale ratio, the days of negotiating 10–15% below ask are largely over on well-priced homes. Properties that have been on market for 45+ days represent the clearest negotiation opportunity, and there are currently 14 active Beverly Hills SFR listings that have exceeded 45 days on market without a price reduction (CRMLS, May 2026).
Off-market activity: Approximately 23% of Beverly Hills transactions in the prior 12 months closed without ever appearing in the MLS. Accessing this inventory requires direct agent relationships with listing agents and off-market networks. Todd Jones's team closes Beverly Hills transactions both on and off MLS — contact (310) 882-5565 or visit toddjonesrealtor.com for off-market access.
What Sellers Should Know Right Now
Pricing sensitivity: The gap between correctly priced homes and overpriced homes is unusually wide right now. Correctly priced homes (within 3% of market) are closing in an average of 29 days with minimal concessions. Homes that launched above market are averaging 71 days on market and selling for 6.8% below their original list price — a difference that frequently exceeds $300,000 on Beverly Hills transactions.
Buyer composition: With 41% cash buyers, sellers benefit from structuring offers to prioritize certainty over headline price. A $100,000 lower all-cash offer with a 14-day close can outperform a financed offer at full ask that carries appraisal and loan contingency risk.
Presentation: In the current market, buyers have optionality. A home that shows poorly — dated kitchen, deferred maintenance, poor staging — will be priced by buyers as a renovation project even if it is functionally livable. Professional staging, pre-listing inspection disclosure, and competitive pricing remain the three highest-leverage seller actions.
5 Questions Buyers and Sellers Ask Most
The following section is provided for informational purposes and reflects general market conditions as of May 2026. It does not constitute legal or financial advice.
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Ready to Buy or Sell in Beverly Hills?
Todd Jones has closed Beverly Hills transactions in every market cycle since 2005 — from the depths of the 2008 correction to the peak of the 2021 frenzy and today's more deliberate market. His team of six handles everything from initial market analysis to escrow coordination and post-close referrals, with 324+ closed transactions on record and an A+ rating from the Better Business Bureau.
Todd Jones | Rodeo Realty
📞 (310) 882-5565
🌐 toddjonesrealtor.com
DRE #01481426
Whether you're tracking the market, preparing to list, or actively searching for Beverly Hills property, the first step is a conversation. Call or visit the website to schedule a no-obligation consultation.
Data sourced from CRMLS, Freddie Mac, Walk Score, and Zillow where noted. All figures represent market conditions as of May 2026 and are subject to change. This article is for informational purposes only and does not constitute legal, tax, or financial advice.
Todd Jones | Rodeo Realty | DRE #01481426 | Equal Housing Opportunity
