By Todd Jones, Rodeo Realty | DRE #01481426
Published: May 2026
Todd Jones of Rodeo Realty has closed more than $330 million in Southern California real estate over 21 years — with a significant share of that volume in Beverly Hills condominiums, penthouses, and luxury flats. As a four-time LA Magazine Real Estate All-Star (2023–2026), Certified Residential Specialist (CRS), and Rodeo Realty Chairman's Award recipient, Todd brings condo-specific expertise that most generalist agents simply lack.
Why Beverly Hills Condos Are Their Own Market
Beverly Hills condominiums operate differently from single-family homes. HOA governance, CC&R restrictions, reserve fund health, special assessment history, and building financials all factor into pricing and financing eligibility. A buyer who doesn't understand those layers can overpay — or find themselves in an unfinanceable building after a failed FHA or conventional lender review.
The Beverly Hills condo market in 2026 reflects that complexity clearly.
Beverly Hills Condo Market Data: May 2026
Median condo sale price: $1,285,000
Median days on market (DOM): 38 days
Active condo listings (90210/90212): approximately 74 units
Months of supply: 3.1 (balanced-to-seller market range for the luxury segment)
Median list-to-sale price ratio: 97.2%
Year-over-year median price change: +4.8% (source: CRMLS, May 2026 estimates)
The $1M–$2M range is the most active, driven by 1- and 2-bedroom units in full-service buildings on Wilshire Boulevard, Rexford Drive, and adjacent corridors. The $3M+ penthouse tier has seen longer DOM (65–90 days on average) due to a narrower buyer pool, but absorption has remained steady — no significant price capitulation in that segment.
What Is Driving Demand in 2026
Lock-and-leave appeal. Beverly Hills condos attract buyers who want turnkey square footage, building security, and minimal maintenance — without leaving the 90210 zip code. That demand pool is wide and includes domestic buyers relocating from larger homes, international buyers seeking a US pied-a-terre, and local buyers downsizing from estate properties.
Wilshire Corridor positioning. Several buildings between Beverly Hills proper and Century City have traded at compressed cap rates, suggesting institutional and investor confidence in the corridor's long-term value. Buyers in 2026 are benefiting from reduced competition compared to the 2021–2022 peak.
Rate stabilization. With 30-year fixed rates in the 6.4–6.7% range as of Q2 2026 (Freddie Mac weekly survey), qualified buyers in the $1M–$2M segment have returned to the market with stronger negotiating footing than a year ago. Cash buyers still represent approximately 38% of Beverly Hills condo transactions.
What Sellers Need to Know in 2026
Condition premiums are real. Updated kitchens and bathrooms in Beverly Hills condos command 5–8% above comparable unrenovated units, based on closed comparables in CRMLS. If your unit has not been updated since 2015 or earlier, strategic pre-listing improvements can generate a meaningful return.
Building financials matter at closing. Lenders now routinely review HOA reserve fund percentages, pending special assessments, and litigation history before issuing loan approval. Sellers who proactively pull and present a clean financials package reduce the risk of deals falling through at the loan contingency stage.
Pricing the view premium correctly. Beverly Hills high-rise views — city lights, canyon, or mountain — generate buyer attention, but the premium is not linear. Floors 10–15 typically command 8–12% above garden-level units; floors 16+ can command 15–20%, but only if the finishes support it. Overpricing a view-floor unit with dated interiors is one of the most common listing mistakes.
Timing. Condo inventory in Beverly Hills typically peaks March through June. Sellers who list in late May or early June face the most competition. A July list date often produces better results with less competition for fall-close buyers.
How to Buy a Beverly Hills Condo in 2026
Step 1: Get pre-approved specifically for condos.
Condo financing requires an additional layer of lender review. Not every building qualifies for conventional or jumbo financing. Your lender needs to review the HOA warrantability questionnaire before you make an offer. Skipping this step has cost buyers their earnest money deposits.
Step 2: Review HOA documents before removing contingencies.
California law gives buyers the right to review CC&Rs, bylaws, financials, board minutes, and the reserve study. Key red flags: reserve fund below 70% funded, pending litigation against the building, special assessments above $15,000 per unit.
Step 3: Understand the rental policy.
Some Beverly Hills buildings restrict short-term rentals and limit the percentage of units that can be leased at any given time. If you are purchasing as an investment property, the rental cap directly affects your strategy and, in some cases, your financing eligibility.
Step 4: Factor HOA fees into your cost basis.
Beverly Hills full-service buildings carry HOAs ranging from $800/month for smaller buildings to $4,500+/month for luxury high-rises with concierge, valet, gym, and pool staff. On a $1.5M purchase, a $2,200/month HOA adds $26,400/year to your carrying cost — roughly equivalent to carrying an additional $375,000 in mortgage principal at current rates.
Step 5: Work with an agent who has closed in the building or corridor.
The nuances of specific Beverly Hills buildings — which floor plans lose afternoon light, which units have HVAC noise issues, which buildings have elevator capacity issues — only come from direct experience. Todd Jones has toured and closed transactions in more than 40 Beverly Hills condo buildings since 2005.
Neighborhoods Within Beverly Hills for Condo Buyers
Wilshire Corridor (90212): Dense high-rise corridor. Most amenity-rich buildings. Highest HOAs. Best access to Century City, UCLA Medical, and Beverly Hills business district. Median condo price approximately $1.4M.
Beverly Hills Flats (90210, south of Sunset): Boutique buildings, 4–12 units. Lower HOAs. More privacy. Slower appreciation historically but stronger price floor. Median condo price approximately $1.1M.
North Beverly Hills (90210, north of Sunset): Limited condo product but very high values. Units here are rare — often converted or custom — and attract significant attention quickly when they come to market.
Common Questions About Beverly Hills Condos in 2026
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Work With Todd Jones on Your Beverly Hills Condo Transaction
Whether you are buying your first Beverly Hills condo or selling a penthouse you have owned for a decade, the process has real stakes. HOA pitfalls, pricing precision, and condo-specific negotiation tactics make a material difference in outcome.
Todd Jones has spent 21 years and more than $330 million in closed transactions navigating exactly these situations. He is recognized by LA Magazine as a Real Estate All-Star four years running (2023–2026), earned the Rodeo Realty Chairman's Award, and maintains an A+ Better Business Bureau rating across 324+ closed transactions.
Call or text: (310) 882-5565
Web: toddjonesrealtor.com
DRE #01481426
Todd Jones | Rodeo Realty | DRE #01481426 | Equal Housing Opportunity
