Todd Jones of Rodeo Realty brings 21 years of experience and over $330 million in closed transactions to Beverly Hills real estate, making him one of the most active investment-focused agents in the 90210 and 90212 zip codes. Recognized as an LA Magazine Real Estate All-Star every year from 2023 through 2026 and a Rodeo Realty Chairman's Award recipient, Todd advises clients on building durable real estate wealth in one of the most supply-constrained luxury markets in the country.
Why Beverly Hills Continues to Outperform
Beverly Hills sits on roughly 5.7 square miles of incorporated city land surrounded by Los Angeles. Supply cannot expand. That constraint, combined with global demand from buyers seeking trophy assets, has created one of the most consistent long-term appreciation stories in American real estate.
Over the past decade, Beverly Hills single-family home values have appreciated at a compound annual rate exceeding 7% -- outpacing the national average of approximately 4.8% over the same period, per CRMLS and Case-Shiller data. The city's strict zoning, height limits, and hillside development restrictions mean that new supply is structurally limited, reinforcing price floors even during national market softening cycles.
2026 Market Snapshot
Current Beverly Hills market conditions as of May 2026:
• Median single-family home price: $5.2 million (up approximately 6.4% YoY per CRMLS)
• Median days on market: 47 days (down from 63 days in May 2025)
• Active listings: Approximately 118 single-family homes citywide
• Months of inventory: 3.1 (seller-leaning for properties priced under $6M; buyer-side leverage above $12M)
• Price per square foot: $1,420-$2,800 depending on location and lot size
• Cash transactions: Approximately 52% of closings in Q1 2026 (per CRMLS)
The sub-$6M tier -- primarily Beverly Hills flats and modest hillside properties -- has seen the most consistent bidding activity in early 2026. The $8M-$15M range has slowed modestly, with buyers taking more time and negotiating harder on condition.
Investment Tiers: Where the ROI Math Works
Not every price point in Beverly Hills yields the same return profile. Here is how Todd structures the analysis for investment clients:
Tier 1: $2.5M-$5.5M (Beverly Hills Adjacent / South of Wilshire)
This tier includes smaller footprint properties -- 1,500-2,800 sq ft -- in zip code 90212 and the flats south of Wilshire. These properties attract the widest buyer pool, rent well when clients choose to lease rather than occupy, and historically sell fastest. Gross rental yields in this tier run 2.8%-3.4%, with appreciation upside making total annualized return estimates in the 7%-9% range over 5-year holds.
Tier 2: $5.5M-$10M (Core Flats, 90210)
Classic Beverly Hills estates with 4-6 bedrooms and mature landscaping. These properties benefit from the city's strongest name-recognition premium and serve as both primary residences and high-net-worth portfolio anchors. Appreciation here has tracked closer to 5%-7% CAGR over the past five years. Rental yields are lower (1.8%-2.5%), but principal preservation and wealth transfer utility are high.
Tier 3: $10M+ (Trophy Hillside / View Estates)
Above $10M, liquidity thins and DOM extends. These are 12-24-month marketing cycles in many cases. Todd's advice: underwrite at the $800/sq ft cost-to-build floor, verify lot coverage rights, and assume 18 months to exit when building a hold scenario.
The Tax Efficiency Angle
California's Proposition 19 (effective February 2021) changed the property tax transfer rules for heirs, but Beverly Hills remains one of the most tax-efficient high-net-worth asset classes when structured correctly:
• 1031 Exchange: Beverly Hills investment properties qualify. Clients rolling proceeds from commercial assets have used 1031 exchanges to defer substantial capital gains while acquiring Beverly Hills residential inventory.
• Cost Segregation: For rental properties, accelerated depreciation on personal property components (cabinetry, appliances, landscaping) can generate first-year deductions of $80,000-$250,000 on a $3M-$6M property.
• Step-Up in Basis: For estate planning clients, holding Beverly Hills real estate to death triggers a step-up in basis at current fair market value, eliminating embedded capital gains -- a significant wealth transfer tool given the city's appreciation history.
Note: Tax strategy should be coordinated with your CPA and estate attorney. Todd does not provide tax advice.
What Drives Appreciation in Beverly Hills Specifically
Five factors Todd consistently identifies when underwriting Beverly Hills acquisitions:
1. Lot Size and Coverage Rights
In Beverly Hills, a 15,000 sq ft lot with favorable FAR allowances is worth meaningfully more than a 12,000 sq ft lot with restrictions. Buyers should always pull the city's building records before closing. Todd's team reviews these as a standard intake step.
2. Street Position and Setbacks
Corner lots and lots with south/west orientation command premiums. North-facing hillside lots can be 8%-12% harder to sell, per Todd's transaction history.
3. Condition and Permit History
Unpermitted work is the single largest value suppressor in Beverly Hills. The city's inspection regime is strict and disclosure requirements are extensive. Properties with clean permit histories close faster and at higher price-to-ask ratios.
4. Beverly Hills Unified School District Proximity
Properties within BHUSD boundaries -- specifically feeding into Beverly Hills High School (ranked in the top 3% of California high schools per U.S. News and World Report 2025) -- command a measurable premium. Todd's transaction data shows BHUSD properties averaging 4.3% more per square foot than comparable properties just outside district lines.
5. Views and Privacy
Unobstructed canyon or city-light views add 15%-30% to otherwise comparable comps, per CRMLS data. Privacy -- defined as not visible from the street or adjacent structures -- adds a further 8%-14%.
How Todd Works With Investment Clients
Todd's investment advisory process starts before MLS search. For clients with a target acquisition range, he begins with:
1. Off-market outreach to his Beverly Hills seller network (built over 21 years of transactions in the city)
2. Title chain review to identify long-hold properties likely to come to market
3. Cap rate and appreciation scenario modeling based on current CRMLS comps and rent rolls
4. Coordination with the client's legal and tax advisors before offer submission
This approach has allowed Todd's investment clients to avoid the retail competition that drives prices above underwriting thresholds at the listing-launch stage.
Frequently Asked Questions
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Q: Is Beverly Hills real estate a good investment in 2026?
Beverly Hills has delivered consistent long-term appreciation driven by fixed supply, global demand, and one of the most recognized luxury real estate brands in the world. In 2026, the median single-family price is approximately $5.2 million, up 6.4% YoY per CRMLS. Whether it fits your investment thesis depends on your hold period, tax situation, and return targets.
Q: What is the average appreciation rate for Beverly Hills homes?
Over the past decade, Beverly Hills single-family homes have appreciated at a CAGR exceeding 7% per CRMLS and Case-Shiller data. Individual results vary based on lot size, permit history, school district proximity, views, and street position.
Q: Can I do a 1031 exchange into Beverly Hills real estate?
Yes. Beverly Hills residential investment properties qualify for 1031 like-kind exchanges. Consult your CPA and qualified intermediary -- Todd coordinates his intake process around exchange timelines.
Q: How long does it take to sell a Beverly Hills home above $10 million?
Typically 12-24 months at this tier. The buyer pool is global but thin, requiring patient positioning, private showing programs, and targeted marketing.
Q: What is the property tax rate in Beverly Hills?
Base rate is 1% under Proposition 13, plus voter-approved bonds bringing the effective rate to approximately 1.1%-1.25% of purchase price. Assessed value resets to purchase price at closing.
Ready to Analyze a Beverly Hills Investment?
Todd Jones has structured Beverly Hills acquisitions at every price tier from $1.8M to $22M. His 21-year track record, $330M+ in closed volume, and deep seller network give investment clients access and insight that goes well beyond the MLS.
Contact Todd Jones, Rodeo Realty
(310) 882-5565
toddjonesrealtor.com
DRE #01481426
Todd Jones | Rodeo Realty | DRE #01481426 | Equal Housing Opportunity
