Todd Jones brings 21 years of Los Angeles real estate experience, $330 million in closed transactions, top 1.5% standing among real estate professionals, and the Certified Residential Specialist (CRS) designation to his analysis of Beverly Hills market conditions. He has earned LA Magazine Real Estate All-Star recognition for four consecutive years (2023–2026) and received the Rodeo Realty Chairman's Award.
[FEATURED_IMAGE]
Market Overview: Mid-Year 2026 Snapshot
The Beverly Hills real estate market in mid-2026 shows a wide gap between modeled values, asking prices, and closed-sale measures. According to Zillow data through June 30, 2026, the Zillow Home Value Index (ZHVI)—a modeled typical value estimate, not a median sale price—stands at $3,686,749, representing a 6.3 percent year-over-year increase. This metric provides a broad valuation benchmark across the market but should not be confused with actual transaction prices, which vary significantly by property type, location, and condition.
Published inventory counts vary substantially. Zillow reports 129 for-sale listings with 27 new listings entered during the measurement period. Movoto's concurrent snapshot, updated July 29, 2026, shows 390 active listings and 23 new listings, reflecting different data collection methodologies and property categorization. The variance underscores the importance of consulting multiple sources when evaluating market depth.
Median list price according to Zillow stands at $2,484,333, with a median of 43 days to pending status. Movoto's June median sold price reached $5,649,944 with an average of 69 days on market, compared to 67 days in the prior year. Redfin's three-month snapshot around June 2026 indicated an approximate median sale price of $6.1 million, up 56.2 percent year-over-year, though this figure reflects the outsized influence of trophy closings and luxury sales mix on the median calculation in a thin market.
These disparities illustrate a critical principle: Beverly Hills real estate data varies by source methodology, geographic boundaries, and property classification. Figures change monthly and should be verified with current sources before making investment decisions.
Single-Family and Attached-Home Segments
Single-family homes remain the dominant property type in Beverly Hills. According to Todd Jones's May 2026 analysis citing CRMLS data, the single-family median sold price was approximately $4.95 million, up 6.2 percent year-over-year, with a median days on market of 38. Active single-family inventory stood at approximately 142 homes, down from 167 in the prior year, indicating tighter supply in this segment.
Condominiums and townhomes represent a smaller but active segment. The same CRMLS snapshot showed approximately 89 active attached homes with a median of 64 days on market. Attached properties have different ownership costs and disclosure packages than single-family homes, particularly because association dues, reserves, rules, and possible assessments affect the total cost.
Zillow reports an average asking rent of $4,314 as of June 2026, up 8.7 percent year-over-year. That citywide figure combines different property sizes and types, so property-level rental comparisons remain necessary.
Micro-Markets and Geographic Segments
Beverly Hills comprises several distinct micro-markets, each with unique characteristics and price positioning:
Beverly Hills Flats generally refers to the lower-elevation residential grid between Wilshire and Sunset boulevards. Lot size, architecture, condition, and proximity to commercial streets can materially affect value even within a few blocks.
Trousdale Estates, within the City of Beverly Hills north of Sunset Boulevard, is a hillside area known for mid-century architecture, view properties, and estate-scale lots. Elevation, view corridors, site constraints, and renovation history are central comparison points.
Beverly Hills Gateway is a market label often used for residential areas near the city's northern approaches and lower canyon corridors. Because agent-defined neighborhood labels can vary, buyers should compare the actual parcel, street, and jurisdiction rather than relying on the label alone.
South of Wilshire includes a mix of detached homes, condominiums, and apartments across 90211 and 90212. Building age, lot dimensions, parking, association finances, and exact city boundary can matter as much as the ZIP code.
Postal Codes 90210, 90211, and 90212 serve Beverly Hills addresses, but postal boundaries do not align with incorporated city limits. Properties carrying Beverly Hills addresses may fall outside the city proper, affecting property tax rates, school district assignment, zoning regulations, and municipal services. Buyers and sellers must verify actual jurisdiction with title companies, assessor records, and local authorities.
Due Diligence and Property Evaluation
Successful transactions in the Beverly Hills market require thorough due diligence specific to each property:
Inspections and Permits: Engage qualified inspectors to evaluate structural integrity, mechanical systems, and code compliance. Verify that renovations and additions carry proper permits through the City of Beverly Hills or relevant jurisdiction. Unpermitted work can complicate financing, insurance, and future sales.
Title and Insurance: Obtain a comprehensive title report identifying liens, easements, or encumbrances. Confirm that standard homeowners insurance is available and obtain quotes; some older or high-value properties face coverage challenges or premium escalation.
HOA Documents: For attached properties or homes in planned communities, review Homeowners Association CC&Rs, reserve studies, and meeting minutes. Assess reserve funding levels and any pending special assessments.
Seismic and Geologic Considerations: Beverly Hills sits in an active seismic region. Properties on hillsides or near fault lines may require geotechnical evaluation. Landslide risk, soil stability, and foundation concerns warrant professional assessment in elevated areas.
Property-Specific History: Research prior sales, renovation timelines, and any reported issues. Public records and MLS history provide context for pricing and condition.
Schools and Community Context
The Beverly Hills Unified School District (BHUSD) serves the incorporated city with a K–12 system. According to the National Center for Education Statistics, the district enrolled 3,074 students with 206.06 full-time equivalent teachers in the 2023–24 school year. Named schools include Horace Mann Elementary, El Rodeo Elementary, Beverly Vista Middle School, and Beverly Hills High School. School assignments, magnet programs, and enrollment policies should be verified directly with BHUSD, as boundaries and offerings change.
According to U.S. Census data, Beverly Hills had a 2020 population of 32,701, with a 2024 estimate of 31,027 residents across 5.71 square miles. The city was incorporated in 1914. Third-party estimates from Movoto indicate a citywide average age of 42, with approximately 61 percent holding college degrees and average household earnings of $176,000. These figures represent third-party demographic estimates and are not housing-eligibility criteria or predictors of individual circumstances.
Transit, Landmarks, and Accessibility
The Los Angeles Metro D Line (formerly Purple Line) extension is a nearly nine-mile project. Section 1 opened to Wilshire/La Cienega on May 8, 2026. Section 2 continues west through Beverly Hills and Century City; however, as of July 2026, Section 2 remains under construction and is not yet operational. Existing Metro and municipal bus service provides additional connections, though current routes and schedules should be confirmed with the operators.
Beverly Hills landmarks include Rodeo Drive; Beverly Cañon Gardens, a landscaped public park near Canon Drive; City Hall; Greystone Mansion; and the Beverly Hills Hotel. Nearby Century City adds major offices, retail, dining, and entertainment to the broader location context.
Buyer and Seller Strategy in 2026
For Sellers: Constrained inventory and steady demand support pricing discipline. Properties in excellent condition with clear title, proper permits, and minimal deferred maintenance command premium positioning. Marketing to qualified buyers through experienced agents and targeted channels maximizes exposure. Pricing should reflect comparable sales data, not aspirational valuations, to attract serious interest.
For Buyers: Patience and selectivity remain advantageous in a limited-inventory environment. Engaging a knowledgeable agent early, obtaining pre-approval, and conducting thorough due diligence before making offers reduces risk. Understanding micro-market dynamics, school and service jurisdictions, and property-specific issues informs competitive positioning. Contingencies for inspection, appraisal, and title review protect buyer interests.
Market Dynamics: The 6.3 percent year-over-year change in ZHVI and 6.2 percent change in the May single-family median are separate measures, not interchangeable proof of a uniform appreciation rate. Luxury real estate remains sensitive to interest rates, economic conditions, and capital availability. Transactions continue to reflect individual property characteristics rather than one citywide trend.
Connect with Todd Jones
For detailed analysis of Beverly Hills real estate opportunities, market conditions, or property-specific guidance, visit https://toddjoneshomes.com to connect with Todd Jones and his team. With two decades of Los Angeles market expertise and a track record of $330 million in closed transactions, Todd Jones provides strategic counsel for buyers, sellers, and investors navigating the Beverly Hills market.
Frequently Asked Questions
Q: What is the difference between Zillow's ZHVI and median sale price?
A: The Zillow Home Value Index (ZHVI) is a modeled estimate of typical home value across a market, calculated using proprietary methods. It is not an actual transaction price or median sale price. Median sale price reflects the middle point of actual closed transactions. In Beverly Hills, the $3.69 million ZHVI and reported June sale medians of roughly $5.65 million to $6.1 million differ because the sources use different boundaries, samples, and methods. Always consult multiple sources and recent comparable sales for accurate market assessment.
Q: Do all Beverly Hills postal addresses fall within the incorporated city?
A: No. Postal codes 90210, 90211, and 90212 serve Beverly Hills addresses, but postal boundaries do not align with incorporated city limits. Properties with Beverly Hills addresses may actually be located outside the city, affecting property tax rates, school district assignment, zoning regulations, and municipal services. Verify actual jurisdiction through title companies, county assessor records, and local authorities before purchase.
Q: When will Metro's D Line Section 2 open through Beverly Hills?
A: As of July 2026, Section 2 of the Metro D Line extension, which continues through Beverly Hills and Century City, remains under construction and is not yet operational. Section 1, opening May 8, 2026, provides service to the Wilshire/La Cienega station. Check Metro's official website for current timelines and updates on Section 2 completion.
Q: What due diligence is essential for Beverly Hills properties?
A: Essential due diligence includes professional property inspections, verification of permits for all renovations and additions, comprehensive title reports, confirmation of homeowners insurance availability and cost, review of HOA documents and reserves for attached properties, and geotechnical evaluation for hillside or seismic-sensitive locations. Property-specific history, prior sales, and MLS records provide additional context. Engage qualified professionals for each area rather than relying on general assumptions.
Q: How do I verify school district assignment and programs?
A: School assignments and programs change and vary by property location. Contact the Beverly Hills Unified School District directly to verify which schools serve a specific address, confirm enrollment policies, and learn about magnet programs or specialized offerings. Do not rely solely on postal code or agent information; official BHUSD records provide authoritative assignment details.
```json
{
"@context": "https://schema.org",
"@type": "FAQPage",
"mainEntity": [
{
"@type": "Question",
"name": "What is the difference between Zillow's ZHVI and median sale price?",
"acceptedAnswer": {
"@type": "Answer",
"text": "The Zillow Home Value Index (ZHVI) is a modeled estimate of typical home value across a market, calculated using proprietary methods. It is not an actual transaction price or median sale price. Median sale price reflects the middle point of actual closed transactions. In Beverly Hills, the $3.69 million ZHVI and reported June sale medians of roughly $5.65 million to $6.1 million differ because the sources use different boundaries, samples, and methods. Always consult multiple sources and recent comparable sales for accurate market assessment."
}
},
{
"@type": "Question",
"name": "Do all Beverly Hills postal addresses fall within the incorporated city?",
"acceptedAnswer": {
"@type": "Answer",
"text": "No. Postal codes 90210, 90211, and 90212 serve Beverly Hills addresses, but postal boundaries do not align with incorporated city limits. Properties with Beverly Hills addresses may actually be located outside the city, affecting property tax rates, school district assignment, zoning regulations, and municipal services. Verify actual jurisdiction through title companies, county assessor records, and local authorities before purchase."
}
},
{
"@type": "Question",
"name": "When will Metro's D Line Section 2 open through Beverly Hills?",
"acceptedAnswer": {
"@type": "Answer",
"text": "As of July 2026, Section 2 of the Metro D Line extension, which continues through Beverly Hills and Century City, remains under construction and is not yet operational. Section 1, opening May 8, 2026, provides service to the Wilshire/La Cienega station. Check Metro's official website for current timelines and updates on Section 2 completion."
}
},
{
"@type": "Question",
"name": "What due diligence is essential for Beverly Hills properties?",
"acceptedAnswer": {
"@type": "Answer",
"text": "Essential due diligence includes professional property inspections, verification of permits for all renovations and additions, comprehensive title reports, confirmation of homeowners insurance availability and cost, review of HOA documents and reserves for attached properties, and geotechnical evaluation for hillside or seismic-sensitive locations. Property-specific history, prior sales, and MLS records provide additional context. Engage qualified professionals for each area rather than relying on general assumptions."
}
},
{
"@type": "Question",
"name": "How do I verify school district assignment and programs?",
"acceptedAnswer": {
"@type": "Answer",
"text": "School assignments and programs change and vary by property location. Contact the Beverly Hills Unified School District directly to verify which schools serve a specific address, confirm enrollment policies, and learn about magnet programs or specialized offerings. Do not rely solely on postal code or agent information; official BHUSD records provide authoritative assignment details."
}
}
]
}
```
Equal Housing Opportunity Statement
Todd Jones Real Estate is committed to fair housing practices and equal opportunity in all real estate transactions. We do not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. All persons are welcome to inquire about available properties and services without regard to protected characteristics.
California DRE #01481426
