Everything to know about buying a home in Beverly Hills

When Burton Green (oilman and real estate developer) failed to find oil in Rancho de Las Aguas, he and his partners pivoted to create the Rodeo Land and Water Company in 1906. Shortly thereafter, Green renamed the ranch to Beverly Hills and unveiled a blueprint to develop the area in the succeeding decades.

Today, few cities are in the same class as Beverly Hills. As the preferred address of the biggest names in showbiz and business, the city with arguably the most famous zip code in the world boasts stunning luxury homes and world-class attractions.

But behind the sheer star power of 90210 is a welcoming neighborhood atmosphere that’s been carefully cultivated by longtime residents. This tight-knit, neighborly vibe is what ultimately encourages people from all walks of life – be it A-listers, young professionals, families big and small – to stay for good.

Looking past its Hollywood persona, Beverly Hills has so much more to offer the discerning home buyer. For a suitable balance between vibrancy and calm, as well as an eclectic mix of urban and outdoor amenities, this city certainly delivers.

If you’re in the market for a new home in Beverly Hills, here are a few more things you should know.

#1 The real estate market commands top dollar

Beverly Hills homes don’t usually dip below the million dollar mark. As of writing, the median price of a home is $5.5 million, according to the LA Multiple Listing Service.

But it’s not unusual to find properties that are priced well above that median figure. Several homes list for more, $8 million to over $11 million in several instances. The most coveted estates go up further to $20 million or more.

Market competition is fierce. A seller’s market has been in full swing throughout Beverly Hills for some time now, with homes going up for sale for more than their listed price. In addition, many of these properties list privately, making it hard to catch them without having a well-connected advisor by your side.

These factors are big reasons why buyers seek out expert advice from a local real estate agent before diving into the market. For highly discerning clients, an established luxury broker is essential when navigating the Beverly Hills real estate landscape.

#2 Beverly Hills has a rich architectural history

You’ll find an array of architectural styles in Beverly Hills, from Traditional and Cape Cod Revival to Spanish Revival and Mid-Century Modern. There’s also other Contemporary styles, especially for developments started in the middle of the 20th century.

Beverly Hills Hotel

The Beverly Hills Hotel officially opened in 1912. It served as a de facto gathering place for the fledgling community. The original main building conformed to the Mediterranean Revival style. The hotel’s famous signage was designed later on by era-defining architect, Paul Williams.

Ned Doheny’s Greystone Mansion

The famous Greystone Mansion of Ned Doheny began construction in 1927 and would take about three years to complete. This Tudor Revival structure is noted for its heavy use of stone and somber exterior. The cost to build the home and its spacious grounds was over $3 million – an exorbitant figure at the time.

Jack Warner’s Spanish Colonial Mansion

Former Warner Bros. president, Jack Warner, built his 15-room Spanish Colonial Mansion in the 1930s. Courtesy of Designer Roland Coate, It was accentuated by a Greek Revival portico. Actor and interior designer, William Haines, would later make a few changes and inject a dose of Georgian-style throughout the interior.

The Haldeman Estate

The prominent estate of Henry F. Haldeman along Sunset Boulevard was fully completed by 1940. Designed by Wallace Neff, an early pioneer of the California style home, the property would soon change hands quite frequently in the decades to come. Howard Hughes and Judy Garland are some of the big names who have lived in the house.

The Mansions of Beverly Park

In the 1960s, the opulent mansions of Beverly Park (subdivided into a northern and southern section) were being constructed. The original plans for the exclusive community set out to create more than 60 two-acre estates. Today, homes for sale in this part of Beverly Hills will usually set you back millions of dollars, with some reaching a hefty six-digit price point.

#3 Each neighborhood is full of character

Beverly Hills basks in the public spotlight, especially when celebrities make a big real estate purchase. But it has always been a tight-knit community, with new and old residents fostering deep connections with each other.

The Trousdale Estates: Scenic views and privacy

Named in honor of Paul Trousdale, this exclusive hillside neighborhood is known for the best views of the LA landscape and coastline. The homes that go up for sale in this part of Beverly Hills usually incorporate Mid-Century Modern architecture. Many homes in this neighborhood were designed by Lloyd Wright.

Aside from the plethora of Contemporary homes, another appeal is the neighborhood’s high levels of privacy and seclusion. Celebrities and other high profile personalities seek out Trousdale exactly for that. Tall shrubs and hedges, as well as 24/7 security ensure prying eyes and nuisance visitors are kept at bay.

The Golden Triangle: Luxury shopping at its finest

The “Triangle,” as it’s often referred to by locals, is the vibrant downtown area of Beverly Hills. The vast majority of the city’s commercial establishments are located in this area, delineated by the triangle formed by three converging roads: Rodeo Drive, Wilshire Boulevard, and S. Santa Monica Boulevard.

Residents in this portion of Beverly Hills have the quickest access to big-name fashion brands, luxury boutiques, and world-class dining establishments. Cartier, Henry Jacques, Tiffany & Co, Tom Ford, and Chanel are some stores found here. What’s more, while strolling the busy streets of this see-and-be-seen neighborhood, you’ll inevitably bump into a few of its famous patrons.

The Flats: Wide, pedestrian-friendly streets

In this charming neighborhood, wide tree-lined streets make for an ideal environment for active folk – be it competitive runners, leisurely walkers, and pet-owning residents. Urban planner Wilber David Cook intentionally sought out this part of Beverly Hills for its relatively flatter landscape, which is great for public parks and other open spaces.

Iconic fixtures within or near the neighborhood include the verdant Beverly Hills Garden Park (a frequent venue for various local events) and Will Rogers Memorial Park. Right outside of the northern bounds of The Flats The Beverly Hills Hotel.

South of the Tracks: A foodie’s haven

South of the Tracks (or South of Wilshire) is directly below the main thoroughfare of Wilshire Boulevard. While mansions and generous estates are few and far between in this neighborhood, the main draw is the relatively affordable single-family homes and the amazing food scene.

There’s a number of restaurants, bars, and cafés here that cater to a range of preferences. From the easy-going European-style dining in Beverliz Cafe to the reservation-based Maude, a Michelin-star 24-seater restaurant, you’ll be treated to an unforgettable gastronomic journey.

In addition, the neighborhood also has its fair share of public parks such as Roxbury Park and La Cienega Park.

#4 A Beverly Hills home is a long-term investment

Given the fact that Beverly Hills homes go for sale for quite a significant amount, it’s important to be prepared to spend more than expected. And while it’s likely you’ll be paying more upfront, Beverly Hills is among the top cities in the LA area for high real estate appreciation over time.

In 2021, there were 628 closed sales of properties (within greater LA) that were priced at $10 million or more – representing an unprecedented 90.3% change year-over-year. Years prior, many of these homes were valued well below the double digit millions.

In Beverly Hills, more high-net-worth buyers are entering the market and snapping up homes. The common thread among most of them? To invest in luxury assets that are projected to appreciate in the coming years.

As you explore your options in the city, it’s crucial to note that you won’t just be purchasing a regular home, you’ll be buying into a large investment that will pay off quite handsomely in the long-term, when you eventually decide to sell.

#5 There are good school options and transport coverage

Served by the Beverly Hills Unified School District, Beverly Hills provides a suitable community for families of various sizes, especially those that have school-age kids. The top schools in the neighborhood include:

• Hawthorne Elementary
• Horace Mann Elementary
• Beverly Hills Vista Middle School
• Beverly Hills High School

While getting around by car is usually the best approach, public transportation is widely available as well. Metropolitan Transit Authority (MTA) or “Metro” buses ply through the city’s main and arterial roads like Sunset, Wilshire, Santa Monica, Olympic Boulevards, and Doheny Drive.

There is also a 10-minute trolley ride that makes its way from the Golden Triangle area to the Beverly Hills Library. A subway project is underway to extend the Purple Line all the way to Beverly Hills. Designated train stops will be on Wilshire/Rodeo and Wilshire La Cienega.

Those looking for a more active transportation option may make use of Beverly Hills Bike Share. After downloading the app, you can choose from a selection of 50 bikes available throughout the city. You can use these bikes for 90 minutes before you need to return them to the nearest docking station.

Beverly Hills also takes into account the needs of elderly and disabled residents. Through the city’s Dial-A-Ride, a free on-call shuttle service will stop by your home to bring you to where you need to be within the city. In the case of trips for medical-related appointments, the service will make stops to nearby locations just outside of the city’s boundaries.

#6 Get the appropriate insurance policies

Earthquakes, despite being very rare, are still a natural hazard to consider in Beverly Hills. As the city is located directly above the Santa Monica Fault Zone, many homeowners purchase separate earthquake insurance.

It’s also important to note that a city or neighborhood’s inclusion in a list of earthquake hazards is a standard procedure observed by the relevant local agencies. It shouldn’t be construed as advice against purchasing property in the area.

As we shared in a previous blog, these resources may be helpful when you’re exploring homes throughout Beverly Hills and LA in general:

• Map of Earthquake Hazards from the California Geological Survey
• List of concrete buildings built prior to 1976 compiled by the Los Angeles Times
• Database of soft-story buildings from the LA Department of Building and Safety

In addition, many homes throughout California have experienced wildfires in recent years. Many homeowners will also purchase additional fire insurance to augment their existing home insurance policy.

#7 Out-of-town attractions are nearby

Looking beyond the borders of Beverly Hills, there’s plenty of attractions that are waiting to be discovered. When you’re looking to drive out of town to explore the rest of LA, these places are a must-visit:

• The Getty Center – Located 15 minutes away from Beverly Hills is the prominent Getty Center. This cultural and scientific mecca is home to a museum, research institute, and charitable foundation. Whether you’re interested in viewing American and European art or taking a relaxed stroll by the well-tended gardens, there’s a little something for everyone in the family.

• Los Angeles Country Club – The sprawling Los Angeles Country Club is the preferred hangout of the LA elite and those who wish to play one of the area’s best golf courses. Completed in 1897, the par-70 course has served as the setting for a number of national and international golf tournaments. A few famous celebrities are known to frequent the country club.

• Franklin Canyon Park – Encompassing over 600 acres of forest and open space, Franklin Canyon Park is a favorite outdoor spot among LA residents. Apart from providing plenty of space for recreational activities, this natural area is also an important water source. Within the park, visitors can stop by at other attractions, such as the Sam Goldman Amphitheater, Sooky Goldman Nature Center, and the Eugene and Michael Rosenfeld Auditorium.

• Institute of Contemporary Art, Los Angeles (ICA LA) – Head over to Downtown LA to visit one of the leading collections of contemporary art. Admission is free in ICA LA, where you’ll see a wide variety of exhibits that tackle different topics, from feminism and world politics to self-identity and literature.

#8 Beverly Hills is a top choice among celebrities

A host of high profile personalities have, at one time or another, lived in Beverly Hills. Here’s a snippet of the city’s star-studded populace:

Frank Sinatra

Just a short walk away from the iconic Beverly Hills Hotel is Frank Sinatra’s former home along 915 Foothill Road. This unassuming yet classy estate was his place of residence from 1982 to 1998 (the year he passed away). At one point, the home sold for approximately $30 million. Compared to his more extravagant and palatial homes elsewhere (Palm Springs, Upper East Side of Manhattan), this Beverly Hills house was essentially his private hideaway, reserved only for his closest friends and family members.

Elton John

Together with his husband, The Rocket Man owns a classic 1960s Contemporary located in the Trousdale Estates. Purchased in 2012 for $7 million, the home has since been slightly modified to ensure almost every inch of space is child-friendly for their two young kids. Other than that, it still retains its identity as a quintessential California-style indoor-outdoor home. Stunning views of Beverly Hills and expansive gardens are some of the highlight features.

Adele

International pop star, Adele, made a big splash when she offered to purchase Sylvester Stallone’s luxurious estate in Beverly Park early in 2022. Reports say that Stallone initially set a $110 million price tag for his lavish mansion, but Adele was able to close the deal for about $58 million. One of the main draws of this property is its “secret” location. It’s one of the select few homes in Beverly Park that’s situated in a hidden cul-de-sac, relatively far from neighboring estates.

Get in touch with a top luxury real estate agent

For the best outcomes in your real estate journey in Beverly Hills, it’s best to get professional guidance from experienced agents.

Clutch Abode is a boutique real estate team specializing in the finest luxury properties in LA. Owned and managed by Clinton Wade, Clutch Abode gives you access to 20 years’ worth of real estate insights and applies them to the specific goals you have in mind.

Whether you’re exploring homes for sale in Beverly Hills or other LA neighborhoods (Downtown LA, Santa Monica, among others), the Clutch Abode team will ensure a hassle-free real estate transaction.

Book a private consultation with Clutch Abode today. You can contact us by phone or email.