Torn between the quiet prestige of 90210 and the coastal energy of Santa Monica? You are not alone. Each offers a distinct lifestyle and property mix, and the right choice comes down to how you live, invest, and plan for the long term. In this guide, you will get a clear, side-by-side view of prices, home types, amenities, rules, and risk so you can move forward with confidence. Let’s dive in.
Beverly Hills vs. Santa Monica Snapshot
Prices and pace
- Beverly Hills: Median sale price about $4.42M, roughly $968 per square foot, and about 108 median days on market as of February 2026. These city medians reflect a small number of monthly sales and the outsized impact of trophy estates.
- Santa Monica: Median sale price about $1.82M, roughly $1,190 per square foot, and about 58 median days on market as of February 2026. Per square foot pricing is often higher near the beach, especially in 90402.
These figures come from recent Redfin city pages and are best read as directional. In Beverly Hills, one or two large transactions can swing the numbers in a given month, so use multi-month medians and current comparable sales when you narrow to a property.
What it means for you
- If you want a large lot, privacy, and an estate-scale home, Beverly Hills is the benchmark Westside address.
- If you want a walkable, beach-forward lifestyle with strong condo options, Santa Monica offers more variety at different price points.
Home Types and Neighborhood Feel
Beverly Hills estates and privacy
Beverly Hills is known for grand single-family estates, manicured grounds, and a strong focus on privacy and lot size. You will find quiet streets in the Flats and signature homes in the hills. While there are luxury condos, the market is dominated by high-end single-family properties. The city’s identity is reinforced by global luxury retail and hospitality, centered on iconic Rodeo Drive, which sustains long-term brand value for the address.
Santa Monica condos and coast
Santa Monica offers a broader mix: condos, townhouses, smaller single-family homes, and select beachfront or near-beach properties that command premium pricing. Walkable retail and dining cluster around the Third Street Promenade and Santa Monica Place, with additional corridors along Montana Avenue and Main Street. Expect more low-maintenance ownership options than in Beverly Hills, along with homeowners associations and coastal permitting considerations for properties near the sand.
Lifestyle, Commutes, and Access
Luxury core in Beverly Hills
Living in Beverly Hills puts you close to Century City, Westwood, and the entertainment and professional hubs that line Wilshire and Santa Monica Boulevards. The pace is refined and residential, with five-star hotels, destination dining, and curated public spaces like Beverly Gardens Park that make everyday life feel considered.
Beach and tech in Santa Monica
Santa Monica delivers daily beach access, a lively daytime scene, and an active outdoor culture. It also sits at the heart of Silicon Beach. The city continues to attract tech and venture activity, including recent moves like Andreessen Horowitz opening a Santa Monica office. If you work in tech or media, the proximity can save meaningful time each week.
Airports and connectivity
Both cities enjoy strong regional access. Santa Monica is generally a shorter drive to the coastal tech campuses and is typically a bit closer to LAX. Beverly Hills offers easy routes to Westwood and Century City. As always in Los Angeles, drive times vary by hour and route, so plan around your daily rhythm.
Costs, Rules, and Risk
Property taxes
California’s Proposition 13 sets a base property tax of about 1.00 percent of assessed value and limits annual assessment increases, with voter-approved bonds often bringing the effective rate to roughly 1.2 to 1.3 percent. You should confirm your parcel’s taxes and any special assessments during due diligence. Review the state’s overview at the California Board of Equalization.
Rent rules for investors
- Santa Monica: Many rental units fall under a robust Rent Control program. Registration, allowable annual adjustments, and just-cause rules are in place. If you plan to operate a rental, review the city’s Rent Control Board information sheet early.
- Beverly Hills: The city’s Rent Stabilization Ordinance covers many multifamily units, with exemptions for certain single-family homes and condos. Check parcel-level applicability with the Beverly Hills RSO FAQs before you bid.
If rental income is part of your plan, these rules can shape net returns, turnover, and timeline.
HOA and condo due diligence
Santa Monica’s condo stock is substantial. Budget for HOA dues and review the full set of documents before you release contingencies. Key items include CC&Rs, board minutes, reserve studies, and the master insurance policy. In older buildings, ask about seismic assessments or planned retrofits. In Beverly Hills, estates often have no HOA, but some gated streets or condo buildings do, so confirm before you buy.
Insurance and natural hazards
- Flood and coastal exposure: Near-beach properties should be checked against FEMA flood maps. Since Risk Rating 2.0, NFIP pricing is parcel-specific, so get quotes early. Start with the NFIP Flood Insurance manuals and confirm private market options. Peer-reviewed work on Santa Monica Bay’s coastal flood hazards provides additional context for long-term planning, such as this Frontiers in Marine Science study of Santa Monica Bay.
- Earthquake: Standard homeowners insurance typically excludes quake damage. Many buyers add earthquake coverage with percentage-based deductibles. See consumer guidance on coverage and deductibles through the California Earthquake Authority channels.
Beverly Hills, being inland and on bluffs and flats, has fewer direct sea-level concerns. Santa Monica’s coastal parcels should be evaluated for long-term adaptation and permitting considerations.
Investment and Resale Factors
Beverly Hills demand drivers
Beverly Hills estate homes trade in a global buyer pool and are often held for long-term wealth preservation. Lot size, privacy, and proximity to ultra-premium retail are key value drivers. ZIP code 90210 consistently ranks among the region’s most expensive, as covered by outlets like The Real Deal’s reporting on LA’s priciest ZIPs. Liquidity at the ultra-high end can be episodic, so pricing strategy and presentation matter.
Santa Monica demand drivers
Santa Monica’s upside centers on beach access, walkability, and a steady stream of buyers tied to Westside tech and media. The city’s condo-heavy inventory can create more price sensitivity in shifting markets, but well-located units near the beach, Montana Avenue, or the Metro E Line terminus typically command strong demand. For oceanfront or very low-elevation parcels, factor in coastal risk and long-term adaptation into your hold horizon.
Decision Checklist and Next Steps
Use this quick guide to align your choice with your goals.
Lifestyle focus
- Prefer privacy, acreage, and a quiet residential setting with luxury retail minutes away? Beverly Hills fits.
- Prefer an active, walkable beach city with bike paths, parks, and a lively dining scene? Santa Monica fits.
Work and commute
- Centered on Century City, Westwood, or entertainment law and finance? Beverly Hills is well placed.
- Tied to Silicon Beach campuses or creative offices? Santa Monica often shortens the drive.
Property type and upkeep
- Seeking a trophy estate or architecturally significant home on a larger lot? Beverly Hills offers that scale.
- Seeking a lock-and-leave condo or townhouse with amenities? Santa Monica has broader options.
Rules and operating plan
- Planning to rent or hold income units? Review Santa Monica’s Rent Control and Beverly Hills’ RSO in detail.
- Buying a condo? Factor in HOA dues, reserves, and any seismic or special assessments.
Risk and insurance comfort
- Coastal flood considerations apply more in Santa Monica near the beach. Get NFIP and private flood quotes early.
- Earthquake coverage is a common add-on in both markets. Compare deductibles and limits.
Financial framing
- Use a realistic effective property tax rate and confirm any special assessments.
- In Beverly Hills, expect longer marketing timelines for ultra-luxury homes if you plan to sell.
Work With a Trusted Advisor
Choosing between Beverly Hills and Santa Monica is less about right or wrong and more about fit. A precise search, supported by on-the-ground expertise, saves you time and protects long-term value. Our team pairs neighborhood specialization with private channels for off-market access, curated tours, and concierge coordination from offer to close. We also support virtual showings and remote closings for relocation and international clients.
If you are ready to compare specific streets, buildings, or off-market options, connect with The Alligood Group for a discreet strategy session tailored to your goals.
FAQs
What are the key differences between Beverly Hills and Santa Monica for homebuyers?
- Beverly Hills centers on large single-family estates, privacy, and global prestige, while Santa Monica offers a beach lifestyle, strong walkability, and a wide range of condos and townhomes.
How do current prices compare in Beverly Hills vs. Santa Monica?
- As of February 2026, Beverly Hills medians are higher by total price, while Santa Monica often posts higher per-square-foot pricing near the beach; days on market run longer in Beverly Hills due to low sales volume at the high end.
What should I know about rent control in Santa Monica and Beverly Hills?
- Santa Monica has a robust Rent Control program that covers many units, while Beverly Hills operates a Rent Stabilization Ordinance with different rules and exemptions; always verify parcel-level coverage before you buy.
How do HOA costs impact condo ownership in Santa Monica?
- Expect monthly dues, reserve funding, master insurance, and potential seismic or special assessments; reviewing CC&Rs, minutes, and reserve studies during escrow is essential.
What insurance considerations matter most near the beach in Santa Monica?
- Obtain FEMA flood determinations and early NFIP and private flood quotes, then pair them with earthquake coverage quotes that outline deductible options and limits.
