Thinking about making Beverly Hills your next address? You know the name and the prestige, but the city itself can feel complex when you start planning a move. In this concise playbook, you’ll learn how neighborhoods differ, what costs and rules to expect, and how to structure your timeline for a smooth landing. Let’s dive in.
Why Beverly Hills matters
Beverly Hills is a compact, independent city within Los Angeles County with its own municipal services, police, and planning departments. The most common zip codes are 90210, 90211, and 90212, and each behaves like a distinct micro-market. Inventory is limited and luxury-focused, and prices vary dramatically by location and property type. The climate is Mediterranean, with mild, dry summers and cooler, wetter winters.
Neighborhoods at a glance
90210: Northern hills and estates
In 90210, you’ll find large estates, privacy, and hillside lots with city or canyon views. Homes here often sit on larger parcels and come with higher maintenance needs. Expect attention to privacy, security, and property management. Hillside conditions may also require specialized due diligence during escrow.
The Flats near Rodeo and Wilshire
South of Sunset, the Flats offer a lifestyle close to dining, shopping, and services. You’ll see a mix of single-family homes and luxury condos, plus boutique buildings nearby. Blocks vary in feel and proximity to commercial corridors. Many buyers choose this area for convenience and a more urban day-to-day rhythm.
90211 and 90212: Condos and convenience
These districts feature luxury condominiums, co-ops, and smaller apartment buildings alongside single-family homes. Entry points are often lower than northern estates, though still elevated for Greater LA. You get quick access to business districts and neighborhood parks. Walkability can be strong on select corridors.
Trousdale and the hillsides
Trousdale and nearby canyon areas offer panoramic views and architectural homes on steep terrain. The setting delivers drama and privacy. It also brings unique maintenance and insurance considerations. Plan for geological reviews, drainage checks, and careful contractor selection.
What homes and budgets look like
Beverly Hills is a luxury market. Single-family homes often trade in the multi-million-dollar range. Condominiums present comparatively lower entry points, but prices remain above most LA neighborhoods. Budget range depends on zip code, lot size, architecture, and amenities.
How the market moves
Scarcity of large, flat lots and the city’s global appeal keep demand steady. Time on market can be short for well-prepared listings that are priced correctly. Negotiation dynamics vary by segment and by how unique the property is. If you are financing, obtain pre-approval early so you can act decisively.
Costs, taxes, and insurance basics
California’s Prop 13 limits annual increases to assessed value after you buy. The base property tax rate is typically about 1 percent of assessed value plus local assessments. Expect supplemental tax bills after closing as your new assessment is recorded. Confirm current effective rates with the county and budget for HOA dues if purchasing a condo.
Insurance is a key planning item. Standard homeowner’s policies are common, and earthquake insurance is a strong consideration in California. If you are purchasing in hillside areas, ask about landslide, slope, and retaining-wall exposures and related coverage. Estate properties may also carry higher ongoing security and maintenance costs.
Services and daily life
BHUSD serves Beverly Hills residents and is a common factor for families considering the city. Check current district policies and performance directly with the district when enrolling. Private school options are also available across the broader Westside. Always review admissions timelines early in your move.
Commuting is primarily by car along Wilshire, Santa Monica, and Sunset Boulevards, with traffic that varies by time of day. Regional buses serve the area, while rail access typically requires transfers. Healthcare access is excellent, with major medical centers nearby. Shopping, dining, and personal services are concentrated around Rodeo Drive and the business districts.
Beverly Hills Police and Fire provide municipal safety services. Like any urban area, property crime can occur. Review local crime reports for neighborhood-level insights. Keep emergency planning in mind, including earthquake readiness.
Regulations to know before you buy
Beverly Hills runs its own planning and building departments. Permitting, design review, and timelines can be more detailed than in neighboring jurisdictions. Short-term rental rules are restrictive in many cases and may be further limited by HOA bylaws. Some homes carry historic designation that guides exterior changes and rehabilitation.
Hillside and estate due diligence
Hillside parcels deserve careful review. Ask your inspector and specialists about grading, drainage, and slope stability. Retaining walls and access points should be evaluated for condition and permits. For larger estates, plan for ongoing landscape, pool, and security system maintenance.
Your relocation timeline
6–12 weeks out
- Define your target neighborhoods and budget. Schedule tours at different times of day.
- If buying, secure mortgage pre-approval or confirm funds. If renting, clarify lease terms and pet policies.
- Map school options and note enrollment timelines if applicable.
4–6 weeks out
- Book movers who understand local parking and access. Request any needed permits for curb space.
- Order inspections early. Include termite and roof, with geological or drainage reviews for hillside lots.
- Plan utility transitions and confirm what your HOA or building covers.
1–2 weeks out and moving day
- Set up electricity, gas, water, and internet in your name. Confirm meter reads and billing cycles.
- Update address with USPS, DMV, banks, and subscriptions. Register to vote in your new city.
- Review street-cleaning and permit-parking schedules to avoid tickets.
First 90 days
- Meet your HOA or neighborhood association if applicable.
- Verify property tax bills, assessments, and automatic payments. File any exemptions you qualify for.
- Establish care with local medical providers and line up trusted contractors who know local codes.
How The Alligood Group helps
A move to Beverly Hills demands local insight, private access, and a clean, coordinated process. You get neighborhood specialization across 90210, 90211, and 90212, plus off-market reach and a concierge approach to showings, due diligence, and closing. Whether you are local or relocating from abroad, we tailor the journey to your timeline and privacy needs. When you are ready, connect with The Alligood Group to plan your next step.
FAQs
What should I budget to buy in Beverly Hills?
- Single-family homes are commonly in the multi-million-dollar range, while condos offer comparatively lower entry points; exact pricing varies by zip code, home type, and current market conditions.
Is Beverly Hills walkable for daily errands?
- Some districts in the Flats and near business corridors are walkable, while many hillside neighborhoods are car dependent; evaluate specific blocks during tours.
Do I need earthquake insurance for a Beverly Hills home?
- Earthquake coverage is a strong consideration statewide, and hillside properties may also warrant inquiries about slope and landslide risks.
How do Beverly Hills schools work for new residents?
- BHUSD serves the city; review current enrollment policies, required residency verification, and timelines directly with the district before you move.
Can I operate a short-term rental at my new home?
- Local policies are often restrictive and HOA rules may add limits; confirm both municipal codes and building bylaws before making plans.
What inspections are recommended for hillside properties?
- In addition to general and termite inspections, consider geological assessments, drainage reviews, and evaluations of retaining walls and access points.
