What to Expect in the Most Expensive Areas in Beverlywood, Los Angeles, CA

The broader Los Angeles market has a median sale price around $1,069,000. Beverlywood operates in an entirely different bracket. Across the best neighborhoods in Beverlywood, CA, local brokerage data shows median prices stabilizing between $1.7 million and $2.07 million - and that's the middle of the market, not the top.

This Westside enclave stands out for two things most of Los Angeles doesn't have: private security and a strict neighborhood association. If you're looking at the wealthiest pockets of Beverlywood, you'll find custom estates, large lots, and a specific set of architectural rules that shape everything on the street.

Estimates for average household income in Beverlywood reach up to $197,000, with the median landing somewhere between $170,000 and $176,000 depending on the source. Either way, it puts the neighborhood well above the Los Angeles median.

Home values follow. While the broader Los Angeles region is sitting at about 5 months of supply, Beverlywood inventory stays tight. Depending on the exact street and where you're pulling data, median home values run from $1.77 million to over $3.37 million for the largest properties.

Beverlywood spans ZIP codes 90034, 90035, and 90064. The core of the neighborhood - governed by the Beverlywood Homes Association - covers 90034 and 90035.

Homes inside the association boundaries carry a premium because of the enforced standards. For updated properties in that zone, you're looking at around $1,054 per square foot.

Beverlywood's western boundary runs along Hillcrest Country Club and Anchor Avenue. That private golf course is the major landmark separating the residential streets from the busier commercial corridors to the west.

The neighborhood is flanked by several other high-demand areas - Cheviot Hills, Crestview, La Cienega Heights, Reynier Village, Castle Heights, and Palms all border the immediate vicinity.

Buyers shopping in Beverlywood often expand the search to nearby luxury inventory in Century City, Beverly Hills, and Blair Hills. Cheviot Hills and Mid-City are among the most popular adjacent options, offering a mix of historic architecture and new construction that mirrors what you'll find inside Beverlywood itself.

The defining feature is the Beverlywood Homes Association and its Covenants, Conditions, and Restrictions - CC&Rs that govern both architecture and landscaping across every property within its boundaries. If you want to renovate, add on, or build new, your plans go to the association for approval. That's not optional.

Those standards are what keep the streetscapes consistent and the property maintenance uniform. It's a real differentiator from most of the city.

The landscaping rules require maintained front lawns and specific setbacks, which creates the wide, orderly streetscapes you'll notice immediately driving through. It's a sharp contrast to denser parts of Los Angeles.

The association also funds private security patrol cars that monitor the streets - a layer of service that goes well beyond what standard city resources provide.

Most luxury homes in Beverlywood are single-family detached properties. The mix runs from mid-century traditional homes and sprawling ranch-style houses to newly built custom estates. Current market data for the Los Angeles area shows homes spending roughly 48 days on market, and the regional average sale-to-list ratio sits at 99.6% - so well-priced, updated homes are selling close to ask.

Many of the original homes built in the 1940s and 1950s have been extensively remodeled or replaced outright. Developers regularly buy older properties to build large, modern mansions that maximize the lot. If you're focused on new construction, don't expect a relaxed pace - about 34% of homes in the broader LA region sell above list price, and turnkey luxury properties in Beverlywood see their share of multiple-offer situations.

Different parts of Beverlywood suit different daily routines. Streets along the western edge near Hillcrest Country Club tend to have larger lots and less through-traffic - the right fit if privacy is your priority. The eastern and northern edges give you faster access to major thoroughfares, which matters if you're commuting regularly to Century City or Downtown Los Angeles.

The southern borders near Palms and Pico-Robertson put you closer to commercial districts - grocery stores, restaurants, retail - without a long drive. If yard space and quiet streets are what you're after, the interior blocks governed by the Beverlywood Homes Association are where you want to focus. Mature trees, strict limits on commercial development, and the association's enforcement of those standards give those streets a different feel entirely.

Beverlywood's overall crime rate is reported as 50% below the national average - an index score of 50 against a national baseline of 100. That puts it safer than 99% of Los Angeles neighborhoods. A separate source gives the area a crime score of 3 out of 10, noting it ranks safer than the average U.S. neighborhood as well.

On top of the purchase price, you'll need to account for association dues. Homeowners in the Beverlywood Homes Association pay annual fees that fund the private security and administrative costs. Property taxes in California are assessed at roughly 1% to 1.25% of the purchase price, so on a $2.5 million home, budget at least $25,000 annually for base property taxes before local assessments are added.

The official Beverlywood map is defined by the association boundaries: south of Pico Boulevard, east of Anchor Avenue and the Hillcrest Country Club, north of Cattaraugus Avenue, and west of Robertson Boulevard. That central Westside position gives you a buffer from the densest parts of the city while keeping major employment hubs within reasonable reach.

Century City sits just to the northwest - office towers, luxury condos, the works. Beverly Hills borders further north with a similar luxury real estate profile. To the south, Palms is a denser mix of apartments and smaller single-family homes. That contrast makes Beverlywood's low-density residential zoning stand out all the more clearly.

The highest-priced streets are along the western boundary. Streets running near Hillcrest Country Club and Anchor Avenue feature large lots and custom estates that command the top prices in the neighborhood.

Based on recent local brokerage data, you're looking at around $1,054 per square foot. Fully updated or newly built custom mansions can exceed that average depending on lot size and amenities.

Yes. Homes within the Beverlywood Homes Association typically carry a premium. The enforced CC&Rs on architecture and landscaping, combined with private security, drive higher valuations compared to adjacent non-association streets.

Beverlywood prices are comparable to Cheviot Hills, with both areas seeing median values between $1.7 million and over $3 million. Beverly Hills generally maintains a higher price ceiling for ultra-luxury estates, but Beverlywood offers similar amenities and lot sizes.

The Beverlywood Homes Association enforces strict CC&Rs on all properties within its boundaries. Any plans for landscaping or architectural changes have to be submitted to the association to confirm they meet the neighborhood's uniform standards.

The private security directly supports the area's low crime rate, which sits 50% below the national average and makes Beverlywood safer than 99% of Los Angeles neighborhoods. That safety record is part of what supports multi-million dollar property values here.