Beverly Hills Housing Market and Home Prices: What the Official Data Shows

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Last updated November 13, 2026. Reviewed by the Cash Home Buyers CA team.

Beverly Hills is one of the few California cities where the U.S. Census Bureau cannot publish an exact median home value: it reports the figure as $2,000,000 or more. This guide uses only official government data to show what the housing market in Beverly Hills looks like, what that data can and cannot tell a seller, and how to price a home when published medians stop at a ceiling.

Beverly Hills housing at a glance

Population (July 1, 2025 estimate)	30,764 (California: 39,355,309)
Change since April 2020 estimates base	-5.9% (California: -0.5%)
Median value of owner-occupied homes, 2020-2024	$2,000,000+ (California: $734,700)
Owner-occupied housing unit rate	41.0% (California: 55.9%)
Median gross rent	$2,830 (California: $2,036)
Median owner costs with a mortgage	$4,000+ per month (California: $2,946)
Households	14,449, averaging 2.18 persons
Median household income (2024 dollars)	$132,977 (California: $99,122)
Residents aged 65 and over	25.4% (California: 17.5%)
Lived in the same house a year earlier	86.1% (California: 89.2%)

All figures come from Census Bureau QuickFacts. Home value, rent, income, households and tenure are American Community Survey 2020-2024 five-year estimates; population is the Bureau’s July 2025 estimate. Five-year estimates blend several years, so they trail what a listing agent will quote this month.

What the $2,000,000+ ceiling means for sellers

The Census Bureau flags medians that fall in the open-ended top interval of its distribution, and Beverly Hills lands there for both home value ($2,000,000+) and monthly owner costs with a mortgage ($4,000+).

In practice this means at least half of owner-occupied Beverly Hills homes are valued above the top interval, and the published number says nothing about how far above. A seller who reads the Census median as a price benchmark is reading a floor, not a midpoint.

The practical lesson is that neighborhood-level comparables matter more here than any citywide statistic. Homes north and south of Santa Monica Boulevard, in the hillside streets, and in the flats vary widely in lot size, view, architecture and entitlement history.

Two houses a few blocks apart can sit in different price tiers. Official data helps you understand the market’s shape; a recent sold-comparable analysis, an appraisal, or a cash offer is what actually prices your house.

An owner-minority city

Only 41.0% of Beverly Hills housing units are owner-occupied, compared with 55.9% statewide. The rest are rented, which reflects the city’s condominium and apartment stock. For a seller of a single-family house this has two effects.

The buyer pool for houses includes a high share of buyers who are moving up from renting or who are buying a second residence, and investor and cash buyers are common.

Median gross rent of $2,830 is about 39% above the state figure of $2,036 (our arithmetic from the Census numbers), which is one reason rental-minded buyers look at the city.

Who lives in the market

About one in four residents (25.4%) is 65 or older, well above the state share of 17.5%. Many long-time owners hold homes with very low assessed values relative to market value. That is a tax reality worth understanding before you sell: a sale resets the assessment for the next owner, and some sellers weigh that against alternatives. Our Prop 13 reassessment guide explains how reassessment works at a change of ownership.

The Census estimate shows the population down 5.9% from the April 2020 base to July 2025, a steeper drop than California’s 0.5%. Fewer households competing for homes does not by itself lower prices, but it is part of the context for a market with long ownership tenures: 86.1% of residents lived in the same house a year earlier.

Income and affordability

Median household income is $132,977, about 34% above California’s $99,122. Against a home value of $2,000,000 or more, the ratio of value to income is at least 15, versus roughly 7.4 statewide (our arithmetic, comparing owner-occupied home value with all-household income, so treat it as a rough indicator only).

Affordability in Beverly Hills is therefore driven largely by equity, inherited wealth and cash, not by mortgage underwriting, which is one reason cash offers are a normal way for homes to change hands here.

The housing plan behind the market

The City of Beverly Hills publishes its 2021-2029 Housing Element update (the sixth cycle) and has opened a page for the 2029-2037 seventh-cycle update. The Housing Element is the state-required plan for where new homes can be built; it shapes future supply, though it does not set prices.

If you own a larger lot, check the planning pages before assuming your parcel is limited to one house. Our Beverly Hills zoning and ADU guide covers accessory dwelling unit rules, and the building permits guide explains what documented work adds to a sale.

How condition and paperwork change your price

In a market with a ceiling on public medians, condition and documentation do much of the price-setting. Buyers and lenders ask whether additions and remodels were permitted. Open permits, code notices or deferred maintenance reduce what traditional buyers will pay, and they lengthen escrow.

Our Beverly Hills code enforcement guide and the statewide guide to selling as-is with unpermitted work explain disclosure duties.

If you want to compare a full-service listing with a direct sale, the seller closing costs guide lists what each route costs, and the California home price and sales report places local numbers in a statewide context.

Three ways to sell a Beverly Hills house

List on the open market. Best when the home is in market-ready condition and you can wait through staging, showings and a conventional escrow.
Renovate, then list. Can raise the price, but adds cost, permit time and carrying costs while you wait.
Sell as-is for cash. Trades some upside for certainty: no repairs, no showings, and a closing date you choose.

How to sell a house in Beverly Hills

Gather your permits, disclosures and any city notices.
Compare recent sold homes of similar size, lot and condition.
Request a no-obligation cash offer for the house as it stands.
Pick a closing date that works for you.
Close with no repairs, no showings and no listing commissions.

More local pages: we buy houses in Beverly Hills and the Beverly Hills cash offer process.

Want to know what your Beverly Hills home would sell for in cash?

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Frequently asked questions

What is the median home price in Beverly Hills?

The Census Bureau reports a median value of owner-occupied homes of $2,000,000 or more for 2020-2024, which is the top of its published range, so an exact median is not available from that source.

Do most Beverly Hills residents own their homes?

No. The owner-occupied rate is 41.0%, compared with 55.9% for California as a whole.

How much is rent in Beverly Hills?

Median gross rent is $2,830 per the 2020-2024 American Community Survey, compared with $2,036 statewide.

Is Beverly Hills growing or shrinking?

The Census Bureau’s July 2025 estimate is 30,764 residents, 5.9% below the April 2020 estimates base.

How do I find the real value of my Beverly Hills house?

Use recent sold comparables, an appraisal, or a direct cash offer. Citywide Census medians are capped and cannot price an individual home.

Can I sell my Beverly Hills house as-is?

Yes. California sellers can sell as-is, including to cash buyers, as long as required disclosures are made.

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Sources

This guide is general information from public sources, not legal, tax or appraisal advice. Confirm current figures with official sources.