Zip code 90210 covers most of the City of Beverly Hills in western Los Angeles County, California. The area is bordered by West Hollywood to the east, Century City and Westwood to the south and west, and the Santa Monica Mountains foothills to the north. Beverly Hills is an independent incorporated city of roughly six square miles, with its own police, fire, school district, and water service. Its economy rests on luxury retail along Rodeo Drive, entertainment and talent industry offices, hospitality, medical services, and some of the most valuable residential real estate in the country.
Data Verification Segment: The 2026 economic and luxury real estate indices below are modeled estimates built from US Census ACS baselines, Los Angeles County assessor trends, and high-end listing patterns. Median home price is set near $3.7M, average monthly rent near $6,400, and cost of living near 260 on a scale where the US equals 100. These figures are indicative and should be confirmed against live records before any financial decision.
90210 Housing and Cost Data
| Metric | 90210 Estimated Value | Reference Benchmark |
|---|---|---|
| Median Home Price | ~$3.5M to $3.9M (midpoint ~$3.7M) | ~9x the US median (~$420K) |
| Average Monthly Rent | ~$6,400 | ~3.6x the US average (~$1,750) |
| Overall Cost of Living Index | ~260 (US = 100) | +160 points over US baseline |
| Top-Rated Public School Score | 8/10 (Beverly Hills High School) | US average ~5/10 |
| Average Monthly Utilities | ~$430 (water and electric) | ~1.9x the US average (~$225) |
What Living in 90210 Is Actually Like
Education & Academic Infrastructure in Beverly Hills
Public education is run by the Beverly Hills Unified School District, which operates independently of the Los Angeles Unified School District. The district includes elementary schools such as Beverly Vista, Hawthorne, Horace Mann, and El Rodeo, plus Beverly Hills High School, which draws strong college-prep enrollment and a deep alumni network. Enrollment generally requires residency inside city limits, so a Beverly Hills address matters more than a 90210 mailing address, since some 90210 mail areas fall outside the city. Verify eligibility directly with the district before signing a lease or purchase contract. Many families also consider private schools in the surrounding Westside, which adds tuition on top of already high housing costs.
Safety, Security & Local Emergency Response
Beverly Hills operates its own police and fire departments, which is a major reason residents describe response times as fast and patrol visibility as high. Violent crime is low relative to the broader Los Angeles area, while property crime, especially residential burglary and vehicle theft, remains the main concern and is why private security patrols, cameras, and gated driveways are common in the hills. The bigger geographic risk is wildfire and slope stability north of Sunset Boulevard, where hillside parcels fall within higher fire hazard areas and insurance can be costly or hard to place. Anyone evaluating a hillside home should request insurance quotes and review the city's hazard maps early in the process. Check the Beverly Hills Police Department's public crime reporting for current figures.
Commute Times & Los Angeles Traffic Accessibility
Beverly Hills sits at the center of the Westside, so many destinations are close in distance but slow at peak hours. Wilshire Boulevard, Santa Monica Boulevard, and Sunset Boulevard carry most east-west movement, while the I-405 and I-10 are reachable within about 10 to 15 minutes off-peak. Downtown Los Angeles, Santa Monica, and Hollywood are typically 20 to 45 minutes away depending on time of day, and LAX is often 30 to 50 minutes. The Metro D Line Extension along Wilshire is bringing subway stations to the Beverly Hills area, but check Metro for current construction and opening status before relying on it. Most residents still drive, and parking rules, permit zones, and congestion near Rodeo Drive and Wilshire are part of daily planning.
Premium Lifestyle, Luxury Amenities & Social Vibe
Daily life blends residential calm with high-end commerce. Rodeo Drive and the Golden Triangle anchor luxury shopping and dining, while Beverly Gardens Park, Greystone Mansion and Gardens, and the city's tree-lined residential streets provide open space within the flats. The Beverly Hills Hotel and other hospitality landmarks reinforce the area's entertainment-industry identity. Wealth is highly concentrated: household incomes and property values sit far above county norms, and the resident base includes entertainment executives, physicians, business owners, international buyers, and long-term homeowners. The flats south of Sunset are more walkable, while the hills favor privacy, views, and larger lots.
90210 vs. Neighboring Zip Codes
Beverly Hills prices vary sharply by sub-area, and nearby zip codes offer different density and premium levels. The ranges below are rough modeled estimates, not live listing data.
| Zip Code | Area | Approx. Median Home Value | Density and Character |
|---|---|---|---|
| 90210 | Beverly Hills (hills and northern flats) | ~$3.5M to $3.9M | Mix of estates and flats homes; own city services and school district |
| 90077 | Bel-Air (City of Los Angeles) | ~$6M to $9M | Very low density, large gated estates, LAUSD schools |
| 90211 | Beverly Hills (south of Wilshire) | ~$1.8M to $2.8M | Higher density, condos and smaller homes, lower entry prices |
The main difference is the premium for privacy and lot size. Bel-Air commands higher prices for sprawling gated parcels, but it is part of the City of Los Angeles, so services and schools differ from Beverly Hills. 90211 offers more attainable pricing and denser housing while keeping access to Beverly Hills city services. 90210 sits between them: a prestige address with a wide range of property types, from flats homes near Rodeo Drive to hillside estates.
Summary & Official Sources
90210 is best suited to high-income households, entertainment and medical professionals, and buyers who want a prestige Westside address with independent city services, a respected public school district, and close access to luxury retail and dining. It is a weaker fit for buyers seeking low-cost housing, transit-first living, or low insurance exposure in hillside areas. To verify the estimates in this guide, consult the US Census Bureau (American Community Survey) for income and demographics, the Los Angeles County Assessor for valuations and taxes, and the Beverly Hills Unified School District for enrollment rules. For utilities, check the City of Beverly Hills for water service, Southern California Edison for electricity, and SoCalGas for natural gas. The Beverly Hills Police and Fire Departments publish safety and emergency information, and LA Metro publishes transit project status.
