Deciding between 90210, 90211, and 90212 can feel like choosing among three very different versions of Beverly Hills. Each ZIP has its own market rhythm, housing types, and daily lifestyle. If you are relocating or moving up, you want clarity on where your budget stretches, what the trade‑offs look like, and how to approach the search with confidence.
In this guide, you will learn how each ZIP behaves, realistic price bands, the kinds of homes you will actually see, and the buyer strategies that work on the ground. You will also get a practical checklist to speed up decisions and avoid costly surprises. Let’s dive in.
Quick orientation by ZIP
90210 overview
90210 covers much of the hills and canyons and attracts privacy‑driven estate buyers. You will find larger lots, gated enclaves, and homes that prioritize views, security, and outdoor space. Inventory counts are lower, but property values are high, and off‑market activity is common for top properties.
90211 overview
90211 sits in central Beverly Hills and includes walkable residential streets near shopping and dining. You will see a mix of boutique condos, mid‑rise buildings, and smaller single‑family homes on more traditional city lots. Many buyers choose 90211 for shorter commutes, day‑to‑day convenience, and a broader choice of condos.
90212 overview
90212 is compact and close to the business district, parks, and public amenities. Housing options include luxury condo buildings, small multifamily, and select single‑family streets near schools. Buyers often prioritize proximity to Beverly Hills High, municipal services, and an easy plug‑in to the Golden Triangle.
Price bands and expectations
Beverly Hills is one of the highest‑priced areas in Los Angeles County. Because product mixes vary widely, medians can be misleading. Think in product‑specific bands and verify with recent MLS comps in your target micro‑area.
- Entry condos and townhomes: common in 90211 and 90212, typically from the mid‑ to high six figures into the low seven figures depending on building amenities, size, and condition.
- Starter single‑family: begins in the low millions in the central ZIPs, with prime streets and larger lots much higher.
- Move‑up and luxury single‑family: mid‑ to high single‑digit millions are typical, with big premiums for views, lot size, and turnkey condition.
- Trophy and ultra‑luxury estates: 90210 enclaves and view estates reach well into eight figures, with select trades above $20M, often privately.
These ranges are intentionally broad. Street, lot size, hillside vs flat, new‑build status, and privacy features are major price multipliers. For a real budget, pull 6 to 12 recent comps specific to your micro‑neighborhood and home type.
Housing types and micro‑areas
90210 housing and micro‑areas
- Typical stock: large estates, mid‑century hillside homes, and redevelopment‑ready properties within gated or semi‑private settings.
- Lot profile: larger parcels across canyons and ridgelines, with significant premiums for privacy, views, and gates.
- Notable micro‑areas: Trousdale Estates, Beverly Park, and sections of Benedict Canyon and Coldwater Canyon edges are known for scale, panoramic outlooks, and high security.
- Who it fits: buyers who value privacy, outdoor space, and an estate feel, including high‑net‑worth families and purchasers seeking long‑term trophy value.
90211 housing and micro‑areas
- Typical stock: the Flats feel with tree‑lined streets, boutique condos, and older single‑family homes suited to renovation or ADU potential.
- Lot profile: smaller, grid‑pattern lots that make modernization and additions more straightforward.
- Notable micro‑areas: the Golden Triangle fringe, South Santa Monica Boulevard corridors, and blocks near Beverly Gardens Park.
- Who it fits: professionals and families who want walkability, shorter drives to Westside job centers, and strong resale liquidity in the condo and small SFR segment.
90212 housing and micro‑areas
- Typical stock: luxury condos and select single‑family pockets near parks and schools, with small multifamily in places.
- Notable micro‑areas: blocks near Beverly Hills High and the business district, with period homes on certain streets.
- Who it fits: buyers drawn to schools, city amenities, and full‑service condo living with concierge options.
Lifestyle, schools, and commute
Walkability rises as you move from the hills into the central ZIPs. 90211 and 90212 place you closer to shopping and dining and typically shorten drives to mid‑Wilshire, Century City, and Santa Monica. 90210 delivers more privacy and views, but commutes can be longer and more variable due to canyon routes.
Beverly Hills Unified School District is a major draw for many families. School proximity can influence demand on adjacent streets and in certain micro‑areas. Always verify current boundaries, programs, and enrollment requirements directly with BHUSD.
Buyer behavior and search strategy
- Off‑market access matters: Private and whisper listings are common at the top end, especially in 90210. Leverage a local agent network to see more than what is publicly listed.
- Be fast and documented: Proof of funds and strong pre‑approval signal readiness. Sellers of high‑value homes often vet buyers for the ability to close.
- Elevate diligence: Hillside and canyon homes may require geotechnical review, slope and drainage inspection, and close scrutiny of permitting history. For condos, examine HOA reserves, rules, and any special assessments.
- Plan negotiations by segment: In the ultra‑luxury tier, prices can be less elastic because privacy, views, and turnkey condition carry premiums. In the mid‑market condo and small SFR segment, leverage inventory, condition, and days on market in your negotiation plan.
- Expect custom terms: Luxury escrows often include tailored timelines. Appraisal gaps on financed deals can be a friction point, so plan buffers or bridge options.
Zoning, permitting, and risk
Beverly Hills has strict design review, historic overlays, and hillside regulations that affect rebuilds and expansions. Expect longer approval cycles for significant projects. Parts of 90210 sit within the City of Los Angeles while carrying a Beverly Hills ZIP. Confirm jurisdiction early because permitting authorities and timelines can differ.
Insurance and risk vary by location. Hillside properties may face elevated wildfire, mudflow, and slope‑stability exposures, and earthquake insurance is a separate and sometimes costly decision. Factor quotes and availability into your underwriting during escrow.
Which ZIP is the best value
“Value” depends on your goals.
- If you want walkability and broad product choice: 90211 and 90212 often offer strong liquidity per dollar, especially in condos and smaller single‑family homes.
- If you prioritize schools and city amenities: 90212’s proximity to parks and public facilities is convenient, with a range of condo options.
- If you seek privacy and long‑term trophy potential: 90210’s hills and enclaves command higher upfront costs but can deliver unique, scarce attributes that hold appeal over time.
Practical checklist for relocators and move‑up buyers
- Define top priorities: lot size, views and privacy, school access, commute time, maintenance footprint, and need for security or concierge.
- Build three shortlists: A) Quiet estate targets in 90210, B) Walkable Flats and condo targets in 90211, C) School and amenity targets in 90212.
- Pull targeted comps: Review 6 to 12 recent sales that match your product type, lot size, and micro‑location.
- Line up financing: Secure a strong pre‑approval or proof of funds to compete credibly.
- Hire a local specialist: Seek an agent with Beverly Hills relationships for off‑market access and fast read‑through on value.
- Run focused diligence: Title and permit history for all homes; geotechnical and slope for hillside properties; HOA reserves, CC&Rs, and assessment history for condos; insurance quotes for wildfire and earthquake.
- Budget for soft costs: If you plan to rebuild or expand, factor design review, extended timelines, and any neighborhood hearings.
How a local advisor helps
You benefit from an advisor who understands both the market story and the technical details behind value. A development‑savvy approach can flag scope and cost on renovations, help you avoid permitting pitfalls, and position offers to win without overpaying. Pair that with a strong network for off‑market inventory, and you will see more options and make cleaner decisions.
If you are weighing 90210 against 90211 or 90212, a focused plan that targets the right micro‑streets, pulls precise comps, and anticipates diligence is the fastest route to the right home.
Ready to narrow your shortlist or pressure test your budget across the three ZIPs? Let’s connect for a focused strategy session that aligns your goals with the right micro‑markets and a clear execution plan.
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FAQs
What is the main difference among 90210, 90211, and 90212?
- 90210 skews to private hillside estates, 90211 offers walkability and a strong condo and small SFR mix, and 90212 centers on proximity to schools, parks, and the business district.
How do prices compare across the three Beverly Hills ZIPs?
- Expect higher acquisition costs for estate properties in 90210, with more approachable entry points in 90211 and 90212 condos and smaller homes.
Is 90210 always inside the City of Beverly Hills for permitting?
- Not always, because some 90210 areas fall under the City of Los Angeles, so confirm jurisdiction early to avoid approval and timeline surprises.
What should I know about due diligence for hillside homes in 90210?
- Plan for geotechnical review, drainage and slope evaluation, and a careful look at permit history, along with wildfire and earthquake insurance considerations.
Are condos in 90211 and 90212 good entry points into Beverly Hills?
- Often yes, but review HOA reserves, rules, and any special assessments, and compare recent comps in the building and immediate area.
How do Beverly Hills schools factor into a purchase in 90212?
- BHUSD draws demand near certain schools, so verify current boundaries and programs directly with the district during your search.
What negotiation dynamics should I expect at the high end in 90210?
- Ultra‑luxury sellers often prioritize privacy and certainty, with limited price elasticity, custom timelines, and a preference for well‑documented buyers.
