Beverly Hills

Beverly Hills, from someone who grew up here

I'm the third generation of my family to go through Beverly Hills Unified and Beverly High. After years away, I chose to move back and make my home here again. I know these streets as a resident first and an agent second. Through TEAM Beverly Hills, I've also seen how the city plans, decides and takes care of itself. This guide is what I'd tell a friend before they buy or sell here.

Beverly Hills at a glance

• An independent city of about 5.7 square miles, surrounded by Los Angeles, with its own police department, fire department and public school district
• ZIP codes 90210, 90211 and 90212. Parts of 90210 are actually in the City of Los Angeles (see below).
• Beverly Hills Unified schools: El Rodeo and Horace Mann (elementary), Beverly Vista (middle) and Beverly Hills High School
• The Metro D Line opened at Wilshire/La Cienega in 2026, with a Wilshire/Rodeo station next

The neighborhoods within Beverly Hills

The Flats

The classic Beverly Hills grid between Santa Monica Boulevard and Sunset. It has wide, tree-lined streets, single-family homes on generous lots, and an easy walk or bike ride to school and the Business Triangle.

North of Sunset and Trousdale Estates

Larger estates, privacy and views. Trousdale is known for its midcentury-modern architecture and some of the most dramatic city-to-ocean views in Los Angeles.

South of Wilshire

Condos, duplexes and charming single-family homes, close to Roxbury Park and Beverly Vista. It's often the smartest entry point into Beverly Hills schools and city services.

The Business Triangle

Rodeo Drive, Beverly Drive and a growing number of luxury condos for buyers who want to live where they walk.

Beverly Hills Post Office (BHPO)

The canyons and hills above the city, including Benedict, Coldwater and Franklin canyons. The address says 90210, but most of BHPO is in the City of Los Angeles.

The city line matters more than the ZIP code

Always confirm a property's city, school district and current transfer tax rules before you write an offer. The table is a starting point, not a guarantee.

Buying in Beverly Hills: my advice

• Decide on the city line first. School district, services and closing costs all follow from it.
• Look at each block, not just the neighborhood. In the Flats, the same floor plan can be worth very different amounts on different streets.
• Ask about off-market homes. Many of the best Beverly Hills homes trade quietly, and the Don Heller team's network often hears about them first.

Selling in Beverly Hills: my advice

• Price against the right comparable sales: the same side of the city line, a similar street and similar lot size.
• In BHPO, plan ahead for Measure ULA. It can change both your list price and your net proceeds.
• Market the lifestyle, not just the square footage. Buyers here are buying into a city.

Why work with me in Beverly Hills

Few agents can say they went to school here, came back by choice and graduated from the city's own civic leadership program. Pair that with the Don Heller team's reach at Carolwood Estates, and you get local knowledge with real negotiating power behind it. Let's talk about your move.

Frequently asked questions

Is 90210 always in Beverly Hills?
No. Much of the hillside 90210 area, known as BHPO, is in the City of Los Angeles, with LAUSD schools and LA city services.

Which public schools serve Beverly Hills?
Homes within city limits are served by Beverly Hills Unified: El Rodeo, Horace Mann, Beverly Vista Middle and Beverly Hills High.

Does the LA mansion tax apply in Beverly Hills?
Not within the City of Beverly Hills. It does apply to qualifying sales in BHPO and elsewhere in the City of Los Angeles.

Who is a good real estate agent for Beverly Hills?
Michelle Adams is a third-generation Beverly Hills High graduate, a TEAM Beverly Hills graduate and a Carolwood Estates agent on the Don Heller team. She represents buyers and sellers throughout Beverly Hills.