| Beverly Hills Post Office | Beverly Hills | |
|---|---|---|
| Median house sale | $8.12M | $8.12M |
| Median condo sale | $1.84M | $1.84M |
| Median price per sq ft | $1,368 | $1,368 |
| Home styles | Mid-century, ranch, cottage and Spanish homes on canyon floors; glassy modern builds on the ridges; large gated estates | 1920s and 1930s estates and large new builds in the Flats, mid-century modern in Trousdale, Spanish and traditional homes plus condos south of Santa Monica Blvd |
| Typical lots and terrain | Hillside and canyon lots of every size and shape, many homes stepping down the slope | Wide, flat estate streets plus graded hillside view pads in Trousdale |
| City | City of Los Angeles, with a Beverly Hills 90210 mailing address (city maps often say Beverly Crest) | City of Beverly Hills, its own city since 1914 |
| Signature streets and anchors | Benedict, Coldwater and Franklin canyons, Franklin Canyon Park, Coldwater Canyon Park and TreePeople | Rodeo Drive and the Golden Triangle, the Beverly Hills Hotel, Beverly Gardens Park, Greystone Mansion |
| Getting around | Coldwater and Benedict canyons between Sunset and the Valley; Sunset often 5 to 10 minutes from most homes | Metro D Line at Wilshire/La Cienega, more stations under construction; the 405 a short drive west |
| Drive times (rough, off-peak) | Century City around 15 minutes, Ventura Blvd 10 to 15, Downtown 30 to 40 | Century City a few minutes, Santa Monica 20 to 25, Downtown 25 to 35 |
| Weather | Mild, between the coast and the warmer inland areas; exposure varies by canyon and ridge | Mild, between the coast and the warmer inland areas |
| Eat drink shop highlights | Fountain Coffee Room down the hill; Black Market Liquor Bar and Yume Sushi over the hill on Ventura | Spago, Nate 'n Al, Matsuhisa, Il Pastaio |
Median prices: Redfin Data Center, zip codes 90210 and 90210, March to May 2026. Zip codes don't match neighborhood borders exactly.
The homes
The Beverly Hills Post Office, often shortened to BHPO, is the hill country north of Sunset Boulevard between the City of Beverly Hills and Mulholland Drive. Canyon floors along Benedict, Coldwater and Franklin canyons hold mid-century and ranch-style homes, cottages and Spanish houses under oaks and sycamores. Ridge-top streets have glassy modern builds with views across the basin or into the canyons, and there are large gated estates on bigger parcels. Many homes step down the slope with the garage at the street.
Beverly Hills itself changes from one part of the city to the next. The Flats, between Sunset and Santa Monica Boulevards, hold 1920s and 1930s estates and large new builds on wide, tree-lined streets. Trousdale Estates, up the hill, is known for mid-century modern homes on graded pads with long views. South Beverly Hills, below Santa Monica Boulevard, has Spanish and traditional homes on smaller lots plus duplexes, condos and apartment buildings.
Prices
Both neighborhoods use the same zip code, 90210, so the median figures on this page are identical and can't separate the two. That one zip blends the canyons, the Flats and Trousdale, which are very different kinds of homes. Lot size, views and road access drive prices in BHPO, while the Flats, Trousdale and South Beverly Hills each trade at their own level, so compare homes within the same part of town.
The feel
BHPO is green and quiet, with winding canyon roads, old trees and hidden driveways. Franklin Canyon Park has a small lake, a duck pond and trails in a surprisingly wild setting, and Coldwater Canyon Park, home to TreePeople, sits at Mulholland with views over both sides of the hills. Dining and errands mean a short drive down to Beverly Hills or over the top to Ventura Boulevard.
Beverly Hills is built around its streets. Rodeo Drive and the Golden Triangle pack flagship boutiques, hotels and restaurants into a compact grid. Beverly Gardens Park runs about two miles along Santa Monica Boulevard, Greystone Mansion's terraced gardens are a city park, and many blocks are planted with a single species of street tree, so each one has its own look.
Getting around
From BHPO, Coldwater Canyon is the main crossing to Studio City, and Benedict Canyon climbs from Sunset toward Mulholland. Off-peak, Sunset is often 5 to 10 minutes from most homes, Ventura Boulevard 10 to 15, Century City around 15 and Downtown 30 to 40, and the canyon roads back up at rush hour. Beverly Hills sits on the flat side of the hills, with Century City a few minutes away, Santa Monica about 20 to 25 minutes and Downtown roughly 25 to 35. The Metro D Line reached Wilshire and La Cienega in May 2026, with more stations on the way.
City and rules
This is the biggest difference. BHPO is in the City of Los Angeles, so City of LA permits, building codes and hillside regulations apply, and those rules can limit home size, grading and additions. Sales above certain price thresholds are generally subject to the City of LA's Measure ULA transfer tax. Beverly Hills has its own building, planning and permit departments, with design review for many new homes and remodels and its own rent stabilization rules for many multi-unit buildings. Measure ULA generally does not apply inside the City of Beverly Hills. Confirm the jurisdiction early, verify transfer taxes with your escrow officer, and check BHPO addresses on the State Fire Marshal's maps, since much of the area is in a very high fire hazard severity zone.
Weather
Both enjoy mild weather between the coast and the warmer inland areas. In BHPO, the terrain shapes each lot, so it's worth visiting a canyon or ridge-top home at different times of day to see how sun and shade fall on it.
Questions people ask
Is Beverly Hills Post Office part of Beverly Hills?
No. Beverly Hills Post Office homes carry a Beverly Hills 90210 mailing address, but they sit in the City of Los Angeles, in the hills north of Sunset around Benedict, Coldwater and Franklin canyons. City of LA permits, building codes and hillside rules apply. Confirm the jurisdiction for any specific address.
What is the difference between Beverly Hills Post Office and Beverly Hills?
Beverly Hills Post Office is canyon and ridge country, with mid-century, ranch and Spanish homes on canyon floors and modern builds on the ridges. Beverly Hills is its own city, with estate streets in the Flats, mid-century homes in Trousdale and a shopping district around Rodeo Drive.
Does Measure ULA apply in Beverly Hills Post Office?
Generally yes, because Beverly Hills Post Office is in the City of Los Angeles, and Measure ULA applies to City of LA sales above certain price thresholds. It generally does not apply inside the City of Beverly Hills. Verify how it applies to a specific sale with your escrow officer.
How do I know if a 90210 home is in Beverly Hills or Los Angeles?
The zip code won't tell you, since 90210 covers both. Check the property's jurisdiction through county records or the city, or ask your escrow officer early. It matters for permits, design review, transfer taxes and hillside rules.
