One county, 88 cities
When people say "LA," they usually mean the whole sprawl from the beaches to the foothills. On paper it's more complicated. Los Angeles County has 88 incorporated cities, and the City of Los Angeles is just one of them, though by far the largest. Several other cities sit right in the middle of it or along its edges, each with its own city council, zoning code and permit counter. And large parts of the county belong to no city at all.
For a buyer, the name on the map matters less than the jurisdiction behind it. Two homes a few blocks apart can follow different building rules, rent rules and transfer taxes. Here's a general overview.
Cities tucked into (or next to) Los Angeles
These are separate cities, even though many feel like LA neighborhoods:
- Beverly Hills, surrounded almost entirely by the City of LA.
- West Hollywood, incorporated in 1984, between Hollywood and Beverly Hills.
- Culver City, the studio town on the Westside.
- Santa Monica, on the coast, including North of Montana.
- Malibu, along the coast to the west.
- Burbank and Glendale, at the east end of the Valley.
- Pasadena and South Pasadena, in the San Gabriel Valley.
- San Fernando, a small city completely surrounded by the City of LA in the northeast Valley.
The South Bay and Long Beach are a string of separate cities too: Manhattan Beach, Hermosa Beach, Redondo Beach, El Segundo, Torrance, Palos Verdes Estates, Rancho Palos Verdes and Long Beach. Each has its own city hall, planning department and local rules, even where one beach town runs straight into the next.
Places that feel like cities but are part of LA
Plenty of well-known names are neighborhoods of the City of Los Angeles, not cities of their own. That includes Hollywood, Venice, Silver Lake, Brentwood, Pacific Palisades, and most of the San Fernando Valley, including Studio City, Sherman Oaks, Encino and Woodland Hills. Some of these names show up on mailing addresses, but permits, zoning and rent rules all run through the City of LA.
Unincorporated county areas
Some communities aren't in any city. Marina del Rey, Ladera Heights, View Park and Altadena are examples. In these areas, the County of Los Angeles handles planning, permits and many services, and the county Board of Supervisors plays the role a city council would elsewhere. Building rules and processes can differ from the city next door, so check with LA County Planning for these addresses.
Why it matters when you buy
This is general information, not legal or tax advice. Rules change, so verify anything that affects your purchase with the city, your escrow officer or a qualified professional.
- Permits and building rules. Each city sets its own zoning, design review, hillside rules and permit process. If you plan to remodel, add on or build, the city decides how much, how tall and how long it takes.
- ADUs. State law generally allows accessory dwelling units across California, but each city layers on its own standards for size, setbacks, parking and process. Look up the rules for the specific city.
- Rent rules. The City of LA has its Rent Stabilization Ordinance (RSO overview), and Beverly Hills, Santa Monica, West Hollywood and Culver City each have their own rent and tenant protection rules. Elsewhere, statewide rules generally apply. This matters most if you're buying a duplex, a building with tenants or a home with a rented guest house.
- Transfer taxes. The county charges a documentary transfer tax of $1.10 per $1,000 of value. On top of that, the City of LA adds its own base tax plus Measure ULA on higher-priced sales, and several other cities, including Culver City and Santa Monica, have their own city transfer taxes. Who pays is usually negotiated in the contract. Ask your escrow officer to confirm the exact amounts for any address.
- City services. Some cities run their own police and fire departments, including Beverly Hills, Santa Monica, Culver City and Pasadena. Others, like West Hollywood and Malibu, contract with the County for sheriff and fire services. Trash, water and utility providers can also vary by city.
Mailing addresses can be misleading
The city on an envelope is set by the post office, not by city limits. A few common examples:
- Beverly Hills Post Office is an area in the hills with Beverly Hills mailing addresses that is actually in the City of Los Angeles.
- "Hollywood Hills" is a description, not a city. These homes are generally in the City of LA, with Los Angeles mailing addresses.
- Border streets near West Hollywood, Culver City and Beverly Hills can carry one city's name in the address while sitting in another city entirely.
How to check the real jurisdiction
Before you rely on any rule, confirm which city (or the county) the parcel is actually in. The LA County Assessor's property portal lets you search any parcel in the county. For addresses in the City of Los Angeles, ZIMAS shows zoning, overlays, hillside and fire zone designations, and more. For other cities, the city's planning department can confirm zoning and permit history. Your escrow and title officers will also confirm the jurisdiction during the transaction, but it's worth knowing before you write an offer.