The Flats

Zip code 90210, Mar 2026 to May 2026, from the Redfin Data Center. 90210 also covers Trousdale Estates and the hills north of Sunset, so these medians blend the Flats with very different homes. Zip codes don't line up neatly with neighborhood borders, and medians hide a wide range of homes, so treat these as a rough feel for the area.

The homes

The Flats are the part of Beverly Hills between Sunset and Santa Monica Boulevards, laid out in the city's early decades on a gentle grid of curving streets. The original homes date mostly from the 1920s and 1930s: Spanish Colonial Revival, Tudor, Georgian, Mediterranean and French Normandy estates set back behind deep front lawns, often with pools, guest houses and garages at the rear.

Lots are large by city standards, which has made the Flats a magnet for rebuilding. Many original homes have been replaced with new construction, from traditional to contemporary, so a single block can mix century-old houses with recent builds. Lots tend to get larger closer to Sunset.

The feel

• The street trees give each street its identity. Many blocks are planted with one species, so you'll find streets of towering palms, others of jacarandas or other flowering trees.
• The Beverly Hills Hotel anchors Sunset Boulevard at the north edge, with Will Rogers Memorial Park, a small landscaped park with a pond, right across the street.
• Beverly Gardens Park runs along Santa Monica Boulevard at the southern edge, with the lily pond, fountains and the Beverly Hills sign.
• Rodeo Drive and the Golden Triangle's shops and restaurants are just south of Santa Monica Boulevard, a few minutes away.

Eat, drink, shop

• The Polo Lounge (Sunset Blvd). The Beverly Hills Hotel's storied dining room, with a pink, bougainvillea-draped patio that ranks among the prettiest outdoor tables in the city. Time Out LA
• La Dolce Vita (S Santa Monica Blvd). An Old Hollywood red-sauce Italian spot with stiff martinis and bone-in veal parm. The Infatuation
• Lorenzo California (Santa Monica Blvd). A lunchtime Italian counter for oversized focaccia sandwiches. The Infatuation
• Marea Beverly Hills (Camden Dr). A big, polished Italian restaurant focused on seafood and pasta. The Infatuation
• Sushi Note Omakase (Rodeo Dr). A high-end sushi counter hidden inside a parking garage, serving a long omakase. The Infatuation

Getting around

Sunset Boulevard runs west to Bel Air, Brentwood and the coast, and east to West Hollywood. Off-peak, Century City is about 5 to 10 minutes away, Santa Monica about 20 to 25, and Downtown roughly 25 to 35. The 405 is a short drive west, and Coldwater and Benedict canyons start just north of Sunset for trips over the hill to the Valley.

What's new

• One Beverly Hills. The development at Wilshire and Santa Monica Boulevards, a few minutes south, with an Aman hotel, residences and gardens, is under construction, with phased delivery slated to begin in 2027.
• Metro D Line. The Wilshire/La Cienega station opened in May 2026, and the Beverly Drive station on Wilshire is under construction, expected in spring 2027.

Good to know

• Beverly Hills rules apply. The City of Beverly Hills handles permits, and new homes and many remodels go through design review, with limits on size and setbacks. Check with the city's planning department early if you plan to build.
• Historic landmarks. Some older homes are designated local landmarks, which can limit changes or demolition. Ask whether a property is designated or eligible before you buy.
• Older homes, bigger systems. A 1920s house deserves careful inspections of the foundation, sewer line, plumbing and electrical.
• Transfer taxes. The City of LA's Measure ULA generally doesn't apply inside Beverly Hills city limits. Verify with your escrow officer.