Zip code 90210, Mar 2026 to May 2026, from the Redfin Data Center. 90210 also covers the City of Beverly Hills itself, including the Flats and Trousdale, so these medians blend the canyons 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.
William Mulholland and the Department of Water and Power began a reservoir in upper Franklin Canyon in 1914 to hold water newly arrived through the Los Angeles Aqueduct, on land bought from the Doheny family. The small lake later became a favorite filming location (it opens The Andy Griffith Show), and since 1981 the canyon has been parkland, a wild pocket of the Santa Monica Mountains in the middle of the 90210 hills.
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, around Benedict, Coldwater and Franklin canyons. Homes here have a Beverly Hills 90210 mailing address, but they are in the City of Los Angeles. City maps often call the area Beverly Crest.
The housing is as varied as the terrain. Canyon floors hold mid-century and ranch-style homes, cottages and Spanish houses tucked 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. Lot sizes and shapes vary widely, and many homes step down the slope with garages at the street.
The feel
- Franklin Canyon Park has a small lake, a duck pond and hiking trails in a surprisingly wild setting.
- Coldwater Canyon Park, home to TreePeople, sits at Mulholland and Coldwater with trails and views over both sides of the hills.
- Canyon roads like Benedict and Coldwater are green and winding, lined with old trees and hidden driveways.
- Down the hill, Sunset Boulevard, the Beverly Hills Hotel and Rodeo Drive are a short drive away, and Ventura Boulevard is just over the top.
Eat, drink, shop
- Fountain Coffee Room (Beverly Hills Hotel, Sunset Blvd). The hotel's retro downstairs counter, all banana-leaf wallpaper, silver dollar pancakes and eggs Benedict. Time Out LA
- Black Market Liquor Bar (Ventura Blvd, Studio City). A long-running gastropub with a broad menu and a big craft beer list, just over the hill. The Infatuation
- Yume Sushi (Ventura Blvd, Studio City). A casual sushi spot that shines at lunch and for takeout boxes. The Infatuation
- Burosu Ramen (Ventura Blvd, Studio City). A ramen shop known for its spicy bowls and a brothless house style. The Infatuation
Getting around
Coldwater Canyon is the main crossing between Beverly Hills and Studio City, and Benedict Canyon climbs from Sunset toward Mulholland. Off-peak, Sunset is often 5 to 10 minutes from most homes, Ventura Boulevard about 10 to 15, Century City around 15, and Downtown 30 to 40. The canyon roads back up at rush hour, which is worth testing before you buy.
What's new
- One Beverly Hills. Down the hill at Wilshire and Santa Monica Boulevards, the development with an Aman hotel, residences and gardens is under construction, with phased delivery slated to begin in 2027.
- Metro D Line. The subway reached Wilshire/La Cienega in Beverly Hills in May 2026, with the Beverly Drive and Century City stations under construction.
Good to know
- City of LA, not Beverly Hills. Despite the address, City of LA permits, building codes and hillside rules apply. LA's hillside regulations can limit home size, grading and additions, and properties near Mulholland may fall under the Mulholland Scenic Parkway Specific Plan's design review. Confirm the jurisdiction for any specific address.
- Fire zones and insurance. Much of this area is in a Very High Fire Hazard Severity Zone. That can make insurance harder to find and more expensive, and it brings building and landscaping requirements. Check the address on the State Fire Marshal's maps and get insurance quotes before you're in contract.
- Brush clearance. The LA Fire Department requires owners in these zones to clear brush around structures, with annual inspections. Factor in the yearly cost.
- Transfer taxes. As a City of LA property, sales above certain price thresholds are generally subject to the Measure ULA transfer tax. Ask your escrow officer how it applies and check the City of LA Office of Finance.
- Slopes and access. Inspect retaining walls, drainage and soils, and check road access and parking for steep or narrow streets.