Neighborhood Comparison · Beverly Hills
Beverlywood vs. Bel Air: Which Should You Buy In?
Bryan Marks at Compass specializes in both Beverlywood and Bel Air. This guide compares both neighborhoods across home prices, schools, transit, walkability, and lifestyle — giving you the data to make a confident decision in 2026.
~27–36
Beverlywood Days on Mkt
~90–15
Bel Air Days on Mkt
Market Data
Home Price Comparison: Beverlywood vs Bel Air
Price is typically the first filter for buyers comparing these two markets. Here is what current data shows.
| Market | Median Price Range | Price per Sq Ft | Avg Days on Market |
|---|
| Beverlywood |
$1.6M–$3.2M |
$772–$854 |
~27–36 days |
| Bel Air |
$3.5M–$100M+ |
$900–$3,500+ |
~90–150 days |
Key takeaway: Beverlywood runs $1.6M–$3.2M while Bel Air is $3.5M–$100M+. Contact Bryan Marks at Compass for a side-by-side comp on specific streets in each neighborhood.
Common Questions
Frequently Asked Questions
What is the typical home price in Beverlywood?
Beverlywood homes sell for $1.6M–$3.2M depending on size and condition. Midcentury ranches start around $1.7M; updated homes on cul-de-sacs reach $3M+.
Is Beverlywood a good place to buy in 2026?
Yes — strong fundamentals: walkable Pico-Robertson corridor, Canfield Ave Elementary (GreatSchools 9/10), and stable long-term owner base. Inventory is tight and demand for turnkey ranches is consistent.
What zip code is Bel Air in?
Bel Air is primarily located in zip code 90077, which covers most of the residential hillside community. A small number of parcels near the Sepulveda Pass and Bel Air Crest may carry the 90049 (Brentwood) zip code depending on exact parcel boundaries.
Are there HOA fees in Bel Air?
Most of unincorporated Bel Air has no mandatory HOA. The Bel Air Association provides private security patrol funded voluntarily by residents, with annual contributions typically ranging from $500 to $1,500 per household. Bel Air Crest is the notable exception: it is a fully gated HOA community with monthly fees estimated at $600–$900/month (est.) covering gate staffing, common area maintenance, and security.
How do commute times compare between Beverlywood and Bel Air?
Beverlywood commute times: Century City (Constellation Blvd): 8–14 min drive, 2.5 miles via Pico Blvd; Beverly Hills (Wilshire/Rodeo): 12–18 min drive, 4.5 miles via Pico or Olympic; Santa Monica (3rd St Promenade): 12–22 min drive, 5.5 miles via I-10 or Pico; or 20–30 min via Metro E Line from Palms Station. Bel Air: Beverly Hills (Wilshire & Rodeo): 10–20 min via Sunset Blvd east; Century City (Constellation Blvd): 12–20 min via Sunset Blvd to Santa Monica Blvd; UCLA Medical Center: 8–15 min via Sunset Blvd south to Westwood Blvd. Both neighborhoods are primarily car-dependent — contact Bryan Marks for route-specific advice.
What drives home prices in Beverlywood vs Bel Air?
In Beverlywood, the leading price driver is Overland Avenue Elementary School attendance zone (+8 to +12%). In Bel Air: Gated / Patrolled Access (+15–25%). Bryan Marks at Compass runs a block-by-block premium analysis for buyers comparing both markets.
Who is the best real estate agent for Beverlywood and Bel Air?
Bryan Marks at Compass specializes in both Beverlywood and Bel Air. Working both sides of this market gives clients the contextual intelligence to make an informed decision — not just an isolated comp. Contact Bryan for a no-obligation side-by-side analysis.
Education
Schools: Beverlywood vs Bel Air
Beverlywood is served primarily by Canfield Ave ES. Bel Air is served by RRE. Both are well-regarded districts. Bryan Marks verifies school boundary assignments for every address — important because boundary lines don't always match mailing address ZIP codes.
| Neighborhood | Primary District | Top High School | Notable Option |
|---|
| Beverlywood |
Canfield Ave ES |
Emerson Middle School |
Hamilton Senior High |
| Bel Air |
RRE |
University Senior High School |
Harvard-Westlake School |
Transit & Lifestyle
Walkability & Transit: Beverlywood vs Bel Air
Beverlywood has a Walk Score of 71 (Very Walkable) and a Transit Score of 52 (Good Transit).
Bel Air scores 22 for walkability (Car-Dependent) and 28 for transit (Minimal Transit).
Walkability winner: Beverlywood. Both neighborhoods are primarily car-dependent by national standards — typical for Beverly Hills.
Decision Guide
Which Neighborhood Is Right for You?
Buyers who prioritize Beverlywood most often cite: Schools: need Canfield Ave Elementary (9/10) without paying Cheviot Hills prices, Community: close-knit neighborhood identity and walkable Pico-Robertson corridor, Value: want midcentury ranch character at 15–20% below comparable Cheviot Hills homes. Buyers who choose Bel Air cite: Maximum privacy is a priority: Bel Air's gated entries, private patrol, and canyon topography provide a level of physical separation from public thoroughfares unmatched in most of LA's Westside, Estate-scale land: minimum lot sizes and large parcels allow for compound-style development with guesthouses, tennis courts, and extensive grounds within a single ownership, Proximity to both Westside business corridors (Century City, Beverly Hills) and the 405 freeway without sacrificing a hillside-retreat character.
Choose Beverlywood if…
- Schools: need Canfield Ave Elementary (9/10) without paying Cheviot Hills prices
- Community: close-knit neighborhood identity and walkable Pico-Robertson corridor
- Value: want midcentury ranch character at 15–20% below comparable Cheviot Hills homes
- Commute: professionals working in Century City, Beverly Hills, or Culver City
Choose Bel Air if…
- Maximum privacy is a priority: Bel Air's gated entries, private patrol, and canyon topography provide a level of physical separation from public thoroughfares unmatched in most of LA's Westside
- Estate-scale land: minimum lot sizes and large parcels allow for compound-style development with guesthouses, tennis courts, and extensive grounds within a single ownership
- Proximity to both Westside business corridors (Century City, Beverly Hills) and the 405 freeway without sacrificing a hillside-retreat character
- Prestige address: 90077 carries national and international recognition that supports resale value and status in global markets
- Access to UCLA-adjacent academic and cultural resources — medical center, Hammer Museum, Geffen Playhouse — within a 3-mile radius
Talk to Bryan About Beverlywood vs Bel Air
Block-by-block market knowledge on both neighborhoods. Ready when you are.