Hollywood Hills

The short version

Median price

$1.7M

ZIP codes

90046, 90068, 90069

Region

Santa Monica Mountains / Central Los Angeles

County

Los Angeles County

Schools covered

4 rated

Redfin put the median sale at roughly $1.7M in mid-2026, while Zillow tracked a median sale nearer $2.1M and an average home value around $1.95M — the gap reflects property mix, not disagreement. Sub-areas diverge far more than the headline: Hollywood Dell entry runs about $1M–$2.5M, Beachwood Canyon $1.5M–$4M, and the Bird Streets hold a $3M floor with trades to $20M+.

About Hollywood Hills

The Hollywood Hills isn't really a single neighborhood — it's the collective name for roughly a dozen distinct canyon communities on the southern face of the Santa Monica Mountains, from Cahuenga Pass west to Laurel Canyon. Residents identify with their specific canyon ("I live in Beachwood Canyon" or "in the Bird Streets") rather than the umbrella term, and for good reason: pricing, architecture, and character vary dramatically between the ultra-luxury Bird Streets, Outpost Estates' 1927 Spanish villas, Beachwood Canyon's 1923 Hollywoodland Storybook tract, and Nichols Canyon's mid-century modernist quiet. The area holds one of America's richest concentrations of architecturally significant homes — Pierre Koenig Case Study Houses, Neutra, Lautner, Schindler, Wallace Neff — and it sits entirely within a high wildfire hazard zone. Sub-area selection is the most consequential decision a Hollywood Hills buyer makes.

Where Locals Actually Eat

Hidden gems and city-specific favorites — no chains.

• Yamashiro — Japanese dining in a 1914 hilltop replica palace above Franklin Avenue; the view over the basin is the reason to book.
• Beachwood Cafe — the Beachwood Canyon village institution, walkable from much of Hollywoodland and a regular stop on the way down from the Sign trails.
• La Poubelle — the French bistro that has anchored Franklin Village for decades; late hours and a durable neighborhood bar crowd.
• The Oaks Gourmet — market, wine bar, and cafe in one on North Bronson — breakfast burritos and grab-and-go for the canyon commute.
• Pace — organic Italian tucked into Laurel Canyon beside the Country Store; a canyon institution rather than a destination room.
• Running Goose — Central American and Yucatán small plates on North Cahuenga with a fire-pit garden patio; in the MICHELIN Guide. Down the hill, not in the canyons.

Top-Rated Schools

• Wonderland Avenue Elementary (LAUSD) — Public K-5 at 8510 Wonderland Ave, Los Angeles 90046, in the Laurel Canyon area of the Hills. Part of LAUSD's Hollywood Community of Schools.
• Valley View Elementary (LAUSD) — Public K-5 at 6921 Woodrow Wilson Drive, Los Angeles 90068, on the Cahuenga Pass side of the Hills.
• Boundaries vary canyon by canyon — The Hollywood Hills spans several LAUSD attendance areas, and middle and high school assignment in particular differs between sub-areas. Check the specific address with LAUSD's resident school lookup before relying on any assignment.
• Magnet, charter and private are common — Many Hills families apply out of their zoned school through LAUSD magnets, independent charters, or private schools in Hollywood and Studio City. Application timelines run months ahead of enrollment.

Fun Places & Local Character

• The Hollywood Sign — erected in 1923 as "HOLLYWOODLAND" to advertise the subdivision; "LAND" came off in 1949 and the sign was rebuilt entirely in 1978.
• The Hollywoodland Gates — the original 1923 stone gateposts still stand at Beachwood Drive and Westshire Drive.
• Lake Hollywood Reservoir — upper-canyon reservoir and adjacent Lake Hollywood Park; some of the most direct Hollywood Sign views in the Hills.
• Bronson Caves — at the base of Bronson Canyon with direct Griffith Park trail access — the Batcave of the original Batman series and a filming location many times over.
• Mulholland Drive — the ridgeline scenic drive that strings the sub-areas together, with overlooks on both the basin and Valley sides.
• Stahl House (Case Study House #22) — Pierre Koenig, 1960, at 1635 Woods Drive; on the National Register and LA Historic-Cultural Monument #670.

What's Coming & What to Watch

A sharply bifurcated market — turnkey homes with functional parking, manageable access, and documented architectural integrity move quickly, while deferred-maintenance and difficult-access inventory sits and typically takes a 6–10%+ haircut off list. The source guide put the spread at its widest since 2019. Note that its market snapshot has since moved: Redfin showed the median down about 4.5% year over year in mid-2026 with roughly 59 days on market, against the guide's +5.3% and 138 days.

Wildfire exposure is structural, not incidental — the source guide places 100% of Hollywood Hills properties in a wildfire risk zone, with annual premiums running roughly $8,000–$30,000+ and some owners self-insuring portions. The January 2025 Sunset Fire burned about 43 acres out of Runyon Canyon and triggered evacuations across the area bounded by Laurel Canyon Boulevard, Mulholland Drive, the 101, and Hollywood Boulevard before full containment. Get binding insurance quotes before offering, not after.

Measure ULA applies here — the Hollywood Hills sits in LA City, so the transfer tax applies, and its thresholds adjust for inflation every July. As of July 1, 2026 they are 4% above $5.4M and 5.5% at or above $10.9M. Confirm the current figures before pricing an upper-tier canyon deal.

HPOZ protection and verified pedigree hold value — the Beachwood Canyon Hollywoodland, Whitley Heights, and Outpost Estates historic preservation zones require board review for many exterior changes, and the source guide reports that protected-character inventory has held value well. Documented architect provenance commands a real premium; unverified attribution does not, so confirm it with drawings, historical records, or monument designation.