California · City Comparison · Q1 2026
Beverly Hills vs Bel Air
Side-by-side comparison of Beverly Hills and Bel Air on the questions California buyers actually ask.
Beverly Hills
$3900K
median sale price
Bel Air
$5200K
median sale price
The short version: Beverly Hills is its own city with public schools and walkability; Bel Air is an LA neighborhood that prizes privacy and large hillside lots. Bel Air trends about 30% more expensive on the median because of larger lots and trophy estates. Pick Beverly Hills for walkability and BHUSD; Bel Air for privacy.
Side-by-side comparison
| Beverly Hills | Bel Air | |
|---|---|---|
| Median sale price | $3,900,000 | $5,200,000 |
| Population | 32,700 | 8,000 |
| County | Los Angeles County | Los Angeles County |
| Schools | Beverly Hills Unified School District — small district, top California public schools including Beverly Hills High. | LAUSD (Roscomare Road Elementary, Emerson Middle, University High). Most Bel Air families attend private (Marlborough, Harvard-Westlake, Brentwood School). |
| Commute | ~25 min to Downtown LA via I-10; ~15 min to Century City; ~40 min to LAX. | ~20 min to Century City via Sepulveda Pass; ~45 min to Downtown LA; ~35 min to LAX. Hillside roads. |
| Lifestyle | Walkable Golden Triangle, Rodeo Drive, civic amenities, fire and police of its own city. More restaurants, more shopping, denser. | Hilly, low-density residential. No commercial district — strictly homes on winding roads. Privacy is the product. |
| Weather | Warmer than coastal LA; cooler than the Valley. Mid-70s most of the year. | Similar to Beverly Hills but with stronger ocean breeze in the hills. |
| Demographics | Population ~32,700. Median household income ~$110,000. Mix of multifamily and single-family. | Population ~8,000. Median household income ~$210,000. Almost entirely single-family detached homes. |
Beverly Hills sits 25% below Bel Air on median price. That gap is driven primarily by school districts, lot size, and historical inventory mix — see the writeups below.
Schools
Beverly Hills: Beverly Hills Unified School District — small district, top California public schools including Beverly Hills High.
Bel Air: LAUSD (Roscomare Road Elementary, Emerson Middle, University High). Most Bel Air families attend private (Marlborough, Harvard-Westlake, Brentwood School).
Commute
Beverly Hills: ~25 min to Downtown LA via I-10; ~15 min to Century City; ~40 min to LAX.
Bel Air: ~20 min to Century City via Sepulveda Pass; ~45 min to Downtown LA; ~35 min to LAX. Hillside roads.
Lifestyle
Beverly Hills: Walkable Golden Triangle, Rodeo Drive, civic amenities, fire and police of its own city. More restaurants, more shopping, denser.
Bel Air: Hilly, low-density residential. No commercial district — strictly homes on winding roads. Privacy is the product.
Weather + climate
Beverly Hills: Warmer than coastal LA; cooler than the Valley. Mid-70s most of the year.
Bel Air: Similar to Beverly Hills but with stronger ocean breeze in the hills.
Demographics
Beverly Hills: Population ~32,700. Median household income ~$110,000. Mix of multifamily and single-family.
Bel Air: Population ~8,000. Median household income ~$210,000. Almost entirely single-family detached homes.
Who Beverly Hills is best for
- Buyers who want walkable amenities, BHUSD public schools, and a city government
- Condo and small lot SFR buyers
- Buyers who value flat lots and grid streets
Who Bel Air is best for
- Buyers who want maximum privacy and large hillside lots
- Buyers who don't need public schools (private K–12 norm)
- Buyers prioritizing view properties and gated entries
The verdict
Beverly Hills is its own city with public schools and walkability; Bel Air is an LA neighborhood that prizes privacy and large hillside lots. Bel Air trends about 30% more expensive on the median because of larger lots and trophy estates. Pick Beverly Hills for walkability and BHUSD; Bel Air for privacy.