Cost of Living in Beverly Hills: What to Expect Before You Move

Beverly Hills is one of the most expensive places to live in the United States. That's not a deterrent — it's simply the reality of a city that delivers an extraordinary level of services, safety, schools, and quality of life. If you're considering a move to 90210, 90211, or 90212, this guide gives you an honest, comprehensive view of what it actually costs to live here in 2026.

Housing Costs

Housing is the dominant expense for Beverly Hills residents, and prices vary significantly based on location and property type.

The Flats (South of Sunset)

The Beverly Hills Flats represent the most "accessible" luxury housing in the city. Home sizes range from 2,500 to 12,000+ square feet on lots that typically span 50–100 feet wide by 150–250 feet deep.

| Property Type | Price Range | |---------------|-------------| | 2BR/2BA condo | $1.2M–$2.5M | | 3BR/3BA townhome | $2.5M–$4.5M | | 4BR/4BA SFR (Flats) | $4M–$10M | | 5–6BR SFR (Flats, larger lots) | $8M–$25M | | Trophy estate (Flats, corner lot) | $15M–$50M+ |

Rental rates:

• 1BR apartment (Beverly Hills proper): $3,500–$5,500/month
• 2BR apartment or condo: $5,500–$9,000/month
• 3BR/2BA home: $12,000–$20,000/month
• Full estate rental: $35,000–$100,000+/month

The Hills (North of Sunset)

Beverly Hills Hills properties command substantial premiums over the Flats, driven by views, privacy, and the cachet of addresses north of Sunset.

| Property Type | Price Range | |---------------|-------------| | Hillside SFR (entry-level) | $5M–$12M | | Large estate (hills) | $12M–$40M | | Trophy/architectural estate | $40M–$150M+ |

Property Taxes

Beverly Hills falls under California's Proposition 13 property tax system. The base rate is 1% of assessed value, plus additional special assessments (typically 0.2–0.3%) for local services. At purchase:

• $5M home: ~$55,000–$65,000/year
• $15M home: ~$165,000–$190,000/year
• $30M home: ~$330,000–$380,000/year

California also imposes a mansion tax (Measure ULA) on sales over $5M: 4% on the portion between $5M and $10M, 5.5% on the portion above $10M. This affects sellers, not buyers directly, but factors into pricing negotiations.

Grocery and Food Costs

Beverly Hills is home to some of LA's best grocery stores:

• Erewhon Market (Beverly Hills adjacent, on Beverly Drive): Premium organic grocery. A standard weekly shop for two adults runs $200–$450/week.
• Bristol Farms (Canon Drive): High-quality conventional/specialty. Weekly shop: $150–$350.
• Whole Foods (Santa Monica Blvd): Standard premium grocery. Weekly shop: $120–$280.
• Sprouts and conventional options within 10 minutes in West Hollywood or Century City.

Dining out: Beverly Hills has one of the highest restaurant price points in LA. Dinner for two at a mid-range restaurant on Rodeo Drive or Canon Drive: $120–$200. Fine dining (e.g., Spago on Canon Drive, Crustacean on Brighton Way): $250–$500+ per couple with wine.

Coffee: $6–$10 per specialty drink at premium cafes. The Beverly Hills Hotel's Polo Lounge serves coffee and pastries that are more of an experience than a necessity.

Transportation

Most Beverly Hills residents own vehicles — the city is not particularly walkable by national standards, though the Golden Triangle area near Rodeo Drive can be navigated on foot.

Parking: Beverly Hills has metered parking on commercial streets ($1.50–$3.50/hour) and a validated parking program for shopping. Residential areas have no paid parking.

Gasoline: Premium gasoline in Beverly Hills typically runs $0.20–$0.40/gallon above the LA average ($4.80–$5.50/gallon in 2026 for premium).

Vehicle registration: California vehicle registration is significantly more expensive than most states. For a $100,000 vehicle, expect $700–$900/year.

Uber/Lyft: Premium pricing due to high demand. An Uber from Beverly Hills to LAX (11 miles): $35–$65.

Schools

Beverly Hills Unified School District is essentially "free" in that it's publicly funded, but the property taxes that support it are factored into Beverly Hills' premium real estate costs. Additionally:

• Private elementary school (Brentwood, Harvard-Westlake area): $35,000–$55,000/year per child
• Private middle/high school (Harvard-Westlake, Marlborough, The Buckley School): $45,000–$60,000/year
• After-school enrichment (tutoring, music, sports): $500–$3,000/month per child

Domestic Services

A significant ongoing expense in Beverly Hills is household staffing:

| Service | Monthly Cost | |---------|-------------| | Housekeeper (weekly) | $600–$1,200/month | | Housekeeper (daily) | $4,000–$8,000/month | | Property management (estate) | $3,000–$10,000/month | | Pool service | $200–$500/month | | Landscaping | $400–$2,000/month | | Personal chef | $8,000–$20,000/month | | Nanny/au pair | $4,500–$10,000/month |

Utilities

Beverly Hills is served by Southern California Edison for electricity and SoCalGas for natural gas.

• Electricity (large home, 4–6BR): $400–$1,200/month
• Natural gas (heating, cooking): $100–$400/month
• Water/sewer (City of Beverly Hills utilities): $150–$600/month depending on landscaping needs
• Internet (Spectrum/AT&T Fiber): $70–$200/month
• Security system monitoring: $80–$400/month

Annual All-In Cost Estimate

For a family living in a $5M Beverly Hills Flats home:

| Category | Annual Estimate | |----------|----------------| | Mortgage (20% down, 6.5% rate) | $304,000 | | Property taxes | $60,000 | | Homeowner's insurance | $15,000–$25,000 | | Utilities | $18,000–$24,000 | | Domestic services | $48,000–$120,000 | | Groceries | $24,000–$48,000 | | Dining out | $30,000–$72,000 | | Transportation | $12,000–$24,000 | | Total (estimate) | $511,000–$677,000/year |

This is a household budget for Beverly Hills, not a modest lifestyle calculation. It reflects the reality of maintaining a luxury home in one of the world's premier addresses.

Is Beverly Hills Worth It?

For the right family or individual, Beverly Hills is an extraordinary value — not in terms of being inexpensive, but in terms of what you receive. Exceptional schools, one of the safest cities in LA, a walkable luxury commercial district, world-class healthcare at Cedars-Sinai, and the prestige of one of the most recognized addresses in the world.

If Beverly Hills fits your financial profile and lifestyle goals, LuxeMove is ready to help make your transition as seamless as the neighborhood deserves.

View our moving services or contact LuxeMove to discuss your Beverly Hills relocation.