How Much Is My Beverly Hills Home Worth?

Your Beverly Hills home is worth what a qualified buyer would pay for it today, and the best evidence of that is recent closed sales of truly comparable homes, adjusted for land, location, views, condition and architecture. Neighborhood medians and online estimates give context but cannot value a specific luxury home. For reference, Sotheby’s reported a Beverly Hills median sale price of $4.75 million and an average of $8.65 million in Q2 2026, but individual homes trade far above and below those numbers. A professional valuation combines comparable sales with current inventory, demand and the features that make your home different.

Key Takeaways

• Comparable closed sales are the foundation. Medians and online estimates are context only.
• Land, views, privacy and the specific street drive luxury value as much as square footage.
• Condition and quality of construction can swing value dramatically between similar sized homes.
• Market timing matters. Sotheby’s reported 62 average days on market and 169 listings in Beverly Hills in Q2 2026.
• Your net proceeds depend on costs, including transfer taxes inside City of Los Angeles limits.

Why online estimates fall short at this level

Automated valuation models are built on public records and recent sales. They do reasonably well with similar homes in large, active markets. Beverly Hills estates are the opposite: few sales, wide variation and features the data barely captures. An algorithm does not know that your home was rebuilt to the studs, that its view is unobstructed, or that your lot is flat and usable while your neighbor’s is steep. Use online estimates as curiosity, not as a price.

How I value a Beverly Hills home

1. Gather the right comparables

I start with closed sales of similar homes in the same neighborhood, ideally on similar streets, over the last 6 to 18 months. I add pending sales, active listings and recently expired listings, which show what the market accepted and what it refused. Where I can see private sales through my network, I include them.

2. Adjust for what really drives value

At the luxury level, these factors move value most:

• Land. Size, shape and usability. A flat acre in Holmby Hills is not the same as a steep acre in the hills.
• Location on the street. Corner, cul de sac, busy road, neighbors and setbacks.
• Views. City, canyon or ocean, and whether they are protected.
• Privacy. Gates, hedges, distance from the street and neighbors.
• Condition. Age of systems, quality of finishes, permits and recent work.
• Architecture. A significant architect or a well executed rebuild can carry a premium.
• Amenities. Pool, guest house, staff quarters, parking, gym, screening room.

3. Read the current market

Values move with supply and demand. In Q2 2026 Sotheby’s reported 73 closed sales and 169 listings in Beverly Hills, with average days on market of 62. Nearby markets moved differently in the same period: Sotheby’s reported a Bel Air median of $3.6 million, down 25% year over year, and a Brentwood median of $2.46 million, down 20%. Thin estate markets add noise. Sotheby’s recorded a single Holmby Hills sale in Q2 2026, at $22.3 million. Context like this informs how I position a home, not its value directly.

4. Reconcile into a range

The result is a value range, not a single number, with a recommended list price strategy and an honest view of the time it could take to sell.

Land and setting drive estate value. 10301 Strathmore Drive sits on a 0.98 acre corner lot in Little Holmby.

Why medians can mislead you

The gap between Beverly Hills’ Q2 2026 median of $4.75 million and average of $8.65 million shows how a small number of large sales pull averages up. Neighborhood medians also mix condominiums, smaller homes and estates. If your home is an estate on a large lot, the median tells you very little. If your home is a smaller house in the Flats, the average tells you even less.

Price per square foot: useful, with care

Price per square foot is a helpful way to compare homes of similar type and condition on similar land. It breaks down when land or views differ. As a real reference point, The Real Deal reported that 10301 Strathmore Drive, a 10,269 square foot English Country estate on a 0.98 acre lot in Little Holmby, sold for $20,283,800, about $1,975 per square foot. I represented the seller with Zac Mostame. That sale was reported as the priciest ever recorded in Little Holmby, which illustrates a key point: a single exceptional home can set a new benchmark that earlier comparables did not predict. It is one data point, not a rule for your home.

The formal living room at 10301 Strathmore Drive, listed at $21,995,000 and sold at $20,283,800.

Value versus list price

Value and list price are related but not the same. A list price is a strategy. Some sellers price at value to draw serious buyers quickly. Others price slightly above to leave room, at the risk of slower activity. Overpricing well beyond what comparables support is the most common reason luxury homes sit; see Why Your Beverly Hills Home Isn’t Selling.

For context, Strathmore listed at $21,995,000 in September 2025 and closed at $20,283,800 in November 2025, about 92% of the list price, according to listing records.

From value to what you net

Value is the gross number. What you take home depends on:

• Transfer taxes. Holmby Hills, Little Holmby and Bel Air are neighborhoods of the City of Los Angeles, where Measure ULA applies to sales within city limits. For transactions closing after June 30, 2026, the reported thresholds are $5.4 million at 4% and $10.9 million at 5.5%, in addition to existing city and county transfer taxes. The City of Beverly Hills is a separate city. Who pays is negotiable.
• Commissions and closing costs.
• Repairs or credits negotiated after inspections.
• Capital gains and other taxes, which your tax advisor should model before you list.

Ways to increase what your home is worth to buyers

• Fix visible deferred maintenance. Buyers subtract it from their offer, generously.
• Prepare disclosures and inspections in advance. Uncertainty costs money.
• Invest in presentation. Professional photography, film, twilight and aerial images, and a floor plan.
• Stage selectively. Empty or cluttered rooms photograph and show poorly.
• Reach the right buyers, publicly or through a private sale. See Should You Sell Your Beverly Hills Home Off Market?

If your home was listed before

If your home has been on the market before and did not sell, its listing history is part of how buyers judge value. My guide on what to do when a luxury listing expires explains how to reset.

What to prepare before a valuation meeting

A valuation is only as good as the information behind it. Before I walk through a home, I ask owners to gather what they can of the following. None of it is required to start, but each item makes the range tighter and the pricing advice more useful.

• Purchase documents and the date you bought. They help me understand your basis and how the home has changed since.
• A list of improvements with dates and approximate costs. Roof, systems, windows, kitchen and baths, additions, landscaping and pool work. Buyers will ask, and recent major work supports value.
• Permits and plans. Finaled permits for additions and remodels reassure buyers and their lenders. Unpermitted work is better discovered by you than by a buyer’s inspector.
• Survey, lot and zoning information. Usable land, setbacks and any easements matter a great deal on estate lots.
• Recent inspection reports, if you have them.
• HOA or community documents, for gated communities.
• Utility, insurance and running costs. Buyers increasingly ask about insurance, especially in hillside areas.
• Your goals and timing. A valuation for a sale next month is framed differently from one for estate planning or a refinance.

How condition changes the number

Two homes with the same size on the same street can be worth very different amounts because of condition. When I adjust for condition, I look at:

Systems and structure

Roof, foundation, drainage, electrical, plumbing and mechanical systems. These are expensive, disruptive to replace, and buyers price them conservatively.

Finishes and layout

Kitchens, primary suites and family spaces drive buyer emotion. A dated kitchen in an otherwise excellent home invites a renovation discount larger than the real cost of the work.

Outdoor space

Pools, terraces, lawns and mature landscaping. In Beverly Hills, outdoor living is part of how a home is used every day, and a well designed garden can carry real value.

Deferred maintenance

Peeling paint, worn floors and tired landscaping are small items individually. Together they tell a buyer the home has not been cared for, and buyers then question everything else.

Valuation for reasons other than selling

Not every valuation leads to a listing. Owners ask for one when planning an estate, dividing property, considering a refinance, deciding whether to renovate or sell, or simply checking where they stand. I prepare the same comparable based analysis in each case, but the framing changes. For a sale, the question is what a buyer will pay now. For planning, the question may be what the home is worth today and how sensitive that value is to market changes. Formal appraisals for tax or legal purposes are a separate service performed by licensed appraisers, and I am happy to coordinate with yours.

How often to revisit your home’s value

Values change with the market, with your neighborhood’s recent sales and with any work you do on the home. If you are thinking about selling in the next year or two, an annual review keeps your expectations grounded and gives you time to complete improvements that matter to buyers. If a notable sale closes on your street, or a major renovation finishes nearby, that is also a good moment to ask for an update. A valuation is a snapshot, and the best decisions come from a current one.

A practical note on confidentiality: whatever path you choose, keep the details of your plans among a small group of advisors until the strategy is set. In a market where agents and buyers talk to each other constantly, a casual remark about a possible sale or purchase can travel quickly and affect negotiations later. Discretion protects your leverage as well as your privacy.

Request a confidential valuation

I prepare written valuations based on closed sales, current inventory and the specific features of your home, with a recommended pricing strategy and a realistic timeline. There is no obligation, and your information stays private. Request yours on my home valuation page or use the form below. If you are ready to talk strategy, visit my sellers page.