Beverly Hills Flats

Overview

The Beverly Hills Flats are the level residential grid of the City of Beverly Hills between Sunset Boulevard and Santa Monica Boulevard. The city was incorporated in 1914 and developed by Burton E. Green’s Rodeo Land and Water Company, and the Flats remain its most walkable estate district: wide streets, consistent setbacks, mature parkway trees and a short drive to Rodeo Drive, Century City and the Beverly Hills Hotel.

Families value the Flats for Beverly Hills Unified schools, including El Rodeo, Horace Mann and Beverly Hills High. The city’s own services, from police to street maintenance, are a recurring reason buyers choose the Flats over hillside areas with a 90210 address that lie inside the City of Los Angeles.

For Buyers

What Is Hard to Find

New or fully rebuilt houses on the north end of the Flats, closer to Sunset, rarely come to market and are quickly absorbed when they do. Equally hard to find is a well kept original house of architectural merit, since many have been replaced over the decades. Buyers also struggle to find a lot that combines a deep rear garden with a pool, a guest house and privacy from neighbors, because the grid places homes close together relative to their value.

Notable Streets

The Flats run on long north south residential streets, including Roxbury Drive and Crescent Drive. Recent trades give a sense of the top: 1017 North Roxbury Drive sold for $22.5 million in June 2026, and The Real Deal reported that 807 North Crescent Drive, listed just under $25 million, led the city’s signed contracts in a week of March 2026. Each block has its own character, so we compare streets on lot depth, tree canopy and traffic rather than on name alone.

Lot Sizes

Lots in the Flats sit on a planned grid, and parcel sizes vary from street to street. Because the grid fixes frontage, the most important variable is depth and the shape of the usable rear yard. Always compare the measured flat area and the city’s setback rules for the specific parcel before assuming what can be built.

Architecture

Buyers will see a mix of period revival houses from the city’s early decades, traditional homes and contemporary new construction side by side. The City of Beverly Hills reviews new residential design, so plan for that process when you buy a house intending to rebuild.

Price Ranges

There is no published median for the Flats alone. City wide, Sotheby’s International Realty reported a Beverly Hills median of $4.75 million and an average of $8.65 million in the second quarter of 2026, with 73 closed sales against 169 active listings. Estate homes in the Flats generally trade well above the city median; 1017 North Roxbury Drive at $22.5 million in June 2026 shows the upper range on a prime street.

Current Opportunities

Opportunities in the Flats move quickly and are often discussed before they appear on public portals. For private and pre market options, see our off-market collection. If you are comparing the Flats with the Westside, our Brentwood listing at 634 Moreno Avenue is a recently built alternative with more land per dollar.

Off Market Access

A meaningful share of Flats inventory is exchanged agent to agent. Yasmine is a Luxury Real Estate Agent with Carolwood Estates, whose private pocket listing portal was reported by The Real Deal in May 2025 to hold more than $1 billion in inventory. Buyers who brief us on street, lot and timing can be presented with homes that never reach the open market. Visit the off-market page to start.

For Sellers

What Buyers Want

Flats buyers are paying for location, schools and walkability, so they expect the house to justify the address. They want a turnkey home with a usable rear garden, a pool, a separate guest or staff space, secure parking and a primary suite that feels private on a street where neighbors are close.

What Makes One Property Outperform Another

Street and block position come first: north of Santa Monica Boulevard toward Sunset, away from busy cross streets, with a strong tree canopy. Then lot depth and the quality of the rear yard. New construction or a complete renovation with permits closed outperforms partial updates. Light, ceiling height and how the house relates to the garden account for much of the gap between comparable square footage on the same street.

Recent Notable Sales

On North Roxbury Drive, 1017 North Roxbury sold for $22.5 million on June 12, 2026, based on listing portal data we treat as medium confidence. In March 2026, The Real Deal reported 807 North Crescent Drive, listed just under $25 million, entering contract. City wide, Sotheby’s reported that 47.9 percent of Beverly Hills sales in Q2 2026 closed above $5 million.

Pricing Considerations

City wide figures blend condos, hillside homes and Flats estates, so they understate Flats values. Price against true comparables on the same or adjacent streets, adjusted for lot depth and renovation level. In Q2 2026 Beverly Hills homes averaged 62 days on market, so a well priced Flats home should not need to sit; a listing that lingers well past that signals a pricing problem to every buyer’s agent.

Common Seller Mistakes

Overpricing an unrenovated house as if it were finished, or pricing a rebuild candidate without acknowledging construction cost and time. Listing publicly before the home is ready to show. Ignoring the front elevation and parkway, which on a walkable street is the first impression. Allowing repeated price reductions to accumulate in public history.

Private Sale Opportunities

Owners in the Flats often prefer that neighbors, staff and the press do not see a listing. A private sale lets you meet qualified buyers, test a price and choose whether to go public at all. Read about the process on our sell off-market page.