What Are Homes in Beverly Glen Actually Selling for in 2026?

What are homes in Beverly Glen actually selling for?

Eight homes in Beverly Glen closed between June 25 and September 9, 2026, according to Redfin, at prices from $1,225,000 to $8,300,000. The two sales in the middle of that list closed at $2,300,000 and $2,795,000, so a typical recent sale sat somewhere around $2.5 million. That is a snapshot of one summer, not an average, but it describes the canyon more honestly than any single headline number, because Beverly Glen is several markets stacked along one road.

We have written about the canyons on either side. Our Roscomare Valley guide covers the next canyon west, and our Coldwater Canyon and Beverly Crest guide covers the hills to the east. This post stays on one question: what the most recent dated sales in Beverly Glen say about the market right now.

Where Beverly Glen is, and why the boundaries matter

Beverly Glen is the canyon neighborhood in the Santa Monica Mountains north of Sunset Boulevard and south of Mulholland Drive, with Stone Canyon Reservoir inside its boundaries, as described in Wikipedia's Beverly Glen article. It spans two ZIP codes, 90077 and 90210.

That second ZIP code matters for buyers and sellers. Several of the sales below carry "Beverly Hills, CA 90210" mailing addresses, but a mailing address does not tell you which city a parcel sits in, and that affects which transfer taxes apply at closing. Look the parcel up on the city's ZIMAS property map or ask your escrow officer before you use any of these sales as a comp for your own net-proceeds math.

The spine of the neighborhood is Beverly Glen Boulevard. Wikipedia's article on the boulevard describes it as one of six major routes between the Westside and the San Fernando Valley, and notes that drivers divert onto it when the 405 backs up. So a house a few steps off the boulevard and a house at the end of a cul-de-sac can sit a quarter mile apart and feel like different places. Buyers here price that difference, and it shows up in the sales.

The eight dated sales

The table comes from the recent sales on Redfin's Beverly Glen housing market page. Redfin does not label property type in that list, so confirm the type, lot size and city for any address before you use it as a comp. The price per square foot column is my own arithmetic from Redfin's price and square footage, rounded to the nearest dollar.

Three things stand out.

First, the spread in price per square foot is wide. The eight sales run from about $679 to $1,358 a foot, a factor of two. Redfin's neighborhood figure is $1,150 per square foot, but that number covers a three-month window ending in March 2026, not this summer, and no single figure can stretch across a range this wide.

Second, two houses on the same street went more than a million dollars apart. The two Westwanda Drive sales closed seven weeks apart at $2,300,000 and $1,225,000. The larger one is more than two and a half times the size of the smaller one, yet it sold at the lower price per square foot. Size buys less per foot here than condition, layout and the lot do.

Third, the two strongest sales per foot are mid-size houses. Maybrook and Shadybrook, at 3,278 and 2,860 square feet, closed above $1,300 a foot. The largest house in the table, at 8,248 square feet on Beverly Glen Boulevard, closed at about $1,006 a foot. At the top of a canyon market the buyer pool thins out, and price per foot usually comes down with it.

What the wider numbers say

Redfin's summary for Beverly Glen, again for the three months ending March 2026, put the median sale price at $2.2 million, down 0.33% from a year earlier. It rated the area "somewhat competitive," with homes going pending in around 59 days and selling at about 3% below list price on average. Those figures lag the table above by several months, so treat them as background, not as this fall's market.

Read together, the picture is a canyon where buyers take their time and negotiate, but where the right house still clears well above the neighborhood number per foot. That is a market that rewards preparation more than timing.

What sets the price of a Beverly Glen home

Street position comes first. The sales on Angelo Drive and Clusterberry Court sit on the 90077 side of the canyon. Westwanda, Maybrook and Shadybrook carry 90210 addresses on the other side. Beverly Glen Boulevard itself carries the commuter traffic, so a house set back on a side street often trades differently from one that fronts the road.

The housing stock is mixed. Near the top of the canyon, Wikipedia notes that two planned developments, Glenridge (originally called Beverly Glen Village) and Beverly Glen Park, were built in the 1970s and 1980s with shared tennis courts and pools. Further down, the canyon is mostly individual hillside houses of very different ages and sizes, which is why comps here have to be chosen by hand.

Hillside conditions come next. Like most of the canyons in the Santa Monica Mountains, Beverly Glen sits in terrain that California fire hazard maps cover, and the LAFD's notice on the 2025 CAL FIRE map recommendation explains how those zones are set. Check the specific parcel, read the natural hazard disclosure early, and get an insurance quote before you remove contingencies.

What this means for a seller

If you own a home in Beverly Glen, the useful question is which of these sales your home most resembles: which side of the canyon, how far from the boulevard, the size and usability of the lot, and the condition of the house. The difference between $679 and $1,358 a foot is mostly made of those things, and a pricing plan that skips them leaves money on the table or leaves the house sitting.

If that is the decision you are weighing, you can request a confidential valuation for your Beverly Glen home, and we will compare it with closed sales on your own side of the canyon rather than a neighborhood figure from last spring.

What this means for a buyer

A Beverly Glen search under $2.5 million and one over $4 million are different searches, often on different sides of the canyon. Decide early how you feel about living on or near the boulevard, then compare the canyon with its neighbors, such as Bel Air, for a sense of where the next price tier begins. You can browse current inventory in our Los Angeles search.

Transfer tax: where Measure ULA applies

For the parts of Beverly Glen inside the City of Los Angeles, Measure ULA applies. The city's Measure ULA FAQ lists a 4% tier at or above $5,400,000 and a 5.5% tier at or above $10,900,000, with the thresholds adjusted each year. The Beverly Glen Boulevard sale at $8,300,000 is well above the first tier. At 4%, the tax on that price would be $332,000, which is why a seller near or above the line should run the net-proceeds math before setting a price. The other seven sales all closed under the first tier.

The county documentary transfer tax of $1.10 per $1,000 applies to every sale, so the county portion on a $2.5 million home is about $2,750. Confirm the current thresholds, the city of the parcel and who pays with your escrow officer.

Frequently Asked Questions

How much do homes in Beverly Glen sell for? The eight Beverly Glen sales on Redfin that closed between June 25 and September 9, 2026 ranged from $1,225,000 to $8,300,000, with the middle two at $2,300,000 and $2,795,000. That is a small sample from one summer, so it describes recent activity rather than a long-run average.

Is Beverly Glen part of Bel Air? Beverly Glen is its own canyon neighborhood between Sunset Boulevard and Mulholland Drive, next to Bel Air and spanning the 90077 and 90210 ZIP codes. Some of its streets carry Beverly Hills mailing addresses, so check the parcel's city on ZIMAS or with escrow.

Does Measure ULA apply to a Beverly Glen sale? It applies to parcels inside the City of Los Angeles. The city's FAQ lists a 4% tier starting at $5,400,000 and a 5.5% tier starting at $10,900,000, adjusted annually. Of the eight recent sales, only the $8,300,000 sale on Beverly Glen Boulevard was above the first tier.

How long do homes in Beverly Glen take to sell? Redfin's summary for the three months ending March 2026 showed homes going pending in around 59 days and selling at about 3% below list price on average. Those figures are several months old, so ask for current days-on-market numbers before you price or bid.

How should I choose an agent for a home sale in Beverly Glen? Look for someone who prices a canyon home against sales on the same side of the canyon and at a similar distance from the boulevard, not against a neighborhood average. Experience with hillside disclosures, fire zone insurance and the city transfer tax tiers matters as much as the marketing plan. Paul Blair has 22 years in the business and works the Westside and the canyons, including Bel Air, Beverly Glen, Brentwood and the Hollywood Hills.

Over 22 years of Los Angeles sales I have learned that in a canyon like Beverly Glen, the road you live on matters as much as the house, and every good price starts there.

Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas, Los Angeles and Houston. With 22 years in the business, Paul works the full range of the market, from luxury homes in the Park Cities and Preston Hollow to estates in the Hollywood Hills and across the Westside. Connect with Paul and the Grey Square team at greysq.com. TX TREC #9011505 · CA DRE #01792671.