What Does It Actually Cost to Live in Beverly Grove in 2026?

What does it actually cost to live in Beverly Grove in 2026? Condos in the neighborhood's core list at a median of around $1.29 million, and single-family homes start near $1.3 million and climb toward $2 million or more on the blocks closest to the Beverly Hills line, based on current listing data from Redfin, Zillow, and Movoto. That puts Beverly Grove well under Beverly Hills next door and meaningfully above West Hollywood to the north, and it explains why the neighborhood draws a mix of condo buyers and single-family buyers who want the address without the Beverly Hills or West Hollywood price tag.

The boundaries and the backstory

Beverly Grove sits in the pocket bordered by the city limits of West Hollywood to the north, the city limits of Beverly Hills to the west, Fairfax Avenue to the east, and Wilshire Boulevard and San Vicente Boulevard to the south. The name itself is relatively recent. According to Wikipedia, "Beverly Grove" was first used in 2006 to describe a residential pocket proposed for an anti-mansionization ordinance, one designed to limit oversized new construction on smaller lots. That planning history still shows up in the housing stock today: rather than the teardown-and-rebuild pattern common in some hillside neighborhoods, Beverly Grove is dominated by well-kept duplexes, low-rise condo buildings, and single-family homes that were largely left alone.

The area's commercial identity goes back further. The original Los Angeles Farmers Market opened at 3rd and Fairfax in 1934, selling produce from local growers, and that intersection is still the anchor for the neighborhood's identity as a walkable, retail-heavy district rather than a purely residential one.

What homes actually cost right now

Beverly Grove isn't one price tier. It's really two overlapping markets:

• Condos and townhomes: median list price around $1.29 million, concentrated along and near West 3rd Street and Beverly Boulevard
• Single-family homes: starting around $1.3 million for smaller houses on the flatter blocks, and running up toward $2 million and beyond on the streets nearest the Beverly Hills border

Across all property types, Movoto put the May 2026 median list price at $1.66 million, at roughly $858 per square foot, with homes spending a median of 52 days on market. Redfin's current listing data shows a median of about $1.77 million across the neighborhood's higher-end inventory. The spread between those figures is normal for a neighborhood with this much variation in housing type, from a one-bedroom condo off Third Street to a detached house near Cynthia or Hamel.

The streets and the housing stock

Walk two blocks in Beverly Grove and the housing type can change completely. South of Beverly Boulevard, toward Third Street, the blocks are dominated by low-rise condo buildings and courtyard duplexes, many of them Spanish or Mid-Century in style, built to accommodate the district's retail-adjacent density. Move north toward Beverly Hills, and the blocks shift to detached single-family homes on smaller lots, a mix of Spanish Revival, traditional, and updated contemporary construction.

This building type split isn't an accident. It traces back to the same 2006 anti-mansionization push referenced above, which kept the neighborhood's scale in check even as land values climbed. Buyers looking for a detached house with a yard have fewer options here than in, say, Sherman Oaks or Westwood, but what is available tends to be well-scaled to its lot rather than a maxed-out rebuild.

Third Street, Beverly Center, and what's changing

Beverly Grove's defining feature is how much of daily life happens on foot. Walk Score rates the 90048 zip code at 90, the 11th most walkable zip code in Los Angeles, and specific addresses along Beverly Boulevard score even higher: 8700 Beverly Boulevard rates 93, and 7958 Beverly Boulevard rates 96, both in Walk Score's "Walker's Paradise" tier. The West Third Street shopping corridor and the Beverly Center anchor that walkability, and the neighborhood also sits within a short drive of The Grove and the Original Farmers Market.

The most consequential recent development isn't retail, though. It's medical. Cedars-Sinai announced in 2026 that it acquired the Beverly Connection shopping center, about a block from its existing campus, for approximately $270 million, a deal reported in detail by Commercial Observer. Cedars-Sinai has not published a final redevelopment plan for the site, but the acquisition sits alongside a separate, already-permitted project: a 10-story, roughly 300,000-square-foot research tower at 8730 West Alden Drive, cleared by the city in January 2026. For a neighborhood this compact, two projects of that scale from its largest institutional neighbor are worth watching, both for what they could mean for traffic and parking on nearby residential streets and for the long-term draw of buyers connected to the medical campus.

Climate risk looks different here than in the hills

Most of the neighborhoods covered in this series sit in hillside or canyon terrain with meaningful wildfire exposure. Beverly Grove doesn't. It's flat, dense, and urban, and its primary natural hazard runs in the opposite direction. Redfin's climate data rates Beverly Grove's flood risk as moderate, with about 21% of properties in the neighborhood facing meaningful flood exposure over the next 30 years, while wind risk is rated minimal. Buyers moving from a hillside search to Beverly Grove should expect the disclosure conversation to shift accordingly, from defensible space and fire hardening to drainage and flood history.

Measure ULA is mostly background noise here, for now

Beverly Grove sits fully within Los Angeles city limits, so Measure ULA applies in principle. The current thresholds, effective for closings after June 30, 2026, are $5.4 million (4% tax) and $10.9 million (5.5% tax), confirmed directly through the City of Los Angeles Office of Finance. At Beverly Grove's typical price points, from roughly $1.3 million to $2 million, almost no transaction comes close to the first tier. The exception is a small number of larger single-family lots near the Beverly Hills border, where an assembled or redeveloped parcel could theoretically approach $5 million. For the overwhelming majority of Beverly Grove sellers, ULA isn't part of the math the way it is a few blocks away in Beverly Hills, where the city's transfer tax doesn't apply at all because it's a separate incorporated city.

Beverly Grove versus its two more famous neighbors

Beverly Grove's whole identity is defined by what's on either side of it, so a direct comparison is useful. Redfin's Beverly Hills data put that city's median sale price at roughly $6.1 million as of May 2026, up 56.2% year over year, though that figure is heavily influenced by a handful of high-dollar trophy closings rather than representing a typical sale. Redfin's West Hollywood data showed a median sale price of about $1.01 million as of May 2026, down 5.6% year over year, reflecting that city's condo-heavy inventory.

Beverly Grove lands squarely between the two, both geographically and financially: too expensive to be West Hollywood, nowhere near Beverly Hills pricing, and offering a housing mix, condos plus modest single-family homes, that neither neighbor really has in the same proportion.

Ready to see what a move to Beverly Grove looks like for your specific budget and timeline? Schedule a private consultation and we'll walk through current inventory on both sides of Beverly Boulevard.

Who actually buys in Beverly Grove

The buyer pool here tends to fall into a few practical categories rather than one profile. Condo buyers are often looking for a walkable, low-maintenance base close to the Beverly Center, Cedars-Sinai, and the Third Street corridor, with an easy freeway connection to the Westside and Hollywood. Single-family buyers are frequently priced out of Beverly Hills proper but want to stay adjacent to it, and are willing to trade lot size for location. A smaller group buys specifically for proximity to Cedars-Sinai, whether for ongoing care, a family member's treatment, or a short commute to the medical campus. None of this is about who "belongs" in the neighborhood. It's about what the property itself offers: walkability, unit type, lot size, and distance to specific destinations, matched against what a given buyer actually needs.

Frequently Asked Questions

How much does a home cost in Beverly Grove in 2026? Condos run around $1.29 million at the median, while single-family homes start near $1.3 million and climb toward $2 million or more on the blocks closest to Beverly Hills, based on current Movoto and Redfin listing data.

Is Beverly Grove part of Beverly Hills? No. Beverly Grove is a Los Angeles neighborhood that borders the separate, independently incorporated city of Beverly Hills to the west, along with West Hollywood to the north. It's inside Los Angeles city limits, which means it's subject to city ordinances, including Measure ULA, that don't apply across the Beverly Hills or West Hollywood city lines.

Does Measure ULA apply to homes in Beverly Grove? Yes, in principle, since Beverly Grove is within Los Angeles city limits, but in practice it rarely applies. Current thresholds are $5.4 million and $10.9 million, per the City of Los Angeles Office of Finance, and most Beverly Grove sales fall well under $2 million.

What is Cedars-Sinai building in Beverly Grove? Cedars-Sinai acquired the Beverly Connection shopping center for approximately $270 million in 2026, reported by Commercial Observer, and separately received permits for a 10-story, roughly 300,000-square-foot research tower at 8730 West Alden Drive. Neither project has a published redevelopment timeline yet.

Do I need a local agent to buy or sell in Beverly Grove? What matters most is whether an agent actually understands the block-by-block differences here, since a condo listing on Third Street and a single-family home three blocks north near the Beverly Hills line are effectively different markets that happen to share a zip code. Paul Blair has represented buyers and sellers across the Los Angeles luxury market, including the neighborhoods bordering Beverly Grove on both sides, for more than 20 years. If you're weighing a purchase or sale in Beverly Grove, schedule a conversation and we'll go through what's actually moving on your specific streets.

Beverly Grove's split identity, walkable retail corridor on one side, quiet single-family blocks on the other, means the right approach depends entirely on which side of that split you're buying or selling into. Start a conversation with Grey Square about your specific street, unit type, or timeline, or explore other Los Angeles neighborhoods at greysq.com/search/los-angeles.

I've spent years working both sides of the Beverly Hills and West Hollywood borders, and Beverly Grove is where those two markets actually meet on the ground, which is exactly why the block you're on matters more here than almost anywhere else I cover. Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas and Los Angeles. With 22 years in the business and more than $200 million in closed transactions, 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.