What Are Homes Actually Selling For in Cheviot Hills in 2026?

Cheviot Hills homes are selling for a median of $3.0 million, up 5.3 percent year over year, at a median of $1,190 per square foot, according to Redfin's Cheviot Hills market data. But the median is close to useless here. Eight verified sales recorded in this neighborhood between late June and late August 2026 ranged from $1,750,000 to $7,150,000, and the price per square foot ranged from $493 to $1,483. That is a three-fold spread inside one 400-acre pocket of the Westside.

The more useful number is the one almost nobody looks at: the relationship between how long a Cheviot Hills home sat and what it finally sold for. Across those eight sales, that relationship is close to mechanical.

The eight sales that closed this summer

Every figure below comes from Redfin's recorded-sale data for the Cheviot Hills neighborhood. List price is the final list price, not the original.

The pattern: days on market set the discount

Sort that table by days on market instead of by date and the noise falls away.

Every home that went under contract inside 35 days closed at 97.4 percent of list or better. One of them, 10635 Blythe Ave, closed 5.2 percent above its list price after 34 days. Every home that took 62 days or longer closed at 95.4 percent of list or below, and the two that crossed 90 days took cuts of 6 and 11 percent.

The 271-day outlier deserves a note, because it looks like a seller who held firm and won. It is the opposite. Redfin reports the final list price, so a home that sat nine months and closed at exactly 100 percent of list almost certainly got there by reducing its way down to the number a buyer was already willing to pay. The seller did not avoid the discount. They took it in public, in installments, over three quarters.

That is the practical read for anyone preparing to list on the Westside. Redfin scores Cheviot Hills at 66 out of 100 on competitiveness, with homes going pending in roughly 32 days. The neighborhood sale-to-list ratio is 98.5 percent, down 3.2 points year over year, and the share of homes selling above list has fallen to 33.3 percent, down 9.5 points. Buyers are still transacting. They are just not chasing.

Where the $5.4 million line falls

Two Cheviot Hills homes recorded on the same day, August 24, 2026. One sold for $7,150,000. The other sold for $5,025,000. The gap in sale price is $2,125,000. The gap in what the sellers owed the City of Los Angeles at closing is not proportional to that.

Per the Los Angeles Office of Finance, for transactions closing after June 30, 2026, the Measure ULA thresholds are $5,400,000 and $10,900,000. Sales above $5,400,000 and below $10,900,000 are assessed 4 percent. Sales at $10,900,000 or above are assessed 5.5 percent. The city's base transfer tax of 0.45 percent applies underneath either tier, and the tax is calculated on the entire sale price, not on the amount above the threshold.

Run the two August 24 sales through it:

The Patricia seller paid roughly 11.6 times the transfer tax the Oaklawn seller paid on a sale price that was 42 percent higher. That is what a cliff-edge tax does. The thresholds are indexed annually to the Chained Consumer Price Index, so they move every July, and the same house can sit on different sides of the line in two consecutive years.

For a Cheviot Hills owner whose home pencils anywhere in the $5.0 million to $5.8 million band, this is the single largest line item on the seller's side of the settlement statement. It deserves to be modeled before the list price is set, not discovered in escrow.

If you want to see where your own property lands against the current threshold, start with a confidential valuation of your Cheviot Hills home.

Two neighborhoods wearing one name

The three-fold spread in price per square foot is not a data error. Cheviot Hills was never developed as a single subdivision. It was assembled from separate tracts laid over the old Rancho Rincón de los Bueyes land grant, and the seams are still visible in the street grid and in the comps.

According to Cheviot Hills History, Frans Nelson and Sons opened the Cheviot Hills tract on August 19, 1923, and the name gradually absorbed earlier tract identities including Country Club Highlands (1923), Monte-Mar Vista (1925) and Cheviot Knolls (1938). Monte-Mar Vista was built out between 1926 and 1940 on a plan drawn by Cook and Hall Landscape Architects in 1924, and it remains the most expensive part of the neighborhood.

That history maps onto the 2026 comps. The curving hillside streets in the Monte-Mar Vista and Country Club Highlands portions carry larger lots, more architecturally significant houses, and the $1,350 to $1,500 per square foot range. The flatter grid toward Rancho Park and the 90034 edge carries smaller original-condition houses and trades at a wide discount per foot, with buyers underwriting renovation cost rather than paying for finished product. 3245 Provon Ln closing at $493 per square foot on 6,672 square feet is the clearest example in the set.

Pulling comps across the neighborhood without accounting for which side of that line a property sits on produces a number buyers will not honor. If you are shopping the area, review active Los Angeles inventory with those sub-areas separated rather than treating Cheviot Hills as one price band.

Hazard exposure and what it means for insurance

Cheviot Hills carries a moderate wildfire designation in the First Street data Redfin publishes: 163 properties, about 6 percent of the neighborhood, carry some wildfire risk over the next 30 years. Flood exposure is minor, at roughly 5 percent of properties.

That is materially lower exposure than the canyon and hillside neighborhoods further north, and it matters at the closing table. Where insurance availability has become a live contingency issue on Very High Fire Hazard Severity Zone properties across Los Angeles, a Cheviot Hills buyer generally has more carriers to work with. It does not remove the Natural Hazard Disclosure requirement, which applies to every California residential resale regardless of zone. Verify at the address, not the neighborhood.

Frequently Asked Questions

What is the median home price in Cheviot Hills in 2026?

Redfin reports a median sale price of $3.0 million over the three months ending March 2026, up 5.3 percent year over year, at a median of $1,190 per square foot. Individual sales recorded this summer ranged from $1,750,000 to $7,150,000, so the median is a starting point rather than a valuation.

How long do homes take to sell in Cheviot Hills?

Redfin reports a median of 50 days on market, with homes going pending in roughly 32 days on average. Across the eight sales recorded between late June and late August 2026, the range was 31 days to 271 days. The sales that closed fastest also closed closest to list price.

Does Measure ULA apply to Cheviot Hills?

Yes. Cheviot Hills is inside the City of Los Angeles, so the Measure ULA transfer tax applies to sales above the current threshold. For transactions closing after June 30, 2026, that threshold is $5,400,000 at a 4 percent rate and $10,900,000 at a 5.5 percent rate, assessed on the full sale price. A meaningful share of Cheviot Hills sales clear the lower threshold, and several this summer did.

Why do price per square foot figures vary so much within Cheviot Hills?

Because the neighborhood was assembled from several separate 1920s and 1930s tracts. The hillside portions, including Monte-Mar Vista, trade in the $1,350 to $1,500 per square foot range on larger lots. The flatter streets near Rancho Park include smaller original-condition houses that trade well below that. A comp set that ignores the distinction will produce a misleading number.

Who should I work with to sell a home in Cheviot Hills?

The thing that actually matters in this specific neighborhood is whether the agent can do two things: build a comp set that separates the hillside tracts from the flats, and model the Measure ULA threshold before the list price is set rather than after. Get either wrong and the cost shows up in six figures. I am Paul Blair, founder and broker of Grey Square. I have spent 22 years in the business and closed more than $200 million in transactions across the Hollywood Hills and the Westside, and I price Los Angeles listings against the transfer tax structure, not just against the last three sales on the street. If you want that analysis run on your property, start a conversation.

Talking through a Cheviot Hills sale

Cheviot Hills in 2026 rewards a correctly set list price and charges for an ambitious one, at a rate you can read directly off the summer comps. If you own here and are weighing a move in the next twelve months, the two numbers worth having in front of you before anything else are your realistic sale range and your Measure ULA exposure at that range.

Request a confidential valuation of your Cheviot Hills property, or schedule a private consultation to walk through the comps and the transfer tax math together.

I have worked the Westside long enough to have watched Cheviot Hills change hands through several cycles, and the tract lines drawn in the 1920s still explain more about a given comp than anything on the listing sheet.

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.