What Is a Home in Holmby Hills Actually Worth in 2026?

Not from the median. Holmby Hills is roughly 130 properties total, and in a typical month two of them trade. That is not enough volume to produce a stable number, which is why the published median sale price was $6,900,000 in March 2026, up 8.7 percent year over year, according to Redfin, while the same data set put the November 2025 median at $11,567,000 and flagged it as up 863.5 percent from the prior year. Both numbers are accurate. Neither tells you what a house is worth. In a market this small, value comes from price per square foot on genuinely comparable trades, from how long things actually sit, and from what the City of Los Angeles takes out of the check at closing.

That last piece is the one most sellers underestimate, and here it is the single largest line item after the mortgage payoff.

The third corner of the Platinum Triangle

Holmby Hills sits between Beverly Hills and Bel Air and is the smallest of the three by a wide margin. The street grid is short: Mapleton Drive, Club View Drive, Carolwood Drive, Delfern Drive, Faring Road, South Beverly Glen. Lots run large, frequently an acre or more, and the housing stock skews heavily toward 1930s traditional architecture. The Georgian, Colonial Revival, and Tudor houses built in that decade are still the dominant product type, which means most transactions here are a restoration or gut-renovation story rather than a new-construction story.

The center of the neighborhood is Holmby Park, an 18-acre City of Los Angeles park with a nine-hole pitch-and-putt course and the Holmby Park Lawn Bowling Club, which has operated on the site since 1927. The Los Angeles Country Club grounds form the eastern edge, Westwood Village and the UCLA campus sit immediately south, and the Wilshire Corridor high-rise buildings run along the southern boundary.

That last detail matters more than it sounds. Most public data sets draw the Holmby Hills boundary wide enough to include Wilshire Corridor condominiums. As of this writing the active Redfin inventory shows ten listings spanning $895,000 to $60,000,000. The $895,000 is a two-bedroom condo on Comstock Avenue. The $60,000,000 is a nine-bedroom mid-century estate on 1.2 acres at the end of Holmby Park. Averaging those into a single neighborhood statistic produces a number that describes nothing.

What the 2026 trades actually show

Individual sales are far more useful here than aggregates. In late April, producer Joe Roth closed the sale of 111 North Mapleton Drive for $22.3 million, The Real Deal reported. The house is more than 13,000 square feet on over an acre, with seven bedrooms and thirteen bathrooms. It went into contract while asking $25.5 million, and the closing price works out to $1,687 per square foot. Records show a trust tied to Roth paid $21.5 million for it in 2011, and the property first came to market in 2021 at $48 million.

That sequence is the clearest picture of this market anyone is going to get. Fifteen years of ownership, an initial ask more than double the eventual closing price, and a final number roughly $800,000 above the 2011 purchase price before any transaction costs.

On the listing side, 10790 Bellagio Road is asking $34.5 million after a cut from $37.5 million, per The Real Deal. It is a 14,200-square-foot 1939 house gut-renovated inside by designer Kelly Wearstler, bought by the current seller in 1995 for $5.1 million. The 1932 Colonial Revival at 214 South Beverly Glen Boulevard listed at $16.8 million. And developer Nick Candy relisted his Holmby Hills estate at $58 million, down from an $85 million ask in July 2022.

The pattern is the same across all of them. Asking prices here are opening positions, and the gap between the first number and the last is measured in years.

Source: Redfin, based on MLS and public records.

Days on market went from 80 to 213 year over year, and the sale-to-list ratio slipped 3.2 points to 95.2 percent. Those two figures are more informative than any median. A seller here should plan for a marketing period measured in quarters and should expect the closing price to land meaningfully under the ask.

The tax line that separates Holmby Hills from Beverly Hills

Holmby Hills is inside the City of Los Angeles. Beverly Hills is a separate incorporated city. On a map they share a border. On a settlement statement they are not the same at all.

Measure ULA, the city transfer tax, applies to conveyances of real property within the City of Los Angeles. Per the Los Angeles Office of Finance, the thresholds and rates for transactions closing after June 30, 2026 are:

The thresholds adjust every July 1 based on the Chained Consumer Price Index. Note also that ULA is calculated on gross value, including any lien or encumbrance remaining at the time of sale, while the base tax is calculated on net value.

Run that against the Mapleton Drive sale. At $22.3 million, the combined city transfer tax comes to roughly $1,327,000. That is the city portion alone, before the county documentary transfer tax, brokerage compensation, escrow and title, and any repair credits negotiated after inspection. A seller on the Beverly Hills side of the line pays no ULA at all.

This is not an argument against selling in Holmby Hills. It is an argument for modeling net proceeds before you set a list price, because the tax is a step function. A sale at $10,850,000 sits in the 4 percent tier. A sale at $10,900,000 sits in the 5.5 percent tier and costs roughly $163,000 more in city tax on $50,000 more in price. Pricing decisions near a threshold deserve actual arithmetic.

On the risk side, Redfin's climate data flags all 130 Holmby Hills properties as carrying some wildfire risk over the next 30 years and rates 6 percent as facing severe flood risk. That drives the Natural Hazard Disclosure and, more practically, the insurance conversation that now shapes timelines on nearly every high-value Los Angeles escrow.

Who is transacting here

The buyer pool is small and specific. At the estate level these are cash or near-cash buyers who are not rate-sensitive in the ordinary sense, frequently purchasing through trusts or entities and working off-market before anything is publicly listed. Broader Los Angeles luxury activity has been improving: deals above $10 million rose more than 50 percent year over year in 2025 according to Compass data cited by the Wall Street Journal and reported by The Real Deal, even with ULA in place.

If you own here and want to know what your specific house supports rather than what the neighborhood median implies, request a confidential valuation for your Holmby Hills property. The analysis that matters is price per square foot against three or four true comparables, adjusted for lot, condition, and architecture, with the ULA tier modeled into net proceeds.

How Holmby Hills compares to its neighbors

Against Bel Air, Holmby Hills is smaller, flatter, and closer to Westwood, with a housing stock that is more consistently 1930s traditional. Bel Air spans a much larger hillside footprint with more architectural variety and a wider price band. Our Bel Air neighborhood guide covers that market in detail.

Against Beverly Hills, the difference is jurisdictional. Beverly Hills runs its own city government and sits outside Measure ULA. For a seller at the $20 million level that is worth well over a million dollars, and it is a real factor in how the two markets price against each other.

Against the Hollywood Hills, the contrast is topography. Hillside properties trade on view and privacy and carry grading, access, and hillside ordinance considerations. Holmby Hills trades on land, on the house itself, and on street position. You can browse current Los Angeles listings across all of these areas, and our seller resources walk through the California disclosure and escrow process in order.

Frequently Asked Questions

Why does the Holmby Hills median sale price swing so wildly year over year?

Because the sample is tiny. Redfin recorded two home sales in Holmby Hills in November 2025. When two transactions set the median for a month, a single trophy estate closing can move the reported figure by hundreds of percent. Use price per square foot on comparable trades instead.

Does Measure ULA apply to Holmby Hills?

Yes. Holmby Hills is within the City of Los Angeles. Per the Los Angeles Office of Finance, for transactions closing after June 30, 2026 the rate is 4 percent on value over $5,400,000 and under $10,900,000, and 5.5 percent at $10,900,000 or more, on top of the 0.45 percent base city transfer tax. Beverly Hills is a separate city and is not subject to ULA.

How long should I expect a Holmby Hills sale to take?

Longer than the broader Los Angeles market. Redfin put average days on market at 213 in November 2025, compared with 80 the prior year, and several current listings have been on and off the market for years. Plan the marketing period in quarters and build carrying costs into the model.

What is the entry price in Holmby Hills?

It depends which product you mean. Single-family estate inventory currently starts around $7 million to $8 million and runs to $60 million. Condominiums in the Wilshire Corridor buildings inside the neighborhood boundary have listed under $1 million. These are separate markets that share a label.

Should I use an agent who specializes in Holmby Hills, or is a general Los Angeles agent fine?

What matters is not a neighborhood specialty badge, it is whether the agent has closed transactions at your price point and can model your net proceeds correctly. Here that means someone who has handled the Measure ULA tier structure in practice, who prices against three or four genuinely comparable trades rather than a neighborhood median, and who understands how off-market inventory moves where two homes sell per month. Ask any agent you interview to walk you through a net sheet at two list prices straddling the $10,900,000 threshold. The answer will tell you what you need to know. I am Paul Blair, founder and broker of Grey Square, and I work the Hollywood Hills, Beverly Hills, Bel Air, and the Westside, including Holmby Hills, with 22 years and more than $200 million in closed transactions behind that work.

Talk through your Holmby Hills position

Whether you are evaluating a purchase on Mapleton or Carolwood or thinking about bringing a house to market, the numbers here reward preparation. Schedule a private consultation about Holmby Hills and we will go through comparables, timing, and net proceeds specific to your property.

I have spent years working the corridor that runs from the Hollywood Hills through Beverly Hills and Bel Air into Holmby Hills, and what separates a good outcome from a frustrating one at this level is almost always the modeling done before the sign goes in the ground.

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.