What Does It Actually Cost to Live in Bel Air's Roscomare Valley?

What Does It Cost to Live in Roscomare Valley, Bel Air?

Roscomare Valley is the canyon corridor that climbs north from Sunset Boulevard along Roscomare Road into the hills above Bel Air, and it prices well below the estate core just a few minutes away. Three verified sales frame the current range: a 2,337 square foot 1952 ranch on a third of an acre now estimated near $2.5 million, a five bedroom traditional that closed at $4,950,000, and a fully renovated 6,842 square foot estate on 1.4 acres that sold for $7,050,000 in January 2025. The wider Bel Air market, which Redfin does not break Roscomare Valley out from separately, averaged $3,523,299 and $1,100 a square foot over the three months ending August 2026.

By Paul Blair | September 18, 2026

Bel Air is not one neighborhood. It is three historic sections, East Gate Old Bel Air, West Gate Bel Air, and Upper Bel Air, plus the separate guard gated Bel Air Crest development further west near the 405. Roscomare Valley sits inside that footprint but runs as its own micro market, with its own registered homeowners group, the Roscomare Valley Association, apart from the association that speaks for the gated estate core. Buyers who choose Roscomare Road over Nimes Road or Bel Air Road are usually making a specific trade. They get the 90077 zip code and the canyon setting without the multi acre lot minimums, the private gates, or the eight figure price floor the Bel Air name usually implies.

The Canyon Road Itself

Roscomare Road climbs from a cluster of mid rise condo buildings near Sunset, including the Bel Air Chalet and One Bel Air at 2345 and 2391 Roscomare, up through more than a mile of curves lined mostly with single family homes on generous lots, a third of an acre to well over an acre, built in the 1950s and 1960s and renovated or rebuilt at various points since. That condo cluster at the bottom of the hill is a genuine outlier for Bel Air, where the housing stock otherwise runs almost entirely single family, and it is one more sign that Roscomare Valley trades on different terms than the rest of the neighborhood.

Stone Canyon Reservoir sits a short distance to the east: a pair of Los Angeles Department of Water and Power reservoirs first built in 1924 that once supplied drinking water directly and now serve mostly as backup storage and a treated water bypass point for roughly 400,000 customers across the Palisades and West Los Angeles. It is closed to the public, no fishing, no boating, no swimming, and it will never show up as a neighborhood amenity on a listing sheet, but it is a large part of why the ridge above Roscomare Road stayed undeveloped for as long as it did.

The hillside terrain that makes the setting is the same terrain that makes wildfire a live planning question here, as it is across most of the Santa Monica Mountains side of Los Angeles. Bel Air burned in 1961 and again in 2017, and the Los Angeles Fire Department has been working through a 2025 CAL FIRE map recommendation that reclassifies fire hazard severity zones across the city. No source we could verify breaks out a fire hazard severity zone tier specific to Roscomare Valley, so the right move for a buyer is to check the exact parcel against LAFD's current fire zone map before writing an offer, not to assume based on the street name alone.

What Actually Trades Here

Three Roscomare Road sales anchor the current picture, and they span a wide range for addresses that all sit inside the same zip code:

At today's Measure ULA thresholds, that gap matters more than it might elsewhere. The City of Los Angeles taxes qualifying sales above $5,400,000 at an additional 4 percent and sales above $10,900,000 at 5.5 percent, on top of the base 0.45 percent documentary transfer tax. A sale at the 3040 Roscomare Rd level would owe roughly $282,000 in ULA and another $31,725 in base transfer tax if it closed today, a combined bill north of $313,000 before commissions or closing costs. A sale at the 2054 or 1213 Roscomare Rd level owes none of it. That is a six figure difference driven entirely by which side of a single dollar threshold the closing price lands on, and it is worth running the math before you set a list price anywhere near that line.

Just east across Beverly Glen Boulevard, the Beverly Glen market posted a $2,242,500 median sale price and $1,150 a square foot over the three months ending March 2026, on a thin six sale sample. The per square foot figures across Roscomare Valley, Beverly Glen, and the wider Bel Air market land in a fairly tight band even though total price points spread widely, which tracks with what the lot sizes suggest: this stretch of the Santa Monica Mountains foothills prices more on land and privacy than on a strict dollar per square foot ceiling.

How Roscomare Valley Compares

If you are weighing a Roscomare Road lot against something behind the gates on Nimes Road, or against a comparable canyon property across Beverly Glen Boulevard, the Measure ULA exposure alone is often a six figure swing. That is exactly the kind of number worth running before you write an offer on either side of Bel Air's zip code line. Schedule a private consultation about Roscomare Valley.

For the three historic sections that make up the rest of the neighborhood, our full Bel Air neighborhood guide breaks down East Gate, West Gate, and Upper Bel Air separately, along with Bel Air Crest. And for a sense of how far the top of the Bel Air market can move in the other direction, the Casa Encantada foreclosure sale closed at $130 million after listing at $250 million, a reminder that Bel Air pricing spans an extraordinarily wide range even within a single zip code.

Roscomare Valley's appeal is mostly about access. It sits close to the 405, a few minutes from UCLA and Westwood, and inside the same Bel Air school assignment area as the rest of the neighborhood, while avoiding the single point of entry that defines the gated sections further west. That access comes with a tradeoff. Roscomare Road carries more through traffic than the private streets behind Bel Air's gates, since it functions as a real connector between Sunset Boulevard and Mulholland Drive, and buyers used to a gated community's controlled entry should expect a different feel here.

For a broader look at what else is trading in a similar range right now, browse current Los Angeles listings.

Frequently Asked Questions

Is Roscomare Valley part of Bel Air, or its own neighborhood?

It sits inside Bel Air's boundaries as mapped by the City of Los Angeles Bel Air-Beverly Crest Community Plan, and Redfin and county records still file addresses here under "Bel Air." At the same time, it has its own registered homeowners group, the Roscomare Valley Association, separate from the associations that represent the gated estate sections, a sign that residents themselves treat it as a distinct pocket of the neighborhood.

Does Measure ULA apply to a home sale in Roscomare Valley?

Yes. Roscomare Valley sits inside the City of Los Angeles, unlike separately incorporated cities such as Beverly Hills or Malibu, so it carries full Measure ULA exposure. Sales above $5,400,000 owe an additional 4 percent, and sales above $10,900,000 owe 5.5 percent, on top of the base 0.45 percent documentary transfer tax.

How does Roscomare Valley pricing compare to the rest of Bel Air?

The broader Bel Air market averaged $3,523,299 and $1,100 a square foot over the three months ending August 2026, according to Redfin. The verified Roscomare Road sales we could confirm range from roughly $2.5 million for a smaller 1950s ranch to $7,050,000 for a fully renovated estate on 1.4 acres, which puts much of the street below the neighborhood wide median rather than above it, a different position than the East Gate and West Gate estate core typically holds.

What is the wildfire risk in Roscomare Valley?

The hillside terrain above Roscomare Road sits within the broader Santa Monica Mountains fire environment that has affected Bel Air before, including the 1961 and 2017 fires. No source we could verify breaks out a fire hazard severity zone tier specific to Roscomare Valley, so the right step before buying or insuring here is to check the exact parcel against the Los Angeles Fire Department's current fire zone map rather than assume based on the surrounding area.

Should I use a local agent to buy or sell in a micro neighborhood like Roscomare Valley?

For a pocket this small, one that the major data providers still lump into a larger neighborhood rather than tracking on its own, local transaction experience matters more than it would in a well documented tract with dozens of comparable annual sales. I have worked both sides of Bel Air, from the gated estate core to canyon streets like Roscomare Road, and know which comps actually apply to a given block and which ones just share a zip code. If you are trying to price a purchase or a sale here, reach out and we can run the actual comps together.

Roscomare Valley is not the version of Bel Air most people picture, and that is exactly why it is worth a closer look if the gated estate core is out of reach or is not the fit you want. If you are ready to see what is actually available on Roscomare Road right now, or want a straight read on what a specific Bel Air property is worth, schedule a private consultation and we will walk through the numbers together.

I have walked buyers through the gates on Bel Air Road and up Roscomare Road in the same afternoon, and the second conversation is always more about the numbers, since nothing about this stretch of hillside prices the way a standardized tract listing does.

About Paul Blair

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.