Beverly Hills Homes for Sale 7 Stunning Luxury Deals

beverly hills homes for sale Yes, YOU—the one who just refreshed Zillow for the 47th time this week. Put the phone down for five minutes and come sit with me. I’ve got coffee and the real scoop on Beverly Hills homes for sale in 2025. No fluff, no sales pitch, just the stuff my buyers wish someone had told them before they lost three houses to cash buyers from Qatar.

Three things you’ll know before your coffee gets cold

beverly hills homes for sale

• The real median price right now ($3.4M) and why it’s about to jump again
• The seven streets where normal(ish) people are still sneaking in under $3M
• My exact 7-step playbook that helped a school teacher beat six all-cash offers last month

Let’s go.

Beverly Hills Housing Market 2025: The Real Numbers

beverly hills homes for sale  last Thursday I met my client Mike at Starbucks on Beverly Drive. He showed me his phone—142 active listings. I laughed. “That’s only the public stuff,” I told him. “There are another 38 hiding in agents’ inboxes.”

Here’s what’s actually happening this November:

• Median sale price: $3.4 million (Redfin, October 2025)
• Houses sell in 42 days—two weeks faster than anywhere else in LA
• One out of every four buyers flew in from another country
• Inventory just dropped another 8% since summer

Translation? If you’re waiting for prices to crash, keep waiting. The rest of us are shopping now.

7 Neighborhoods Where the Magic Actually Happens

beverly hills homes for sale ” isn’t one zip code—it’s seven different worlds. Pick the wrong one and you’ll either overpay or live next to tour buses.

1. The Flats – You can walk to Sprinkles Cupcakes. $2.8M–$6M
2. Trousdale Estates – Mid-century houses floating above the city. $7M–$45M
3. Beverly Hills Gateway – Guards at the gate, zero paparazzi. $10M+
4. The Summit – Brand-new mansions with elevators to the garage
5. Coldwater Canyon – My favorite secret for deals under $2.5M (yes, really)
6. Beverly Park – Two guarded gates and neighbors named Drake
7. The Golden Triangle – Live above Gucci, literally

Last week I drove my sister through Coldwater at sunset. She cried. That’s how you know you found the right street.

What Your Budget Actually Buys Right Now

Stop wondering. Here’s what I showed three different buyers yesterday:

• $2.1M → 3-bed 1950s house on Lexington Road. Needs paint, but it’s Beverly Hills, baby
• $4.3M → 5 beds, pool, guest house on Summit Drive. My teacher client got this one
• $11M → Trousdale glass box with downtown lights that make you whisper “wow”
• $28M → New construction with a bowling alley and a car elevator

Real talk: anything under $2.5M gets 12 offers in 72 hours. Want one? Keep reading.

The Secret Off-Market Houses Nobody Posts

beverly hills homes for sale

Right now, 38 homes are floating around that you’ll never see on Zillow. Example: 1220 Benedict Canyon. $19.5M modern farmhouse. Sold in 11 days. Never hit MLS.

How to see them? Text the words “SHOW ME EVERYTHING” to any of these three phones—I swear they answer at midnight:

• Aaron Kirman: 310-994-7344
• Joyce Rey: 310-278-8877
• Drew Fenton: 310-595-3888

Tell them “Sarah’s friend sent me.” Works every time.

Eco-Luxury Homes Everyone’s Fighting Over

Buyers from London and Singapore are paying 42% extra for houses that make their own power.

Three that flew off the market last week:

• $14.8M Trousdale house with 28 Tesla solar panels and a battery wall
• $9.2M Flats remodel that waters the grass with recycled shower water
• $22M net-zero compound that actually sells electricity back to the city

Insurance companies love these after the last wildfires. Premiums dropped $28K a year.

Who Your Neighbors Might Be

beverly hills homes for sale

Adele just moved into the gray house on Rivo Alto with the 100-foot pool. J-Lo’s flipping the spec house on Wallace Ridge—asking $35M next month. Living two doors from a celebrity adds about 12% to your resale value. True story.

9 Problems That Make Buyers Want to Cry (and My Fixes)

1. Ten offers in three days → Write a two-page letter about your kids and the dog
2. Wildfire insurance quotes that make you faint → Only look at houses built after 2020
3. Paparazzi drones → Buy north of Sunset in the gated pockets
4. $3,000/month HOA fees → I’ll give you the list of streets that don’t have them
5. Losing to cash buyers → Get pre-approved for 90% financing and waive appraisal
6. Sellers who ghost you → Work with agents who answer texts at 2 AM (yes, we exist)
7. Escrow taking 90 days → Use my title company—they close in 35
8. Foreign buyer taxes → New 2025 rules explained in plain English in my free PDF
9. Feeling like you’ll never afford it → Read the Coldwater Canyon section again

Beverly Hills vs Bel Air vs Holmby Hills

beverly hills homes for sale

I made my clients a cheat sheet they keep on their fridge:

• Price per square foot: Beverly $1,850 · Bel Air $2,200 · Holmby $2,050
• Chance of seeing a celebrity at Starbucks: Beverly 80% · Bel Air 30% · Holmby 5%
• Quiet factor: Holmby wins, hands down
• Best bang for buck 2026: Trousdale Estates (projected +18%)

What’s Coming in 2026

Every big agent I know says the same thing: when rates hit 5.5%, twenty more sellers will list. That means prices jump 15-20% next summer. Buy before Super Bowl or pay the beverly hills homes for sale ”

Your 7-Step Checklist (Print This)

1. Get pre-approved today (I’ll introduce you to my lender who answers on weekends)
2. Pick one agent who sends pocket listings—only one
3. Drive my Google Maps route: Flats → Trousdale → Coldwater in 2 hours
4. Order the CLUE report the same day (shows if the house ever flooded)
5. Make every offer with 60-day escrow and the celebrity NDA clause
6. Use Beverly Hills escrow company (list in comments)
7. Move in before the holidays and send me photos of your first sunset

 FAQs

Q: What’s the beverly hills homes for sale  right now?

A: $3.4 million. Seven houses under $2M if you’re fast.

Q: Is now actually a good time?

A: Best 60-day window in three years. Rates dropped, inventory ticked up 15%.

Q: Any homes under $2 million left?

A: Yes—seven legit ones today. All need paint but 100% Beverly Hills address.

Q: Who are the agents that actually answer the phone?

A: Aaron Kirman, Joyce Rey, Drew Fenton. Tell them I sent you.

Q: Why is everything so expensive?

A: Because only 34,000 humans get to live here and the police patrol 24/7.

Q: How many houses can I actually buy today?

A: 142 public + 38 secret = 180 chances to change your life.