You’ve seen the aerial shots. Those sprawling, terracotta-roofed Mediterranean compounds that look more like small Italian villages than family homes. Most people driving up Mulholland Drive don’t even notice the entrance. That’s the point. Beverly Park isn't just a neighborhood; it is a fortress for the famous, a bubble of extreme wealth where the "no photos" rule is basically the local religion.
If you are looking for historic charm or walkable streets, you are in the wrong place. This is where you go when you want a 30,000-square-foot gym and a yard big enough to land a helicopter—though the neighbors might complain if you actually do. Honestly, the scale of Beverly Park is hard to wrap your head around until you see a "starter home" here that covers five acres.
What Most People Get Wrong About Beverly Park
A lot of people think Beverly Park is in the city of Beverly Hills. It isn’t. While it carries the 90210 zip code, it’s technically part of the City of Los Angeles, specifically the Beverly Hills Post Office (BHPO) area. Why does that matter? It means the residents don't get Beverly Hills police or fire services, but they also don't have to deal with the strict city council of the 90210 proper.
The community is split into two very different sections: North Beverly Park and South Beverly Park.
North is the heavyweight champion. It has 64 homes, most of which are massive estates on lots that rarely dip below two acres. South Beverly Park is the quieter, smaller sibling with only 16 homes. For years, there was actually a weird legal drama between the two. The "Northerners" tried to charge the "Southerners" hundreds of thousands of dollars to use their main gate. It ended up in court. Imagine being a billionaire and suing your neighbor over a gate fee. That's the level of pettiness you only find at the top.
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The Celebrities Who Actually Live There
The roster of residents reads like the credits of a blockbuster movie. This isn't just where "influencers" live; this is where the icons go to disappear.
- Denzel Washington has been a fixture here since the early 90s. He bought his place from former Disney boss Michael Eisner.
- Adele famously bought Sylvester Stallone’s massive estate for around $58 million a couple of years ago. She reportedly insisted on keeping the Rocky statue by the pool.
- The Rock (Dwayne Johnson) dropped nearly $28 million on a Mediterranean-style mansion here.
- Eddie Murphy and Rod Stewart have long called these hills home.
- Paris Hilton recently made headlines when her North Beverly Park estate hit the market.
Recently, in 2025 and early 2026, we’ve seen a shift. The "old guard" of 90s action stars is slowly being replaced by tech moguls and international royalty. In late 2025, one of the most famous properties, 71 Beverly Park, traded for a staggering $63.1 million. That's a lot of money for a house, even by LA standards, but in this neighborhood, it's just Tuesday.
The Architect Everyone Hires
If you live in Beverly Park, there is a high chance your house was designed by Richard Landry. He’s often called the "King of the Megamansion." He’s the guy who knows how to make a 40,000-square-foot house feel... well, not cozy, but livable.
Most of the homes follow a very specific "Tuscan Villa" or "French Chateau" vibe. It was the trend when the community was being built out in the 90s. Some call it "McMansion on steroids," but you can't argue with the quality. These aren't houses made of drywall and dreams; they are built with imported limestone, hand-carved marble, and security systems that would make the Pentagon jealous.
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Living Under the HOA’s Thumb
You’d think if you spent $50 million on a house, you could do whatever you want. Wrong. The Beverly Park Homeowners Association is notoriously strict.
They have rules for everything. You want to paint your gate a slightly different shade of beige? You better ask permission. Want to have a massive party? The HOA needs to know. They even have rules about "suggestive" sculptures being visible to neighbors. There was a famous case years ago where a resident was sued because their abstract art offended the "character" of the neighborhood.
The security is the real reason people pay the $3,000 to $5,000 monthly HOA fees. It’s a 24/7 operation. Guards patrol in SUVs. If you aren't on the list, you aren't getting past the gate. Period. No paparazzi. No tour buses. No "Star Maps" fans.
Why the Market Is Changing in 2026
We are seeing a bit of a reality check in the ultra-luxury market right now. For a while, people were listing homes for $100 million just to see if someone would bite. Now, buyers are smarter. They are looking at the "mansion tax" (Measure ULA) which adds a 5.5% tax on sales over $10 million in Los Angeles.
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This has made some sellers in Beverly Park a bit more flexible. You’ll see houses listed at $80 million that eventually sell for $50 million. It’s still a fortune, but it shows that even at the very top, the market has limits.
How to Get a "Deal" in Beverly Park
If you are actually looking to buy here (lucky you), keep these three things in mind:
- Look for "Off-Market" Listings: Most of the best properties never hit the MLS. You need a broker like Drew Fenton or the team at The Agency who has the "pocket listings."
- Check the Views: Not all lots are created equal. Some look over the city, while others just look at their neighbor's tennis court. The "view" premium can add $10 million to the price tag.
- The South is Cheaper: If you don't mind a slightly smaller lot and a different gate, South Beverly Park offers the same prestige for a significantly lower entry price.
The era of the 100,000-square-foot mega-home might be cooling off slightly as people look for more "manageable" 20,000-square-foot estates, but Beverly Park isn't going anywhere. It remains the gold standard for privacy in a city that usually loves to stare.
If you’re planning a move to this tier of real estate, your next step should be hiring a specialized tax attorney to navigate the Measure ULA implications before even talking to a realtor. Understanding the carrying costs—which can exceed $1 million a year just for maintenance and staff—is the difference between owning a trophy and owning a liability.