You’ve seen the movies.
Big gates, manicured lawns, and people wearing sunglasses inside $500,000 cars. It’s easy to think who lives in Beverly Hills is just a rotating list of Oscar winners and people who are famous for being famous.
Honestly? That’s only a tiny slice of the pie.
If you walked into a local coffee shop on Canon Drive, you’d probably be sitting next to a plastic surgeon, a Persian entrepreneur who built a textile empire from nothing, or a semi-retired judge.
Beverly Hills is a real city. It’s not just a movie set.
The Celebrity Reality Check
Let's get the big names out of the way first because, yeah, they are definitely there.
Taylor Swift owns the historic Samuel Goldwyn Estate. She didn't just buy it; she turned it into a designated historic landmark. It’s a massive Georgian Revival that looks like something out of a 1930s film.
Then you have Adele, who bought Sylvester Stallone’s old place in North Beverly Park. Fun fact: she reportedly insisted on keeping the Rocky statue by the pool.
Jeff Bezos set records when he dropped $165 million for David Geffen's estate. That property has its own 9-hole golf course.
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But here is the thing.
Most celebrities don't actually hang out on Rodeo Drive. They live in "The Flats" or up in the gated hills like Beverly Park or Trousdale Estates. These are fortresses.
- Leonardo DiCaprio: Picked up a $9.9 million spread in the Flats.
- Jennifer Aniston: Lives in a Zen-like mid-century modern in Trousdale.
- Denzel Washington: Has been a staple in the gated Beverly Park community since the 90s.
- Jack Nicholson: He’s still up on Mulholland Drive, where he’s lived since 1969.
It’s Not Just Actors and Singers
If you think everyone has a SAG card, you're mistaken.
There is a massive population of business moguls, tech giants, and "old money" families. Beverly Hills has one of the largest Persian Jewish populations in the world.
Many families moved here in the late 1970s and 80s, bringing significant wealth and a deep entrepreneurial spirit. They basically revitalized the local economy.
You also have the "Service Elite."
We're talking about the world’s top heart surgeons, high-stakes divorce attorneys, and talent agents. Companies like United Talent Agency (UTA) and Live Nation are headquartered right here. The people running those companies want to be close to the office.
The Neighborhood Divide
Not all of Beverly Hills is the same. People who live here define themselves by their "north or south" status.
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The Flats
This is the area between Wilshire Boulevard and Sunset Boulevard. It’s flat (obviously), making it one of the few places in LA where people actually walk their dogs or push strollers. It’s incredibly expensive because of the large lots.
South of Wilshire
This is the "relatable" part of Beverly Hills.
Kinda.
There are plenty of apartments and condos here. You’ll find young professionals, teachers, and retirees who want the safety and the 90210 zip code without a $20 million mortgage. The streets are still pristine, and the police response time is legendary, but it feels more like a real town.
The Hills and Gated Enclaves
This is where the "Post Office" (BHPO) comes in.
Technically, some of these homes have a Beverly Hills zip code but are actually under the jurisdiction of the City of Los Angeles. But in the true city limits, you have Trousdale Estates. No fences are allowed in front of houses there, which gives it this weird, open, 1960s futuristic vibe.
Why Do People Actually Stay?
It isn't just for the flex.
The Beverly Hills Unified School District is a massive draw. Even though many residents send their kids to elite private schools like Harvard-Westlake, the public schools here are top-tier.
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Then there is the "Bubble Effect."
The city has its own police and fire departments. They don't share with the rest of LA. If you call 911 in Beverly Hills, someone is at your door in less than three minutes. For high-profile people, that security is worth every penny of the high property taxes.
Real Numbers: What It Costs to Be a Resident
As of early 2026, the market has stabilized a bit, but "cheap" isn't in the vocabulary.
A "fixer-upper" in the Flats—which is basically a tear-down—will still run you $5 million to $7 million. If you want something move-in ready, expect to start at $10 million.
The median household income is north of $125,000, but that number is skewed by the apartment renters. In the estate areas, the "household income" is often irrelevant because the residents are living off assets, not a monthly paycheck.
Common Misconceptions
People think it’s all snobs.
Actually, there’s a strong sense of community. The local farmers market on Sundays is packed with families. You see the same people at Nate ‘n Al’s eating deli sandwiches that they’ve been eating for forty years.
It’s a mix of global billionaires and people who bought their homes in 1975 for $150,000 and just never left. Those "original" residents are the heart of the city, even if the guy next door just moved in from Dubai.
Actionable Insights for the Curious
If you are looking to understand the culture or even move to the area, keep these things in mind:
- Audit the Zip Code: Remember that "Beverly Hills Post Office" (90210) isn't the same as "Beverly Hills City." You won't get the same police or schools if you're in the BHPO area.
- Visit the South Side: To see the "real" Beverly Hills, walk the neighborhoods south of Wilshire. It’s where the locals actually live and shop.
- Real Estate Timing: The market in 2026 is seeing more "off-market" sales. If you're serious about the area, you need a pocket-listing specialist, not just a Zillow account.
- Check the Zoning: Beverly Hills has incredibly strict rules on everything from hedge height to trash cans. Living here means following the rules to keep the aesthetic perfect.
The city remains a strange, beautiful, and highly guarded slice of the American Dream. It's a place where you can find Paris Hilton or a quiet grandmother who remembers when the city was mostly bean fields. Both belong there.