Beverly Hills Post Office, or BHPO, is the name listings use for homes with a Beverly Hills 90210 mailing address that sit outside the City of Beverly Hills, mostly in the City of Los Angeles. About 60% of ZIP 90210's land is in Los Angeles, so a BHPO home can owe Measure ULA on a sale over $5.4 million and follow Los Angeles hillside rules. The Elliman Report put the median BHPO single-family sale at $2.95 million in late 2025.
You're looking at a home with a Beverly Hills address in the canyons and need to know which city's taxes, rules and schools come with it before you make an offer or set a price.
At a glance
| Mailing address | Beverly Hills, CA 90210 |
|---|---|
| ZIP 90210 land by jurisdiction | 60.5% City of Los Angeles, 37.8% City of Beverly Hills, 1.6% unincorporated (Census 2020) |
| Community plan | Bel Air-Beverly Crest (City of Los Angeles, last updated 1998) |
| Neighborhood council | Bel Air-Beverly Crest Neighborhood Council |
| Measure ULA | Applies on City of Los Angeles parcels: 4% over $5.4M, 5.5% from $10.9M (after June 30, 2026) |
| Median single-family sale | $2,950,000 on 53 sales, Q4 2025 (Elliman Report, Beverly Hills P.O.) |
Home values by the numbers
Zillow Home Value Index, September 2026: the typical value of homes in the middle third of the market, smoothed and seasonally adjusted. Neighborhoods are Zillow's own boundaries. A typical value is the middle of the market, not its top. Zillow publishes no series for this enclave, so the figure is for ZIP 90210, which covers a much wider area and runs well below the enclave's own prices.
What are Beverly Hills Post Office homes?
A Beverly Hills Post Office home has a Beverly Hills address and, in most cases, Los Angeles rules. The address comes from the post office; the city that taxes the sale, writes the building code and runs the schools comes from the parcel. Before you compare a BHPO listing with a house in Beverly Hills proper, find out which side of the city line it's on.
One ZIP, three local governments
The Census Bureau's 2020 relationship file splits ZIP 90210's 10.74 square miles of land like this. Our guide to the Beverly Hills ZIP codes covers 90211 and 90212, which sit almost entirely inside Beverly Hills.
| Part of ZIP 90210 | Land | Share | Who sets the local rules |
|---|---|---|---|
| City of Los Angeles | About 6.50 sq mi | 60.5% | City of Los Angeles |
| City of Beverly Hills | About 4.06 sq mi | 37.8% | City of Beverly Hills |
| Unincorporated | About 0.17 sq mi | 1.6% | Los Angeles County |
The canyons in the Los Angeles plan
The City of Los Angeles plans these hills through its Bel Air-Beverly Crest Community Plan, last updated in 1998. The plan names Coldwater Canyon, Franklin Canyon, Benedict Canyon and Laurel Canyon among its areas, along with Beverly Glen, Casiano Estates and others. The Los Angeles Times' Mapping L.A. treats Beverly Crest as a Los Angeles neighborhood that also takes in an unincorporated pocket.
Beverly Hills Post Office homes and Measure ULA
On a City of Los Angeles parcel, a sale over $5.4 million closing after June 30, 2026 pays Measure ULA: 4% up to $10.9 million and 5.5% from there, on the whole price. Inside the City of Beverly Hills it doesn't apply. That makes the city line the first number to check on any BHPO listing.
Why the $5.4 million line matters most here
Elliman's $2.95 million median puts the typical BHPO sale below the first threshold, but any BHPO house priced near $5.4 million meets it head-on. Because ULA is charged on the whole price, a $5.5 million sale owes $220,000 in ULA, while a $5.4 million sale owes none. The law doesn't say which side pays; if the contract puts both taxes on the seller, then counting the City's 0.45% base tax, a seller needs about $5.63 million to net what a $5.4 million sale nets. Prices between those two figures cost the seller money.
| Sale price, City of LA parcel | Measure ULA | City base tax (0.45%) | Price after both, if the seller pays |
|---|---|---|---|
| $5,400,000 | $0 | $24,300 | $5,375,700 |
| $5,500,000 | $220,000 | $24,750 | $5,255,250 |
| $5,630,000 | $225,200 | $25,335 | $5,379,465 |
| $8,000,000 | $320,000 | $36,000 | $7,644,000 |
County transfer tax of $1.10 per $1,000 applies on top, at every price. Rates are the City of Los Angeles Office of Finance's for closings after June 30, 2026; the City adjusts the thresholds each year with inflation.
Unincorporated parcels
ULA and the City's transfer tax apply only to property in the City of Los Angeles, so the small unincorporated part of 90210 doesn't pay them. If a parcel lies partly inside the City, the City prorates its taxes. Ask escrow to confirm the split on any lot near a boundary.
Run the numbers for your price
Enter your expected price in the ULA and transfer tax calculator, and choose the city the parcel is actually in. A tax adviser can tell you how the contract and your basis affect what you keep.
Building rules for Beverly Hills Post Office homes
A BHPO home on the Los Angeles side follows the City of Los Angeles hillside standards, not the Beverly Hills hillside code. Los Angeles adopted its Baseline Hillside Ordinance in 2011 and has amended it since. Look up the parcel's zoning on the City's ZIMAS parcel map before you plan an addition.
Floor area by slope
Los Angeles caps hillside floor area band by band: gentle ground allows the most, steep ground allows little or nothing, and the bands are added up. In some zones the ratio runs from 0.45 on slopes under 15% to zero at 100% or more. A canyon lot's acreage says little until someone maps its slopes.
Grading limits
Cut and fill is capped at 1,000 cubic yards plus 10% of the lot size in cubic yards, within zone maximums. A 5,000-square-foot lot gets 1,500 cubic yards. A new pool or basement uses that allowance fast.
Narrow canyon streets
If a hillside lot fronts a street whose roadway is under 20 feet wide, new construction needs a separate City approval before building or grading permits issue. Measure the street in front of a teardown before you price the rebuild.
Beverly Hills Post Office home prices: Elliman, Zillow and 90210
The figures above are Zillow's for all of ZIP 90210, because Zillow publishes no BHPO series. They describe the ZIP, not a canyon house.
Why the ZIP figures above run high for BHPO
Zillow's typical value for 90210 was about $5.3 million in September 2026, while its Beverly Crest neighborhood, the Los Angeles side of these hills, sat at about $2.76 million. The ZIP mixes the canyons with Beverly Hills streets and gated estates, so it lands at roughly twice the Beverly Crest figure.
What a typical BHPO sale looks like
The Elliman Report for the fourth quarter of 2025 counted 53 BHPO single-family sales at a median of $2.95 million and 58 days on the market. That's the closest published figure to a BHPO price, and it's close to Zillow's Beverly Crest value.
Discounts across 90210
Redfin's September 2026 data for 90210 showed homes selling at 93.5% of list price on average. On a $4 million ask that's about $260,000 off. Price an offer from closed sales, not asks. Our Westside housing market figures track the trend month by month.
Owning Beverly Hills Post Office homes: tax, fire zone and insurance
Two yearly costs depend on the parcel, so check both before you write an offer.
Property tax on a BHPO purchase
The County Assessor's map places a Beverly Crest sample point in Tax Rate Area 67, a City of Los Angeles area with a 2026-27 rate of 1.185825% before direct assessments. On a $3 million purchase that's about $35,600 a year. A purchase also brings one or two supplemental bills. Use the property tax estimator with the rate on your parcel's bill.
Fire zone and the FAIR Plan
Los Angeles County's fire hazard map, revised in August 2025, shows Very High at a sample point in Beverly Crest. Check the exact address on the official map, then get insurance quotes before you remove contingencies. The California FAIR Plan writes residential policies up to $3 million and covers named perils such as fire. Our guide to canyon home insurance covers what to add.
Schools and parks around Beverly Hills Post Office homes
The 90210 address doesn't decide the school district. The parcel does, so check each address in both lookups.
Checking schools for a BHPO address
LAUSD's Resident School Identifier lists the assigned schools for a street address in the City of Los Angeles. Beverly Hills Unified's School Finder answers "No results found" for an address outside its district. Our schools overview explains both districts.
Franklin Canyon and Coldwater Canyon parks
Franklin Canyon Park covers 605 acres between the San Fernando Valley and Beverly Hills, with a three-acre lake and more than five miles of trails. Coldwater Canyon Park, 45 acres on Mulholland, is owned by the City of Los Angeles and run by TreePeople, whose headquarters it houses.
The neighborhood council and canyon associations
The Bel Air-Beverly Crest Neighborhood Council covers the hills from Laurel Canyon to the 405 and from Sunset to Mulholland, excluding Beverly Hills. Its bylaws list groups such as the Benedict Canyon Association and the Coldwater Mulholland Neighborhood Association. Read their recent minutes for planned projects near a house you like.
Buying Beverly Hills Post Office homes for sale: a checklist
Every BHPO question comes back to the parcel. Settle these before you set a price.
- Run the address through the Census geocoder or ZIMAS to confirm the city.
- Price ULA and the City base tax if the parcel is in Los Angeles.
- Check the school lookups, the fire map and the street width.
- Get insurance quotes early.
Confirm the jurisdiction first
A listing that says Beverly Hills may be on either side of the line. The Census geocoder's Incorporated Places layer answers the question in a minute. Beverly Park, the gated enclave off Mulholland, is a good example: Beverly Hills address, City of Los Angeles parcel.
Compare with Beverly Hills proper
Across the line, Trousdale Estates and the Flats below Sunset follow Beverly Hills rules and pay no ULA. For help pricing a BHPO house against them, see the agent we'd call for a Beverly Hills purchase, or browse homes inside the City of Beverly Hills.
Selling a BHPO home near the ULA line
If your house on the Los Angeles side could sell anywhere from $5 million to $6 million, decide before you list how you'd treat an offer just over $5.4 million. Build a net sheet at three prices, with ULA, the City base tax and the County tax in each, and share the break-even figure with your agent so nobody celebrates a $5.5 million offer that nets less than $5.4 million would. Our guide to selling a Westside home walks through the rest of the net sheet, and a CPA can check the tax side.
Beverly Hills Post Office homes FAQs
What does Beverly Hills Post Office (BHPO) mean in real estate?
It's the name listings use for homes with a Beverly Hills 90210 mailing address that sit outside the City of Beverly Hills, mostly in the City of Los Angeles canyons. The address is postal. The parcel's city sets the transfer tax, building code and schools, so check the jurisdiction of any BHPO listing before comparing it with Beverly Hills proper.
Is a BHPO home in the City of Beverly Hills?
Usually not. By the Census Bureau's 2020 figures, about 60.5% of ZIP 90210's land is in the City of Los Angeles, 37.8% in the City of Beverly Hills and 1.6% unincorporated. Run the exact address through the Census geocoder or the City of Los Angeles ZIMAS map to see which one a parcel is in.
Do Beverly Hills Post Office homes pay Measure ULA?
If the parcel is in the City of Los Angeles, yes. For closings after June 30, 2026, ULA is 4% on sales over $5.4 million and under $10.9 million, and 5.5% at $10.9 million or more, on the whole price. Parcels inside Beverly Hills or in unincorporated county land don't pay it. A tax adviser can confirm your case.
How much do Beverly Hills Post Office homes cost?
The Elliman Report put the median BHPO single-family sale at $2,950,000 in the fourth quarter of 2025, across 53 sales. Zillow's typical value for its Beverly Crest neighborhood was about $2.76 million in September 2026. Figures for ZIP 90210 as a whole run much higher because they include Beverly Hills streets and gated estates.
Which schools serve Beverly Hills Post Office homes?
It depends on the parcel, not the ZIP. For an address in the City of Los Angeles, LAUSD's Resident School Identifier lists the assigned schools. Beverly Hills Unified's School Finder returns "No results found" for addresses outside its district. Check both, and don't rely on a listing's description of schools.
What building rules apply to BHPO homes?
On the Los Angeles side, the City's hillside standards apply: floor area capped by slope band, grading capped at 1,000 cubic yards plus 10% of lot size in cubic yards, and extra approval for lots on streets with roadways under 20 feet wide. Look up the parcel on ZIMAS and have an architect confirm the limits before you buy.
Are Beverly Hills Post Office homes in a fire hazard zone?
Los Angeles County's fire hazard map, revised in August 2025, shows Very High at a sample point in Beverly Crest. Check the exact address on the official map. Get insurance quotes before removing contingencies, and ask a licensed broker how to cover a house worth more than the California FAIR Plan's $3 million residential limit.
Sources
- U.S. Census Bureau: 2020 ZCTA to Place relationship file
- Los Angeles City Planning: Bel Air - Beverly Crest Community Plan
- Los Angeles Times: Mapping L.A., Beverly Crest
- City of Los Angeles Office of Finance: Real Property Transfer Tax and Measure ULA FAQ
- Los Angeles County Registrar-Recorder/County Clerk: Documentary Transfer Taxes
- Los Angeles City Planning: BMO and BHO Q&A
- Los Angeles City Planning: Hillside Area Development Standards, Single-Family Zones (CP-4061)
- Douglas Elliman / Miller Samuel: Elliman Report Q4 2025, Greater Los Angeles
- Zillow Research: Zillow Home Value Index, ZIP codes and neighborhoods (September 2026)
- Redfin Data Center: ZIP 90210 monthly market data (September 2026)
- Los Angeles County Auditor-Controller: Tax Rates by TRA (TRA 67, FY 2026-27)
- California State Board of Equalization: Supplemental Assessment
- Los Angeles County GIS: Fire Hazard Severity Zones, Local Responsibility Area
- California FAIR Plan: Dwelling Policy
- California Department of Insurance: California FAIR Plan
- LAUSD: Resident School Identifier
- Beverly Hills Unified School District: School Finder
- Mountains Recreation and Conservation Authority: Franklin Canyon Park
- TreePeople: Guide to Coldwater Canyon Park (PDF)
- Bel Air-Beverly Crest Neighborhood Council Bylaws (City of LA Department of Neighborhood Empowerment)
- U.S. Census Bureau Geocoder