Beverly Park has a Beverly Hills 90210 mailing address, but the U.S. Census Bureau's geocoder places its main entrance in the City of Los Angeles. That one fact means a Beverly Park sale over $10.9 million pays Measure ULA at 5.5% on top of other transfer taxes, about $1.5 million in all on a $25 million home, and that Los Angeles, not Beverly Hills, writes the building rules.
You're pricing a Beverly Park purchase or sale and need to know which city's taxes and rules apply before you set a number.
At a glance
| City | City of Los Angeles (U.S. Census geocoder, main entrance address) |
|---|---|
| Mailing address | Beverly Hills, CA 90210 |
| Measure ULA | Applies: 4% over $5.4M, 5.5% from $10.9M (closings after June 30, 2026) |
| Property tax rate | 1.185825% in Tax Rate Area 67, 2026-27, before direct assessments |
| Fire hazard zone | Very High at a sample point (LA County map, revised August 2025) |
| Zillow series | None; the figures above are for ZIP 90210 |
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.
Is Beverly Park in Beverly Hills or Los Angeles?
Beverly Park is in the City of Los Angeles. Its homes carry a Beverly Hills 90210 mailing address, but the address is a postal label, and the city line is what sets the transfer tax, the property tax rate and the building code. At Beverly Park prices, that line is worth seven figures at closing.
What the Census geocoder shows
We ran the main entrance address of North Beverly Park through the U.S. Census Bureau's geocoder in November 2026. It returned the City of Los Angeles as the incorporated place, inside Los Angeles County, even though the address reads Beverly Hills, CA 90210. You can repeat the check for any lot: enter the address and read the Incorporated Places layer.
What a 90210 address doesn't decide
ZIP 90210 crosses three jurisdictions. By the Census Bureau's 2020 count, about 38% of its land is in the City of Beverly Hills, about 60% in the City of Los Angeles and under 2% unincorporated. So the ZIP tells you nothing about which city a house is in. Our breakdown of Beverly Hills ZIP codes maps the split.
What the city line costs on a Beverly Park sale
Measure ULA is a City of Los Angeles transfer tax, so it applies in Beverly Park and not across the line in Beverly Hills. For closings after June 30, 2026 it's 4% on sales over $5.4 million and under $10.9 million, and 5.5% at $10.9 million or more. It's charged on the whole price, not just the part above the threshold.
Measure ULA at Beverly Park prices
The table adds the City's 0.45% base transfer tax and the County's $1.10 per $1,000. Most Beverly Park sales we can find reported sit far above the top threshold, so the 5.5% tier is the one that matters.
| Sale price | Measure ULA | City base tax (0.45%) | County tax ($1.10 per $1,000) | Total at closing |
|---|---|---|---|---|
| $10,000,000 | $400,000 | $45,000 | $11,000 | $456,000 |
| $15,000,000 | $825,000 | $67,500 | $16,500 | $909,000 |
| $25,000,000 | $1,375,000 | $112,500 | $27,500 | $1,515,000 |
| $63,100,000 | $3,470,500 | $283,950 | $69,410 | $3,823,860 |
Rates for closings after June 30, 2026, from the City of Los Angeles Office of Finance and the County Registrar-Recorder. The last row uses the price of the 2025 Beverly Park sale Redfin reported, at today's rates.
The cliff at $10.9 million
Because the rate applies to the whole price, a sale at $10.9 million owes $163,500 more in ULA than one a dollar below it. A seller near that line should know where the cliff sits before agreeing a number. Test your own price in the Los Angeles mansion tax calculator.
Who carries the tax in the contract
The tax is owed when the deed records, and the purchase contract says which side pays it. Read that clause before you counter, because on a $25 million deal it moves $1.5 million. ULA is also figured on the gross price, including any loan the buyer assumes.
If a parcel straddles the city line
The City of Los Angeles says that when a parcel is only partly inside the city, its transfer taxes are prorated. If a survey shows your lot crossing the line, ask escrow to confirm the split before closing.
Beverly Park home prices and reported sales
Zillow publishes no Beverly Park series, so the figures above are for ZIP 90210 as a whole. Read them as the floor of the conversation, not the price of a Beverly Park house.
Why the 90210 figures above undershoot Beverly Park
Zillow's typical value tracks the middle third of homes in the ZIP, about $5.3 million in September 2026, and the ZIP mixes Beverly Hills streets with Los Angeles canyons. Redfin counted 60 sales in 90210 in September 2026. The reported Beverly Park sales below run roughly ten times the ZIP figure.
Reported Beverly Park sales
- Redfin's list of 2025's ten most expensive U.S. home sales, published January 2026, placed a $63.1 million Beverly Park sale at No. 10.
- TheWrap reported in June 2023 that Adele bought Sylvester Stallone's Beverly Park house for $58 million in 2022.
- A Stacker list of Los Angeles's priciest listings in December 2025 included a Beverly Park home asking $79.99 million.
The gap between asking and closing
HELLO! Magazine reported in February 2023 that Mark Wahlberg sold his North Beverly Park home for $55 million after listing it at $87.5 million in April 2022, about 37% below the first ask. At this level, an asking price is a starting point. Price against closed sales, and add the transfer tax to the seller's math before you compare offers.
Does ULA change what sells?
UCLA Lewis Center researchers reported in May 2025 that Measure ULA cut in half the likelihood that a property sells above its $5 million threshold. That finding covers the City of Los Angeles as a whole, not Beverly Park alone, but it's a reason to expect sellers here to think about timing and terms. Some sales happen privately; our guide to pocket listings and the MLS rules explains how that works now.
Owning in Beverly Park: property tax, fire zone and insurance
Two yearly costs follow from the city line and the hillside setting. Price both before you bid.
Property tax on a Beverly Park purchase
The Los Angeles County Assessor's map puts a Beverly Park sample point in Tax Rate Area 67, a City of Los Angeles area whose 2026-27 rate is 1.185825% of assessed value. On a $25 million purchase that's about $296,000 a year before direct assessments, which come on the bill separately. A purchase also triggers one or two supplemental bills, so set cash aside in the first year. Read the exact rate area on the parcel's own bill, and run your number in the property tax estimator.
Fire hazard zone and insurance
Los Angeles County's fire hazard map, revised in August 2025, shows Very High at a sample point in Beverly Park. Check the specific address on the official map, then get insurance quotes before you remove contingencies. The California FAIR Plan writes residential policies only up to $3 million, well below the price of any reported Beverly Park sale. Our guide to insuring a hillside estate covers the options.
Beverly Park building rules: Los Angeles hillside standards
Because Beverly Park is in the City of Los Angeles, Beverly Hills' hillside code doesn't apply. Los Angeles has its own hillside standards, adopted in 2011 as the Baseline Hillside Ordinance and amended since. Check whether a lot is mapped as a Hillside Area on the City's ZIMAS parcel lookup.
Floor area set by slope bands
In Hillside Areas, Los Angeles caps floor area by slope: the flatter parts of a lot allow more house, and the steepest allow little or none. In some zones the ratio runs from 0.45 on slopes under 15% down to zero on slopes of 100% or more, summed across the lot. A big Beverly Park lot with steep edges may allow less house than its acreage suggests.
Grading caps
Cut and fill on a hillside lot is capped at 1,000 cubic yards plus 10% of the lot size in cubic yards, subject to by-right maximums by zone. A pool, a basement or a new motor court all draw on that allowance.
The association's rules on top of the City's
Beverly Park is gated, and a homeowners association's rules can be stricter than the City's. Ask for the governing documents, any architectural guidelines and the current dues before you write an offer, and have your architect read them with the City's standards.
Schools for a Beverly Park address
A Beverly Hills mailing address doesn't put a house in Beverly Hills Unified. Check any Beverly Park address in both lookups and rely on what they return, not on a listing.
Checking schools at a Beverly Park address
Start with LAUSD's Resident School Identifier, which returns the assigned schools for a street address. Then try Beverly Hills Unified's School Finder: if it says "No results found," the address is outside that district. Our overview of Beverly Hills and Westside schools explains the two districts.
Beverly Park vs Trousdale Estates and Bel Air
The nearest alternatives split along the same city line, and that changes the cost of a sale more than any finish or view.
Beverly Park vs Trousdale Estates
Trousdale Estates, the one-story enclave inside Beverly Hills, pays no Measure ULA. A $25 million sale there owes none of the $1,375,000 in ULA that the same price would carry in Beverly Park. In return, Trousdale holds every house to 14 feet.
Beverly Park vs Bel Air
Bel Air is also in the City of Los Angeles, so the transfer tax math is the same. The difference is scale: Bel Air's association counts more than 2,000 properties. For a side-by-side of the two cities, read Beverly Hills vs Bel Air.
Selling a Beverly Park home
If you're selling, put the transfer tax into your net sheet first, then the commission and the payoff. We'd talk to an agent who has closed above the ULA threshold; see the agent we recommend for Beverly Hills sales, and our guide to selling a high-end home.
Beverly Park FAQs
Is Beverly Park in Beverly Hills?
Not by city. Beverly Park homes have a Beverly Hills, CA 90210 mailing address, but the U.S. Census Bureau's geocoder places the main entrance in the City of Los Angeles. That means City of Los Angeles transfer taxes, including Measure ULA, Los Angeles hillside building rules and a City of Los Angeles property tax rate area.
Does Measure ULA apply to Beverly Park homes?
Yes, because Beverly Park is in the City of Los Angeles. 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, charged on the whole price. With the City's base tax and the County's tax, a $25 million sale pays about $1.5 million at closing.
How much do homes in Beverly Park sell for?
Zillow has no Beverly Park series, so there's no typical value for it. Reported sales give the range: Redfin listed a $63.1 million Beverly Park sale among 2025's ten priciest U.S. sales, and TheWrap reported a $58 million purchase in 2022. ZIP 90210 figures run far lower because the ZIP covers much more ground.
What is the property tax rate in Beverly Park?
A Beverly Park sample point falls in Los Angeles County Tax Rate Area 67, whose 2026-27 rate is 1.185825% of assessed value, before direct assessments. On a $25 million purchase that's about $296,000 a year. A purchase also brings supplemental bills. Read the exact rate area on your parcel's bill and confirm with a tax adviser.
Which school district serves Beverly Park?
Don't assume Beverly Hills Unified from the 90210 address. Enter the street address in LAUSD's Resident School Identifier, which lists the assigned schools, and in Beverly Hills Unified's School Finder, which says "No results found" for addresses outside its district. Rely on those results rather than a listing's description.
Is Beverly Park 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 Park. Check the exact address on the official map and get insurance quotes early. The California FAIR Plan caps residential policies at $3 million, so ask a licensed insurance broker how to cover the rest of the house.
Who developed Beverly Park?
We haven't been able to confirm the developer or the opening year from a primary or press source we could open, so we don't state them here. If the history matters to your purchase, ask the homeowners association for its records and the title company for the original tract map, which name the subdivider and the recording date.
Sources
- U.S. Census Bureau Geocoder: Incorporated Places lookup for the North Beverly Park entrance address
- U.S. Census Bureau: 2020 ZCTA to Place relationship file
- 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
- Redfin: 10 Most Expensive Home Sales of 2025 (January 5, 2026)
- TheWrap: Adele's $58 million Sylvester Stallone house (June 20, 2023)
- HELLO! Magazine: Mark Wahlberg sells Hollywood mansion for $55 million (February 18, 2023)
- Stacker via KEYT: Most expensive homes for sale in Los Angeles (December 17, 2025)
- UCLA Lewis Center: Los Angeles's mansion tax has raised less money than expected (May 14, 2025)
- 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 (revised August 21, 2025)
- California Department of Insurance: California FAIR Plan
- Los Angeles City Planning: BMO and BHO Q&A
- Los Angeles City Planning: Hillside Area Development Standards, Single-Family Zones (CP-4061)
- LAUSD: Resident School Identifier
- Beverly Hills Unified School District: School Finder
- Bel-Air Association: History
- Zillow Research: Zillow Home Value Index by ZIP code (September 2026)
- Redfin Data Center: ZIP 90210 monthly market data (September 2026)