No city, county or state record we could find names Beverly Ridge Estates, so everything published about it comes from listings. The check that matters most is which city the parcel is in: on a $15 million sale, a City of Los Angeles parcel pays $892,500 in transfer taxes, and a Beverly Hills parcel pays none of it.
You're looking at a home marketed as Beverly Ridge Estates and need to know what to verify before you trust the price or the description.
At a glance
| Official record of the name | None found (city, county and state searches, Nov 2026) |
|---|---|
| ZIP 90210 land in City of LA | About 60.5% (2020 Census) |
| ZIP 90210 land in City of Beverly Hills | About 37.8% (2020 Census) |
| Zillow series | None for the enclave |
| Measure ULA | Applies only if the parcel is City of LA, over $5.4M |
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 we can confirm about Beverly Ridge Estates
Very little, and that's the point of this page. We found no City of Los Angeles, City of Beverly Hills, county or state record that uses the name Beverly Ridge Estates, and no association website. Everything published about it comes from brokerage and listing pages. So before you weigh the house, settle the question that moves the most money: which city the parcel is in. On a $15 million sale, that answer is worth $892,500 in City of Los Angeles transfer taxes.
What the public record shows
We looked for the name in city, county and state sources in November 2026 and found none that uses it. Listing sites describe its size, gate and age, but we couldn't confirm any of those details from an official or primary source, so we leave them out. When a seller's package repeats them, ask for the document behind each one.
Why the name tells you so little
Enclave names in the 90210 hills are often marketing names. They don't appear on a tax bill, and they don't decide the city, the school district or the rules for building. A buyer here is relying on documents the seller and the association hold, which makes the questions below more important than they'd be in a better-documented neighborhood such as Trousdale Estates.
Is Beverly Ridge Estates in Beverly Hills or Los Angeles?
Check the parcel, because the address won't tell you. In ZIP 90210, about 60.5% of the land is in the City of Los Angeles and about 37.8% in the City of Beverly Hills, per the 2020 Census relationship file. Homes on both sides use Beverly Hills mailing addresses.
The check, step by step
- Enter the full street address in the U.S. Census geocoder and choose the incorporated-places layer.
- Compare the answer with the tax bill and the preliminary title report.
- If the three agree on Los Angeles, plan for City of Los Angeles taxes, permits and LAUSD. If they agree on Beverly Hills, plan for that city's rules and BHUSD.
The geocoder catches what addresses hide. It places the North Beverly Park entrance, mailed as Beverly Hills 90210, inside the City of Los Angeles.
What the answer changes at closing
For sales closing after June 30, 2026, a City of Los Angeles parcel pays Measure ULA at 4% on prices over $5.4 million and under $10.9 million and 5.5% from $10.9 million, plus a 0.45% base transfer tax. A Beverly Hills parcel pays neither.
| Price | If the parcel is City of Los Angeles | If the parcel is City of Beverly Hills |
|---|---|---|
| $7,500,000 | $333,750 | No City of LA tax |
| $15,000,000 | $892,500 | No City of LA tax |
| $30,000,000 | $1,785,000 | No City of LA tax |
The ULA calculator runs any other price. Your escrow officer can tell you which county and city taxes apply on either side.
What the answer changes for schools and services
Beverly Hills runs its own police and fire departments, with three fire stations, and BHUSD serves addresses inside its district; its School Finder returns no results for addresses outside it. City of Los Angeles addresses use LAUSD's Resident School Identifier. Our schools guide for Beverly Hills and Los Angeles explains both lookups.
Beverly Ridge Estates home prices: pricing with almost no data
No index covers the enclave, the same gap buyers face in Mulholland Estates. Our Zillow data has no Beverly Ridge Estates series, and the 90210 ZIP figure, $5,308,262 for Zillow's typical home in September 2026, describes the middle third of a ZIP that mixes Beverly Crest canyon homes, flats-adjacent streets and gated tracts. Redfin's 90210 median sale price that month was $5,273,450 on 60 sales.
Using comps when there are only a handful of homes
In an enclave this small, a single sale can be the only comparable for years. Ask for every recorded sale inside the enclave, then widen to similar lots nearby that sit in the same city, since a City of Los Angeles sale and a Beverly Hills sale at the same price leave the seller with different amounts. Note the ULA band each sale fell in and whether it closed before ULA began on April 1, 2023. The Beverly Hills housing market report gives the wider trend.
How the ULA lines have moved since 2023
The bands move every July 1, so a sale from 2024 sat under different lines than one today. The County Recorder's historical rate bulletin and the City's FAQ give these thresholds, and the tax applies to the whole price, not just the amount above the line.
| Sales closing | 4% band starts above | 5.5% band starts at |
|---|---|---|
| April 1, 2023 to June 30, 2024 | $5,000,000 | $10,000,000 |
| July 1, 2024 to June 30, 2025 | $5,150,000 | $10,300,000 |
| July 1, 2025 to June 30, 2026 | $5,300,000 | $10,600,000 |
| From July 1, 2026 | $5,400,000 | $10,900,000 |
A City of Los Angeles comp that closed at $10.4 million in early 2025 paid the top rate; the same price today falls in the 4% band. Adjust old comps for that before you lean on them.
Buying in Beverly Ridge Estates: what to ask for
Since the public record is thin, ask for these in writing and make your offer depend on them.
The association, its dues and its gate
Ask whether a homeowners association exists, its legal name, its CC&Rs, budget, reserves, dues and any special assessments. If there's a guard, ask who employs the guard, what it costs and what the guest rules are. Don't rely on a listing's description of the gate.
The title report and recorded restrictions
The preliminary title report lists recorded easements, covenants and the private road arrangements, if any. Have a real estate attorney read it with you, since in a small private enclave the road and gate agreements can matter as much as the house.
Fire zone and insurance
The City of Beverly Hills treats the area north of Sunset Boulevard, plus a few blocks south, as a Very High Fire Hazard Severity Zone, and Los Angeles County's map shows Very High at sample points across the nearby hillside neighborhoods. Look the parcel up on the official map. The California FAIR Plan writes residential policies only up to $3 million per location, so a larger house needs other cover on top. Get a binding quote early; our hillside home insurance guide covers what carriers look at.
Property tax barely changes across the line
Unlike transfer tax, the yearly bill is close on either side. For 2026-27, the County lists a total rate of 1.189084% for a central Beverly Hills tax rate area and 1.185825% for a City of Los Angeles area that covers sample points in Beverly Crest and Bel Air. On a $10 million purchase, that's about $118,900 against $118,600 before direct assessments. Read the exact tax rate area on the parcel's bill, and run your price through the property tax estimator.
Financing above the conforming limit
The 2026 conforming limit for a one-unit home in Los Angeles County is $1,249,125, so any loan here is a jumbo. Our jumbo financing in Los Angeles County covers how lenders size and price loans at this level.
Who can help with an off-market enclave
Homes in very small enclaves often trade privately. Our pocket listings guide explains how that works, and the agent we feature for the Beverly Hills hillside can pull the recorded sales for you.
Selling a home in Beverly Ridge Estates: what comes off the price
A seller here faces the same city-line question from the other side, plus withholding that catches many sellers off guard. Work out the net before you set the price.
Transfer taxes on a $12 million sale
If the parcel is in the City of Los Angeles, a $12 million sale closing after June 30, 2026 pays the combined city rate of 5.95%, or $714,000, plus the County's documentary transfer tax of $1.10 per $1,000, or $13,200. That's $727,200 in all. If the parcel is in Beverly Hills, the City of Los Angeles tax drops away; ask your escrow officer for the County and Beverly Hills figures, since we couldn't open the city's own transfer tax text.
California withholding at closing
California's Franchise Tax Board requires withholding when California real estate is sold, at 3 1/3% of the price unless the seller qualifies for an exemption or elects the alternative calculation on Form 593. On $12 million, that's $400,000 held back at closing. A former principal residence is one of the listed exemptions. If you're not a U.S. person, federal FIRPTA withholding applies too; our FIRPTA guide for foreign sellers covers it. Have a CPA review both before you list.
Beverly Ridge Estates FAQs
Where is Beverly Ridge Estates?
Listing sites use the name for homes with Beverly Hills 90210 addresses, but we found no official city, county or state record that uses the name. Because about 60.5% of ZIP 90210's land is in the City of Los Angeles, confirm the city for any address with the Census geocoder, the tax bill and the title report.
Is Beverly Ridge Estates in the City of Beverly Hills?
We couldn't confirm it from a primary source. A Beverly Hills mailing address doesn't settle it, since much of 90210 is in the City of Los Angeles. Check the exact parcel. The answer decides whether a sale pays Measure ULA, which school district applies and which city's permits you'll need.
How many homes are in Beverly Ridge Estates?
We found no official source for the number of homes, so we don't state one. Ask the seller or the homeowners association for the recorded tract map and the number of lots, and check the title report for any recorded agreements that govern the private road.
What do homes in Beverly Ridge Estates sell for?
No index tracks the enclave. Zillow's typical home value for ZIP 90210 was $5,308,262 in September 2026 and Redfin's 90210 median sale price was $5,273,450 on 60 sales, but those figures cover the whole ZIP. Price a home from recorded sales inside the enclave and similar lots in the same city.
Would a Beverly Ridge Estates sale pay the mansion tax?
Only if the parcel is in the City of Los Angeles and the price is over $5.4 million. For sales closing after June 30, 2026, Measure ULA is 4% up to $10.9 million and 5.5% from there, plus the City's 0.45% base tax. A parcel in the City of Beverly Hills pays neither City of Los Angeles tax.
Does Beverly Ridge Estates have a homeowners association?
We found no association website or public filing under that name. Ask the seller for the association's legal name, CC&Rs, budget, reserve study and dues, and how any gate or guard is paid for. Make your offer contingent on reviewing those documents, and have a real estate attorney read them.
Is Beverly Ridge Estates in a high fire hazard zone?
Check the parcel on the official map rather than relying on the name. The City of Beverly Hills treats the area north of Sunset Boulevard as a Very High Fire Hazard Severity Zone, and Los Angeles County's map shows Very High at sample points in nearby hillside neighborhoods. The zone affects insurance and brush clearance, so confirm it before you remove contingencies.
Sources
- U.S. Census Bureau: 2020 ZCTA to Place relationship file
- U.S. Census Bureau: Geocoder, 13100 Mulholland Dr, Beverly Hills, CA 90210
- City of Los Angeles Office of Finance: Measure ULA FAQ
- City of Beverly Hills: About Beverly Hills
- City of Beverly Hills: Fire Department
- BHUSD: School Finder
- LAUSD: Resident School Identifier
- Zillow: Home Value Index, September 2026
- Redfin: Data Center, September 2026
- Los Angeles County Registrar-Recorder: City Documentary Transfer Tax Bulletin, historical rates
- Los Angeles County Registrar-Recorder: Documentary Transfer Taxes
- City of Beverly Hills: What and where is the VHFHSZ?
- Los Angeles County GIS: Fire Hazard Severity Zones (LRA) layer
- California Department of Insurance: California FAIR Plan
- Los Angeles County Auditor-Controller: Tax Rates by TRA, FY 2026/2027
- California Franchise Tax Board: 2026 Form 593 Instructions
- FHFA: Conforming Loan Limits 2026, full county list