No public index tracks Holmby Hills: Zillow has no series for it, and its ZIP, 90024, had a typical value of only $1,333,696 in September 2026 because it also covers Westwood. The best price evidence is reported estate sales, led by the Spelling Manor at $110M in 2025. Holmby Hills is in the City of Los Angeles, so a sale at that level now pays Measure ULA of 5.5% of the whole price.
You're pricing a purchase or sale in Holmby Hills and need numbers that describe the estates, not the wider ZIP, plus the tax and rules that come with the Los Angeles side of the line.
At a glance
| City | City of Los Angeles |
|---|---|
| Boundaries (HOA) | Beverly Hills to the east, Beverly Glen Blvd and Bel-Air to the west, Sunset Blvd to the south |
| Origin | Laid out on 400 acres of the 2,000-acre Wolfskill Ranch by Arthur Letts Sr. |
| Homeowners association | Holmby Hills Homeowners Association (north of Sunset) |
| ZIP data | Shares ZIP 90024 with Westwood; Zillow has no Holmby Hills series |
| Measure ULA | 4% over $5.4M, 5.5% at $10.9M or more (from July 1, 2026) |
| School district | LAUSD |
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 90024, which covers a much wider area and runs well below the enclave's own prices.
What Holmby Hills homes sell for, and why the public numbers miss
Holmby Hills is the hardest place on the Westside to price from public data. The estates trade rarely, the ZIP it shares is dominated by other housing, and no index follows its boundary. So we work from reported sales and the tax that applies to them, and we tell you where the gaps are.
Why 90024 figures don't describe Holmby Hills
Zillow's typical home value for ZIP 90024, which it labels Westwood and Holmby Hills, was $1,333,696 in September 2026. Redfin's median sale price there was $1,184,652 from 76 sales that month. Those numbers describe the whole ZIP, not the estates north of Sunset, and they sit far below any reported Holmby Hills sale. If a portal or report quotes a 90024 figure as a Holmby Hills value, set it aside.
Reported Holmby Hills sales since 2011
| Year | Property | Reported price | Reported by |
|---|---|---|---|
| 2011 | Spelling Manor | $85,000,000 | TMZ, Aug 2025 (earlier purchase) |
| 2019 | Spelling Manor | $119,750,000 | Fox News, Jul 2019 |
| May 2025 | Holmby Hills estate | $57,300,000 | Redfin, Jul 2025 |
| 2025 | Spelling Manor | $110,000,000 | TMZ, Aug 2025, first reported by the WSJ |
Four data points over 14 years aren't a market index. They're the evidence you have, and they show a top end that has moved down as well as up.
The Spelling Manor: the Holmby Hills sale that sets the scale
The Spelling Manor is the best-documented estate in Holmby Hills. It has about 56,500 square feet, 123 rooms, 14 bedrooms and 27 bathrooms on 4.68 acres, per Wikipedia's entry citing The Wall Street Journal. Its sales give you a rare chance to watch one property trade three times.
From $160M asking to $110M sold
Fox News reported in July 2019 that it sold for $119.75M after a $160M listing, then the highest price paid for a home in Los Angeles County. TMZ reported in August 2025, citing The Wall Street Journal, that former Google CEO Eric Schmidt and Wendy Schmidt paid $110M, below a $137.5M asking price. Redfin ranked that sale joint second among the ten priciest US home sales of 2025. Petra Ecclestone had bought it in 2011 for $85M, per the same TMZ report.
What Measure ULA adds to a sale like it
The 2019 sale closed before Measure ULA began on April 1, 2023. Under the rates for sales closing from July 1, 2026, a $110M sale in the City of Los Angeles pays 5.5% ULA, or $6,050,000, plus the 0.45% base tax, for $6,545,000 in city tax. The County adds $121,000. So a $110M sale today leaves the seller about $103.5M after city tax. The 2019 seller paid no ULA on $119.75M; today's seller gives up $6,050,000 to ULA alone, on top of a price $9.75M lower. That is the real change at the top of Holmby Hills.
Where Holmby Hills is: boundaries and the Beverly Hills line
Holmby Hills is a neighborhood of the City of Los Angeles that runs right up to the Beverly Hills city limit. The line between them changes your taxes, schools and building rules, so it's worth confirming for any address.
The Holmby Hills Homeowners Association boundary
The Holmby Hills Homeowners Association defines the area as the part of Los Angeles bounded on the east by the City of Beverly Hills, on the west by Beverly Glen Boulevard and Bel-Air, and on the south by Sunset Boulevard. The association groups homeowners north of Sunset. It's also named as a residential stakeholder in the bylaws of the Bel Air-Beverly Crest Neighborhood Council, which covers the hillside area from Laurel Canyon to the 405.
Why the Beverly Hills border matters here
Walk east across the city limit and Measure ULA no longer applies, the school district can change to Beverly Hills Unified (check BHUSD's School Finder), and a different city code governs your build. A Holmby Hills estate and a house a few hundred feet away in Beverly Hills proper can carry very different closing costs at the same price. West of Beverly Glen, you're in Bel Air, which shares the Los Angeles rules.
Holmby Hills history: Arthur Letts and the Wolfskill Ranch
Holmby Hills was laid out on 400 acres of the 2,000-acre Wolfskill Ranch, which Broadway department store founder Arthur Letts Sr. bought for $100 an acre. He named it after his birthplace, Holdenby, in England. After Letts died on May 18, 1923, his son-in-law Harold Janss of the Janss Investment Company carried the plan forward.
The Holmby Hills street lamps
The neighborhood has its own street lamp design, created in the 1920s by the Los Angeles Bureau of Street Lighting for Holmby Hills alone, per the homeowners association. It's a visible marker of where the neighborhood runs.
Buried utility lines and large lots
The association's history says zoning guaranteed large lots from the start and utility wires were buried. That's the origin of the estate-scale parcels the reported sales describe. We couldn't verify typical lot sizes from an official source, so ask for the parcel's recorded area from the County Assessor rather than relying on a listing.
What a Holmby Hills sale pays in transfer tax
Every Holmby Hills sale closes inside the City of Los Angeles, so the city's transfer tax and Measure ULA apply. For sales closing after June 30, 2026, ULA is 4% on sales over $5.4M and under $10.9M, and 5.5% at $10.9M or more, charged on the whole price. The thresholds reset each July by the Chained CPI.
| Sale price | City tax incl. ULA | County tax | Total |
|---|---|---|---|
| $10,000,000 | $445,000 | $11,000 | $456,000 |
| $25,000,000 | $1,487,500 | $27,500 | $1,515,000 |
| $57,300,000 | $3,409,350 | $63,030 | $3,472,380 |
| $110,000,000 | $6,545,000 | $121,000 | $6,666,000 |
At $57.3M, the May 2025 sale's price
Redfin reported a $57.3M Holmby Hills sale in May 2025. At 2026 rates, the city's 5.95% combined rate comes to $3,409,350, and the County adds $63,030. A seller weighing an offer in that range should net out the tax before comparing it with a Beverly Hills alternative.
At $25M, a smaller estate price
A $25M sale pays $1,487,500 to the city and $27,500 to the County. Run your own price on our Los Angeles transfer tax calculator; who pays which part is set in the purchase contract, so confirm it with escrow.
Owning a Holmby Hills estate: property tax, fire zone and insurance
Holding costs at Holmby Hills prices are large enough to change which estate you buy. These are the three to budget for first.
Property tax at Holmby Hills prices
Tax Rate Area 67, a City of Los Angeles area covering sample points in Holmby Hills, has a 2026-27 rate of 1.185825%, before direct assessments. On a $50M purchase, that's about $592,900 a year. A purchase also triggers one or two supplemental bills for the gap between the new value and the old one. Our property tax guide and estimator walks through the bills.
Fire hazard zone and the $3M FAIR Plan cap
Los Angeles County's fire hazard map, revised August 2025, shows Very High at a sample point in Holmby Hills. The California FAIR Plan writes residential cover only up to $3M, a fraction of an estate's rebuild cost. See our insurance guide for high-value homes before you remove contingencies.
Schools: check the LAUSD lookup
Holmby Hills is in the Los Angeles Unified School District. Use LAUSD's Resident School Identifier for the schools assigned to a specific address.
Holmby Hills vs Bel Air and Beverly Hills: what changes at each line
Holmby Hills sits between two neighbors, and it shares rules with one and a border with the other. The choice between them is mostly a choice about tax and building rules, so set them out side by side.
Holmby Hills and Bel Air: the same Los Angeles rules
Both are in the City of Los Angeles, both fall in Tax Rate Area 67 at sample points, and both pay Measure ULA. Los Angeles applies its Baseline Mansionization Ordinance (2008) to flat single-family lots and its Baseline Hillside Ordinance (2011) to mapped hillside areas, so check which one covers the parcel before you plan an addition. On a hillside lot, grading is capped at 1,000 cubic yards plus 10% of the lot size in cubic yards.
Holmby Hills and Beverly Hills: a different city next door
Beverly Hills is a separate city, so a sale there pays no Measure ULA. Its central Tax Rate Area 2410 has a 2026-27 rate of 1.189084%, almost the same as TRA 67, so property tax barely changes across the line while the transfer tax changes by millions at the top. Beverly Hills also runs its own building code, with design review in its Central Area and a 15,000 square foot cap, basements included, in its Hillside Area without a special permit.
| Holmby Hills | Bel Air | Beverly Hills | |
|---|---|---|---|
| City | Los Angeles | Los Angeles | Beverly Hills |
| Measure ULA | Yes | Yes | No |
| Property tax rate, 2026-27 (sample TRA) | 1.185825% | 1.185825% | 1.189084% |
| Zillow typical value, Sept 2026 | No series | $4,140,242 | $3,676,482 (city) |
| School district | LAUSD | LAUSD | BHUSD |
Our full comparison of Bel Air and Beverly Hills runs the same numbers at several price points.
Buying in Holmby Hills: off-market sales and pricing an offer
With so few trades, a Holmby Hills price is built by hand. Here's how to do it.
Office exclusives and delayed marketing
Under NAR's Clear Cooperation Policy, a listing must be filed with the MLS within one business day of public marketing, but since March 2025 a seller can choose an office exclusive or delayed marketing with signed consent. Several top Los Angeles-area sales have been reported as off-market, so the estate you want may not be on a portal. Our guide to off-market listings in Beverly Hills and LA explains the rules.
Building a Holmby Hills price from reported sales
Start with the reported sales above, adjust for land and condition, then subtract the transfer tax on both sides of any offer. Compare with nearby enclaves on our list of the most expensive neighborhoods in Los Angeles. If you want local help, see the agent we feature for the Westside estates.
Holmby Hills FAQs
Is Holmby Hills in Beverly Hills?
No. Holmby Hills is a neighborhood in the City of Los Angeles. The Holmby Hills Homeowners Association says it is bounded on the east by the City of Beverly Hills, on the west by Beverly Glen Boulevard and Bel-Air, and on the south by Sunset Boulevard. Los Angeles taxes, schools and building rules apply.
How much are homes in Holmby Hills?
No index tracks Holmby Hills directly. Reported sales include the Spelling Manor at $110M in 2025 and a $57.3M estate in May 2025. ZIP 90024, which Holmby Hills shares with Westwood, had a Zillow typical value of $1,333,696 in September 2026, which does not describe the estates.
Who bought the Spelling Manor?
TMZ reported in August 2025, citing The Wall Street Journal, that former Google CEO Eric Schmidt and Wendy Schmidt paid $110M for the Spelling Manor, below its $137.5M asking price. It had sold for $119.75M in 2019 after a $160M listing, per Fox News.
Does Measure ULA apply in Holmby Hills?
Yes. Holmby Hills is inside the City of Los Angeles, so Measure ULA applies. For sales closing after June 30, 2026, it is 4% on sales over $5.4M and under $10.9M and 5.5% at $10.9M or more, on the whole price. A $25M sale pays $1,487,500 in city tax including the 0.45% base.
What does Holmby Hills mean?
Arthur Letts Sr., founder of the Broadway department store, named it after his birthplace, Holdenby, in England. He laid it out on 400 acres of the 2,000-acre Wolfskill Ranch, which he bought for $100 an acre, per the Holmby Hills Homeowners Association.
What is the property tax rate in Holmby Hills?
Tax Rate Area 67, which covers sample points in Holmby Hills, has a 2026-27 rate of 1.185825% before direct assessments. On a $50M purchase that is about $592,900 a year. Confirm the exact TRA on the parcel's tax bill and plan for supplemental bills after you buy.
Which school district serves Holmby Hills?
Holmby Hills is in the Los Angeles Unified School District. Enter the street address in LAUSD's Resident School Identifier to see the assigned schools. For addresses just east in Beverly Hills, use BHUSD's School Finder instead. Don't rely on a listing description for school assignment.
Sources
- Holmby Hills Homeowners Association: Home and boundaries
- Holmby Hills Homeowners Association: History
- Zillow Home Value Index (ZIP 90024), September 2026, via site data file
- Redfin Data Center: ZIP 90024 monthly market data, September 2026
- Fox News: Spelling Manor sells for $119.75M (July 2019)
- TMZ: Spelling Manor sold to former Google CEO (August 2025)
- Wikipedia: The Manor (Los Angeles), citing The Wall Street Journal
- Redfin: 10 Most Expensive Home Sales of 2025
- Redfin: Most Expensive Home Sales of June 2025
- City of Los Angeles Office of Finance: Measure ULA FAQ
- Los Angeles County Registrar-Recorder: Documentary Transfer Taxes
- 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 (LRA)
- California Department of Insurance: California FAIR Plan
- Bel Air-Beverly Crest Neighborhood Council Bylaws
- BHUSD: School Finder
- Los Angeles City Planning: BMO and BHO Q&A
- Los Angeles City Planning: Hillside Area Development Standards (CP-4061)
- City of Beverly Hills FAQ: When was the City incorporated?
- Beverly Hills Municipal Code Art. 25, Hillside Area (gocodebook copy)
- City of Beverly Hills: Single-Family Regulations
- LAUSD: Resident School Identifier
- NAR: Multiple Listing Options for Sellers