Two districts serve homes with Beverly Hills addresses: Beverly Hills Unified (BHUSD) and the Los Angeles Unified School District (LAUSD). The 90210 ZIP doesn't decide which one, because about 60% of its land is in the City of Los Angeles. Check the exact street address with BHUSD's School Finder, and with LAUSD's Resident School Identifier for Los Angeles-side homes, before you compare prices.
You're weighing homes on both sides of the Beverly Hills city line and need to confirm which school district each address falls in before you make an offer.
Beverly Hills schools: which district serves an address?
The search for Beverly Hills schools usually starts with a ZIP code and ends with a surprise. Beverly Hills Unified School District runs the public schools for addresses inside its boundary. Homes on the Los Angeles side of the city line, including much of the 90210 hills, are looked up through the Los Angeles Unified School District instead.
The reason is the map. The Census Bureau's 2020 relationship file puts about 38% of ZIP 90210's land in the City of Beverly Hills and about 60% in the City of Los Angeles. The other two Beverly Hills ZIPs, 90211 and 90212, are almost entirely inside the city.
| ZIP | Land in City of Beverly Hills | Land in City of Los Angeles | Lookup to run |
|---|---|---|---|
| 90210 | About 37.8% | About 60.5% | BHUSD School Finder first; LAUSD Resident School Identifier if outside BHUSD |
| 90211 | 99.9% | A few thousand square meters | BHUSD School Finder |
| 90212 | 99.85% | A few thousand square meters | BHUSD School Finder |
We don't rank schools, and we never tie a house to a particular campus. District assignments are set by the districts and can change. What we can do is show you how to check, and what the answer means for the price of the house.
How to check Beverly Hills Unified schools for an address
BHUSD publishes a School Finder on its enrollment pages. It answers one question: is this address inside the district?
Enter the street address, not the ZIP
Type the full street address of the house you're considering. A ZIP alone can't answer the question, since 90210 runs across the district line. If you're looking at a house without a final address, such as a lot split or new construction, ask the seller for the address the county uses for the parcel.
Read a 'No results found' answer
BHUSD says a 'No results found' answer means the address is outside the district. Don't read it as a glitch and move on. For a 90210 address, that answer usually means you're on the Los Angeles side and should run the LAUSD lookup next.
When the school of residence is full
Being inside the district doesn't guarantee a seat at a particular campus. BHUSD says a student may be placed at another BHUSD elementary school if the school of residence is at capacity, with attendance governed by Board Policy 5116. If one campus matters to you, ask the district's enrollment office how placement is working this year before you rely on it.
How to check LAUSD schools for Bel Air, Holmby Hills and Beverly Crest
For homes in the City of Los Angeles, the district's Resident School Identifier is the tool. It applies to Los Angeles neighborhoods next to Beverly Hills, such as Bel Air, Holmby Hills and Beverly Crest, and to the 90210 hills on the Los Angeles side.
Resident-assigned schools
Enter the street address and the tool returns the LAUSD schools assigned to it as its residence. That's the answer to compare with BHUSD's School Finder for a house near the line.
Application-eligible schools
The same search also lists schools the address is eligible to apply to. Those are options you apply for, not places assigned by address, so treat them differently when you weigh a house.
Run both lookups on a border house
For a 90210 house near the city line, run BHUSD's School Finder and LAUSD's identifier on the same address. If the two answers don't line up, call both districts before you go further. Our Beverly Hills vs Bel Air comparison covers what else changes across that line.
Why a 90210 address doesn't settle schools
A mailing address is set by the Postal Service; a school district boundary is set by the district. They were never meant to match, and in 90210 they don't.
Most of 90210 is in Los Angeles
Of 90210's 10.74 square miles of land, about 6.5 are in the City of Los Angeles and about 4.06 in the City of Beverly Hills. A house can read Beverly Hills 90210 on every document and still sit on the Los Angeles side. See our guide to Beverly Hills ZIP codes for the full split.
Beverly Park as a worked example
The Census geocoder places the North Beverly Park entrance on Mulholland Drive in the City of Los Angeles, even though the address reads Beverly Hills 90210. For a house there, start with LAUSD's identifier and confirm with BHUSD's School Finder. Our Beverly Park page covers what else the city line changes there.
The unincorporated and West Hollywood pieces
About 1.6% of 90210's land is unincorporated county territory, and a sliver lies in West Hollywood. Addresses there are neither Beverly Hills nor Los Angeles city addresses, so neither city name tells you the district. Run both lookups and confirm with the districts.
90211 and 90212 still need a check
Both ZIPs are almost entirely inside the City of Beverly Hills, but each has a small piece of land in Los Angeles. On a house near the edge, run the School Finder anyway; it takes a minute.
What the school district costs in Beverly Hills home prices
If BHUSD is a requirement, your search is limited to homes inside its boundary, where prices run from about $2.2 million to above $10 million by area. The Los Angeles neighborhoods next door sit on either side of the city figure. Zillow's figures for September 2026 show the spread.
| Area | City | Zillow typical value, Sept 2026 |
|---|---|---|
| City of Beverly Hills | Beverly Hills | $3,676,482 |
| The Flats (Zillow neighborhood) | Beverly Hills | $10,277,281 |
| Trousdale Estates (Zillow neighborhood) | Beverly Hills | $7,906,445 |
| ZIP 90211 | Beverly Hills (99.9%) | $2,240,826 |
| Beverly Crest (Zillow neighborhood) | Los Angeles | $2,759,470 |
| Bel Air (Zillow neighborhood) | Los Angeles | $4,140,242 |
Homes inside the city: the flats, Trousdale and the smaller ZIPs
Trousdale Estates and the flats are governed by Beverly Hills zoning, so they're inside the city; run the School Finder on the address all the same. The least expensive way in is 90211 or 90212, at about $2.2 to $2.4 million typical value. Our guide to Beverly Hills homes by area sets out the full price ladder.
Homes in the Los Angeles hills next door
Beverly Crest's typical value sits below the city figure and Bel Air's above it, and above about $5.4 million those homes also carry Measure ULA when they sell. On an $8 million sale that's about $356,000 in City of Los Angeles transfer taxes. The mansion tax calculator runs your own figure.
How to weigh the two
Price the house you want on both sides of the line, then add what each side costs you at purchase, in yearly tax and at resale. If the district is the deciding factor, confirm it before you value the house, because it changes which comparable sales apply.
When to check schools in a Beverly Hills home purchase
The check is cheap and the mistake is expensive, so do it early and keep a record. Here's the order we'd follow.
- Before you shortlist. Run each address through BHUSD's School Finder. Drop or flag any that return 'No results found' if the district is a requirement.
- Before you write an offer. Run the LAUSD identifier on any Los Angeles-side address and save both results with the date.
- During escrow. Call the district's enrollment office to confirm the address and ask how placement works if a campus is full.
- Before you close. Re-run the lookups if weeks have passed. District tools are updated, and your record should match the day you commit.
None of this replaces the district's own confirmation. For the rest of the purchase, from loan to closing, see our Beverly Hills buyer's guide, and for help working through a shortlist, the agent we feature is on our best Beverly Hills agent page.
Beyond schools: what else changes at the Beverly Hills city line
The district isn't the only thing the city line decides. Before you settle on a side, look at the services and rules that come with each.
Police, fire and city government
A house inside Beverly Hills comes with the city's own police and fire departments. The fire department runs three stations and responds to more than 8,600 incidents a year, with 123 firefighters and civilian staff. Policy is set by a five-member City Council, with the mayor chosen from the council each year.
Building rules and yearly costs
Beverly Hills applies its own central, hillside and Trousdale codes, while Los Angeles applies its Baseline Mansionization and Baseline Hillside ordinances, which cap hillside floor area by slope. If you plan to rebuild, that difference can matter as much as the district. The yearly tax rate, by contrast, barely moves: for 2026-27 it's 1.189084% in central Beverly Hills (Tax Rate Area 2410) and 1.185825% in the City of Los Angeles rate area found at sample points in Bel Air, Holmby Hills and Beverly Crest (Tax Rate Area 67), before direct assessments. On a $5 million purchase the difference is about $160 a year. Check the exact figure with the Beverly Hills property tax estimator.
Beverly Hills schools FAQs
Which school district serves Beverly Hills?
Beverly Hills Unified School District (BHUSD) serves addresses inside its boundary. Homes with Beverly Hills mailing addresses on the Los Angeles side of the city line are looked up through the Los Angeles Unified School District (LAUSD). Check any address with BHUSD's School Finder first; a 'No results found' answer means it's outside BHUSD.
Is all of 90210 in Beverly Hills Unified?
You can't tell from the ZIP. Census 2020 figures put about 38% of 90210's land in the City of Beverly Hills and about 60% in the City of Los Angeles. Many 90210 homes, including hillside areas such as Beverly Park, sit on the Los Angeles side. Run the exact street address through BHUSD's School Finder to see whether it's inside the district.
How do I find the Beverly Hills elementary school for an address?
Enter the full street address in BHUSD's School Finder, which shows whether the address is inside the district. BHUSD says that if the school of residence is at capacity, a student may be placed at another BHUSD elementary school under Board Policy 5116. Ask the district's enrollment office how placement is working before you rely on one campus.
Which schools serve Bel Air and Holmby Hills?
Bel Air and Holmby Hills are in the City of Los Angeles, so start with LAUSD's Resident School Identifier. Enter the street address and it returns the resident-assigned LAUSD schools and the schools the address is eligible to apply to. Assignments are set by the district and can change, so confirm with LAUSD before you buy.
Does Beverly Park use Beverly Hills schools?
Check the address. The Census geocoder places the North Beverly Park entrance in the City of Los Angeles, even though it has a Beverly Hills 90210 mailing address. For a Beverly Park house, run LAUSD's Resident School Identifier and BHUSD's School Finder on the exact address and confirm the answer with the district.
Does Trousdale Estates use Beverly Hills schools?
Trousdale Estates is inside the City of Beverly Hills: it has its own article in the city's zoning code. That makes BHUSD's School Finder the lookup to run, but enter the exact street address rather than relying on the neighborhood name, and save the result. If the district matters to your purchase, confirm it with BHUSD's enrollment office.
Can a listing promise a particular Beverly Hills school?
Don't rely on a listing's description of schools. Districts set attendance by address and can change it, and BHUSD may place a student at another elementary school if one is full. The reliable check is the district's own lookup for the exact address, saved with the date, plus a call to the enrollment office.
Do homes in the Beverly Hills school district cost more?
It depends on the comparison. Zillow's typical value for the City of Beverly Hills was $3,676,482 in September 2026, above Beverly Crest's $2,759,470 but below Bel Air's $4,140,242, both on the Los Angeles side. Within the city the range is wide, from about $2.2 million in ZIP 90211 to about $10.3 million in the flats.
Sources
- BHUSD: School Finder
- BHUSD: Enrollment Center
- LAUSD: Resident School Identifier
- U.S. Census Bureau: 2020 ZCTA5 to Place relationship file
- U.S. Census Bureau: Geocoder result for the North Beverly Park entrance
- Zillow: Zillow Home Value Index (city, ZIP and neighborhood series), September 2026
- City of Beverly Hills: Single-Family Regulations
- City of Beverly Hills: Fire Department
- City of Beverly Hills: About Beverly Hills
- Los Angeles City Planning: BMO and BHO Q&A
- City of Los Angeles Office of Finance: Measure ULA FAQ
- Los Angeles County Auditor-Controller: Tax Rate Area rates, 2026-27
- Los Angeles City Planning: CP-4061 Hillside Area Development Standards, Single-Family Zones