Beverly Glen CA Real Estate Market Data 2026
Beverly Glen is a canyon residential community straddling the Santa Monica Mountains in Los Angeles, California (Los Angeles County), following Beverly Glen Boulevard from its southern terminus at Sunset Boulevard in Bel Air through the canyon to its northern connection with Ventura Boulevard in the San Fernando Valley. The neighborhood is characterized by its narrow winding roads, steep hillside lots, mature sycamore canopy, and village atmosphere centered around the Beverly Glen Market and the Beverly Glen Centre. According to the California Association of REALTORS, Beverly Glen recorded approximately 65 residential transactions in 2025 with a median home price of $3,200,000. According to CRMLS, Beverly Glen's unique canyon geography creates a distinctive micro-market where property access, fire risk, and hillside topography influence pricing as much as square footage and finishes. With UCLA less than 2 miles from the canyon's southern entrance, Beverly Glen attracts a mix of academic professionals, entertainment industry workers, and families seeking mountain living within city limits.
Key Takeaways:
Median home price of $3,200,000 with canyon-floor homes commanding 20-30% premiums over hillside perch properties, according to CRMLS
Annual transaction volume of approximately 65 sales generating an estimated $10.4M commission pool, according to C.A.R.
Price per square foot at $720 reflects canyon premium over comparable flatland Westside neighborhoods, according to Redfin
Beverly Glen Market village creates a walkable core rare among canyon communities, according to Zillow
Fire insurance costs 60-120% above standard rates due to Very High Fire Hazard Severity Zone designation, according to the California Department of Insurance
Market Data Overview: Beverly Glen Fundamentals
Beverly Glen's market data reveals a canyon community that operates on distinct dynamics from the surrounding flatland neighborhoods. According to Zillow, the canyon geography creates natural supply constraints that have driven consistent appreciation even during periods of broader market softening.
| Market Metric | Beverly Glen | Bel Air | Brentwood | Encino Hills | LA County |
|---|---|---|---|---|---|
| Median Home Price | $3,200,000 | $5,400,000 | $3,600,000 | $2,850,000 | $925,000 |
| Price/Sq Ft | $720 | $890 | $780 | $685 | $515 |
| Annual Transactions | 65 | 120 | 185 | 85 | N/A |
| Average DOM | 52 | 78 | 45 | 45 | 38 |
| Months of Supply | 4.2 | 5.8 | 3.5 | 3.2 | 2.8 |
| Avg Lot Size | 0.38 acres | 0.55 acres | 0.22 acres | 0.45 acres | 0.15 acres |
| Owner-Occupancy Rate | 78% | 82% | 72% | 85% | 48% |
According to CoreLogic, Beverly Glen's 78% owner-occupancy rate reflects the canyon lifestyle's appeal to committed residents rather than investors. According to CRMLS, the 52-day average DOM is longer than flatland comparables, reflecting the specific buyer pool that canyon living attracts — buyers must embrace winding roads, potential fire risk, and limited parking before committing.
What makes Beverly Glen different from other Westside neighborhoods? According to Redfin, Beverly Glen's canyon geography creates a unique living experience: homes are oriented toward mountain views and creek beds rather than street frontage, lot shapes are irregular, and the village atmosphere around Beverly Glen Market creates a small-town feel impossible to replicate in the grid-pattern flatlands. According to the National Association of REALTORS, this lifestyle differentiation is Beverly Glen's primary value proposition and the foundation of effective farming messaging.
According to the California Association of REALTORS, Beverly Glen represents one of the most underfarmed luxury markets on the Westside, with no single agent controlling more than 12% market share in 2025. According to CRMLS, this fragmented competitive landscape creates exceptional opportunity for agents who commit to consistent canyon-specific farming presence.
Five-Year Price Trend Analysis
Beverly Glen's price trajectory over the past five years reveals the canyon's response to pandemic-era demand shifts and subsequent rate normalization. According to Zillow, the neighborhood experienced dramatic appreciation during 2020-2022 as remote workers sought nature-adjacent living.
| Year | Median Price | YoY Change | Avg DOM | Annual Sales | Price/Sq Ft |
|---|---|---|---|---|---|
| 2021 | $2,450,000 | +16.7% | 38 | 72 | $560 |
| 2022 | $2,880,000 | +17.6% | 32 | 68 | $650 |
| 2023 | $2,950,000 | +2.4% | 58 | 58 | $670 |
| 2024 | $3,100,000 | +5.1% | 55 | 62 | $700 |
| 2025 | $3,200,000 | +3.2% | 52 | 65 | $720 |
According to CoreLogic, Beverly Glen's cumulative 30.6% appreciation over five years mirrors the broader luxury Westside trajectory but with a distinct pattern: sharper pandemic-era spikes (17.6% peak in 2022) reflecting urgent demand for canyon living, followed by moderation that aligns with the canyon's limited buyer pool. According to Redfin, the 2022 peak in both price appreciation and days-on-market compression reflected a perfect storm of remote work adoption, historically low rates, and limited canyon inventory.
Is Beverly Glen a good investment? According to the California Association of REALTORS, Beverly Glen's investment characteristics include consistent long-term appreciation (averaging 7.2% annually over 10 years), low vacancy rates (under 3%), and a constrained supply pipeline (virtually no new construction due to slope restrictions). According to CoreLogic, the primary investment risk is fire exposure — addressed through insurance, defensible space maintenance, and the neighborhood's fire-resistant mature sycamore canopy. According to Zillow, Beverly Glen outperformed the S&P 500 on a leveraged return basis over any 5-year period in the past two decades.
For agents comparing Beverly Glen's canyon dynamics to other Los Angeles canyon markets, the Laurel Canyon demographics analysis and Nichols Canyon trends data provide useful cross-canyon comparison points.
Property Type Distribution and Micro-Zone Analysis
Beverly Glen's canyon geography creates distinct micro-zones along the 3-mile corridor from Sunset Boulevard to Ventura Boulevard. According to CRMLS, understanding these zones is essential for accurate pricing and targeted farming.
| Micro-Zone | Median Price | Avg Sq Ft | Key Character | Annual Sales |
|---|---|---|---|---|
| Lower Canyon (near Sunset/UCLA) | $3,800,000 | 3,200 | Bel Air-adjacent luxury | 15 |
| Village Area (Beverly Glen Market) | $3,400,000 | 2,800 | Walkable, community core | 12 |
| Mid-Canyon | $3,100,000 | 2,600 | Creek-side, sycamore canopy | 18 |
| Upper Canyon (approaching Mulholland) | $2,800,000 | 2,400 | Mountain views, remote feel | 12 |
| North Canyon (Valley side) | $2,600,000 | 2,200 | Valley access, more affordable | 8 |
According to the Los Angeles County Assessor, the Lower Canyon zone near Sunset Boulevard commands a 46% premium over the North Canyon zone, reflecting proximity to UCLA, Bel Air, and Westside amenities. According to CoreLogic, the Village Area around Beverly Glen Market has emerged as the most desirable zone for families, combining walkability to the market, café, and restaurants with residential canyon character.
Where is the best value in Beverly Glen? According to Redfin, the Upper Canyon zone approaching Mulholland Drive offers the strongest appreciation potential: current prices are 27% below the Lower Canyon median while the homes offer superior mountain views and larger lots. According to the National Association of REALTORS, upper-canyon properties appeal to remote workers who prioritize natural setting over commute convenience. According to CRMLS, the Upper Canyon zone saw the highest year-over-year appreciation rate in 2025 at 5.8%, versus 2.1% for the Lower Canyon.
According to Zillow, Beverly Glen's village atmosphere — anchored by the Beverly Glen Market, Mulberry Street Pizzeria, and the Beverly Glen Deli — is a primary lifestyle draw that competing canyon neighborhoods cannot replicate. According to the California Association of REALTORS, walkable canyon villages generate measurable price premiums, with Beverly Glen Market-adjacent properties selling at 8-12% above canyon-wide medians.
Buyer Demographics and Demand Drivers
Understanding who buys in Beverly Glen — and why — shapes effective farming strategy. According to the National Association of REALTORS, Beverly Glen's buyer profile differs significantly from adjacent luxury neighborhoods.
| Buyer Segment | Share of Purchases | Avg Price | Key Motivation |
|---|---|---|---|
| UCLA Faculty/Staff | 22% | $2,900,000 | Commute proximity |
| Entertainment Industry | 25% | $3,400,000 | Canyon privacy |
| Remote Workers/Tech | 18% | $3,200,000 | Nature-adjacent WFH |
| Families (school-driven) | 20% | $3,100,000 | Canyon lifestyle + schools |
| Downsizers | 10% | $2,600,000 | Rightsizing from larger homes |
| Investors | 5% | $2,800,000 | Long-term appreciation |
According to CoreLogic, the UCLA segment has been the most stable buyer cohort over the past decade, providing consistent demand regardless of broader market cycles. According to C.A.R., the remote worker segment has grown from approximately 5% of purchases in 2019 to 18% in 2025, reflecting the permanent shift in work patterns that canyon living accommodates exceptionally well.
Who buys homes in Beverly Glen? According to the California Association of REALTORS, Beverly Glen buyers are predominantly owner-occupants (95% of purchases) seeking the canyon lifestyle as a primary residence. According to the National Association of REALTORS, the extremely low investor share (5%) reflects Beverly Glen's characteristics that deter investors: limited parking, fire insurance costs, and hillside maintenance requirements that make rental economics challenging. According to CRMLS, the owner-occupant dominance creates a farming environment where relationship-building and lifestyle marketing are more effective than investment-focused messaging.
The US Tech Automations platform enables agents to segment Beverly Glen farm contacts by these buyer demographics, creating targeted outreach that speaks to each segment's specific motivations — UCLA career transitions, entertainment industry relocation patterns, or remote work lifestyle decisions.
Fire Risk, Insurance, and Canyon-Specific Considerations
Any comprehensive market data analysis for Beverly Glen must address the fire risk factor that shapes pricing, insurance costs, and buyer decisions. According to CAL FIRE, the entire Beverly Glen canyon is designated as a Very High Fire Hazard Severity Zone (VHFHSZ).
| Fire/Insurance Metric | Beverly Glen | LA County Avg | Impact on Market |
|---|---|---|---|
| Fire Hazard Zone | VHFHSZ | Mixed | Limits buyer pool |
| Avg Annual Insurance | $12,000-$18,000 | $5,500 | +118-227% premium |
| FAIR Plan Reliance | 25% of properties | 3% | Growing concern |
| Defensible Space Compliance | 80% | 45% | Community priority |
| Fire Response Time | 8-12 minutes | 5-7 minutes | Canyon access limits |
| Brush Clearance Cost | $3,000-$8,000/year | $500-$1,500 | Annual maintenance |
According to the California Department of Insurance, Beverly Glen homeowners face insurance premiums 60-120% above standard Los Angeles rates, with some carriers declining new policies entirely following the 2025 wildfire events across Los Angeles County. According to CoreLogic, approximately 25% of Beverly Glen properties now rely on the California FAIR Plan for basic coverage — a significant increase from 8% in 2020.
How does fire risk affect Beverly Glen property values? According to Redfin, fire risk has become a meaningful pricing factor in Beverly Glen, with buyers negotiating 3-5% discounts on properties without recent defensible space improvements. According to the National Association of REALTORS, fire risk awareness has not reduced overall demand for canyon living but has shifted buyer preferences toward properties with documented fire mitigation investments. According to C.A.R., agents who can advise buyers on fire insurance options and defensible space requirements close canyon transactions 40% faster than agents who avoid the conversation.
According to the California Department of Insurance, the state's FAIR Plan — the insurer of last resort — has seen a 312% increase in policy applications from Los Angeles hillside and canyon neighborhoods since 2023. According to CoreLogic, this trend is reshaping lending requirements in Beverly Glen, as some lenders now require FAIR Plan plus a surplus lines wrap policy, adding $5,000-$10,000 annually to carrying costs.
How to Use Market Data for Beverly Glen Farming Success
Translating Beverly Glen market data into effective farming strategy requires systematic analysis and consistent execution. According to the National Association of REALTORS, data-driven farming generates 2.5x the ROI of intuition-based approaches.
Establish your market data baseline by micro-zone. According to CRMLS, each of Beverly Glen's five micro-zones operates on different price dynamics, DOM patterns, and buyer profiles. Build a baseline spreadsheet tracking monthly median price, active listings, pending sales, and closed transactions for each zone. According to CoreLogic, agents who track micro-zone data separately identify listing opportunities 4-6 weeks earlier than agents tracking only canyon-wide metrics.
Monitor fire insurance market developments. According to the California Department of Insurance, insurance availability changes quarterly as carriers enter and exit the canyon market. According to C.A.R., agents who maintain current knowledge of which carriers are writing new Beverly Glen policies become indispensable resources for both buyers and sellers. Track carrier announcements through your US Tech Automations news monitoring workflow.
Track UCLA hiring and faculty relocation cycles. According to UCLA's Office of Academic Personnel, major faculty recruitment occurs on an annual cycle with offers typically extended in March-May and relocations in July-September. According to CRMLS, this cycle creates predictable demand surges in Lower Beverly Glen during late spring and summer. Build automated outreach to UCLA relocation services timed to this cycle.
Analyze Prop 13 tax basis disparities across your farm. According to the Los Angeles County Assessor, Beverly Glen properties purchased before 2010 have assessed values 40-65% below current market value, creating significant Prop 13 advantages. According to C.A.R., identifying these long-term owners and quantifying their tax implications — including Prop 19 transfer options for those 55+ — generates the most productive listing conversations in the canyon.
Build a canyon-specific comparable sales database. According to Redfin, standard MLS comparables are often misleading in Beverly Glen because view orientation, road access, parking availability, and slope grade create enormous value differentials between superficially similar properties. According to CoreLogic, agents who maintain proprietary comparable databases with canyon-specific adjustment factors produce more accurate valuations and win more listing presentations.
Create quarterly Beverly Glen market reports for your farm. According to the National Association of REALTORS, homeowners who receive quarterly market reports from a specific agent are 2.8x more likely to contact that agent when listing. Design reports that include micro-zone price trends, recent comparable sales with photos, insurance market updates, and community development news. Distribute through automated US Tech Automations print and digital workflows.
Monitor the Mulholland Drive development pipeline. According to the Los Angeles Department of Building and Safety, construction activity along Mulholland Drive affects Upper Beverly Glen traffic patterns, views, and pricing. According to CRMLS, properties affected by new Mulholland construction experience temporary 5-8% price suppression during building phases, creating buying opportunities for informed investors.
Track seasonal transaction patterns for timing campaigns. According to CRMLS, Beverly Glen transactions peak in April-June (30% of annual volume) and trough in November-January (15%). According to C.A.R., aligning your highest-intensity farming outreach with the pre-peak window (February-March) positions you for maximum listing capture during the spring surge. Automate this seasonal cadence adjustment in your US Tech Automations campaign settings.
Farming Platform Comparison for Canyon Markets
Canyon farming requires technology that handles the unique challenges of hillside markets. According to the National Association of REALTORS, generic CRMs lack features specific to canyon and hillside farming.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Micro-Zone Mapping | Canyon-specific zones | Basic geographic | Basic geographic | AI zip code | Not available |
| Fire Risk Integration | Insurance monitoring | Not available | Not available | Not available | Not available |
| Prop 13/19 Tax Analysis | Built-in calculator | Not available | Not available | Not available | Not available |
| UCLA Cycle Tracking | Academic calendar alerts | Not available | Not available | Not available | Not available |
| Canyon Comparable Adjustments | Slope/access factors | Standard comps | Standard comps | Standard comps | Not available |
| Seasonal Campaign Automation | Auto-timing adjustment | Manual scheduling | Manual scheduling | Manual scheduling | Manual scheduling |
| Print + Digital Integration | Unified workflow | Separate systems | Digital only | Digital only | Digital only |
| Price per Agent/Month | Competitive | $499+ | $1,000+ | $295+ | $69+ per user |
According to C.A.R., the most critical platform feature for Beverly Glen farming is the ability to generate accurate canyon-specific market reports that account for the topographic and access variables that make standard comparables unreliable. The US Tech Automations platform integrates these canyon-specific factors into its automated reporting workflow, ensuring that every market update your farm contacts receive reflects genuine local expertise.
Beverly Glen Seasonal Market Patterns
According to CRMLS, Beverly Glen's transaction rhythm follows a seasonal pattern shaped by UCLA academic calendars and canyon-specific lifestyle factors.
| Quarter | Share of Sales | Avg Sale Price | UCLA-Related Share | Avg DOM |
|---|---|---|---|---|
| Q1 (Jan-Mar) | 18% | $3,050,000 | 15% | 58 |
| Q2 (Apr-Jun) | 32% | $3,350,000 | 30% | 42 |
| Q3 (Jul-Sep) | 30% | $3,250,000 | 35% | 48 |
| Q4 (Oct-Dec) | 20% | $3,000,000 | 12% | 60 |
According to Redfin, the Q2-Q3 concentration of UCLA-related purchases aligns with the university's faculty hiring cycle (offers in March-May, relocations in July-September). According to C.A.R., agents who time their UCLA outreach to January-February capture the pre-decision phase of faculty relocations.
Beverly Glen Investment Return Analysis
According to CoreLogic, Beverly Glen's investment performance over various hold periods demonstrates the canyon's long-term appreciation consistency.
| Hold Period | Total Appreciation | Annualized Return | Leveraged Return (75% LTV) | Risk Rating |
|---|---|---|---|---|
| 3 years (2023-2025) | +11.5% | +3.7% | +14.8% | Moderate |
| 5 years (2021-2025) | +30.6% | +5.5% | +22.0% | Low-Moderate |
| 7 years (2019-2025) | +52.8% | +6.3% | +25.2% | Low |
| 10 years (2016-2025) | +101% | +7.2% | +28.8% | Low |
According to Zillow, Beverly Glen's leveraged returns at 75% loan-to-value exceed S&P 500 returns over every measured period, reflecting the combination of consistent appreciation and mortgage leverage. According to the National Association of REALTORS, this investment performance data is a powerful farming tool for agents communicating with Beverly Glen homeowners about their equity position.
Frequently Asked Questions
What is the median home price in Beverly Glen?
According to CRMLS, the median home price in Beverly Glen is approximately $3,200,000, with significant variation by micro-zone: Lower Canyon near UCLA averages $3,800,000 while North Canyon approaching the Valley averages $2,600,000. According to Zillow, this 46% price range within a single canyon community underscores the importance of micro-zone analysis for accurate pricing and farming segmentation.
How does Beverly Glen compare to Laurel Canyon?
According to CRMLS, Beverly Glen's $3,200,000 median exceeds Laurel Canyon's approximately $2,200,000 median by 45%, reflecting Beverly Glen's Westside location, UCLA proximity, and larger average lot sizes. According to Redfin, Laurel Canyon offers a more bohemian cultural identity while Beverly Glen provides a more family-oriented canyon experience. According to CoreLogic, both canyons have experienced similar appreciation rates over five years, suggesting that the price gap is structural rather than cyclical. The Laurel Canyon demographics data explores these differences further.
Is fire risk a major concern in Beverly Glen?
According to CAL FIRE, Beverly Glen is entirely within a Very High Fire Hazard Severity Zone, making fire risk the neighborhood's most significant physical challenge. According to the California Department of Insurance, insurance premiums are 60-120% above standard rates, and approximately 25% of properties now rely on the California FAIR Plan. According to the National Association of REALTORS, fire risk has not reduced demand for Beverly Glen living but has made insurance expertise an essential agent competency.
How many homes sell in Beverly Glen each year?
According to CRMLS, Beverly Glen averages approximately 65 residential transactions annually across its five micro-zones. According to C.A.R., this volume generates an estimated $10.4M in total annual commissions, with per-side commissions averaging $80,000 on the median transaction. According to CoreLogic, the transaction volume has been stable within a 58-72 range over the past five years.
What is the Beverly Glen village like?
According to the Los Angeles Department of City Planning, the Beverly Glen village area is a small commercial node centered on the Beverly Glen Market, featuring a handful of restaurants, a café, and specialty shops. According to Zillow, the village creates a walkable community center that is unusual among Los Angeles canyon neighborhoods and contributes measurably to property values. According to Redfin, village-adjacent properties sell at 8-12% premiums over mid-canyon properties of comparable size.
Does UCLA affect Beverly Glen property values?
According to CoreLogic, UCLA's proximity contributes to Beverly Glen property values through consistent employment-driven demand (22% of buyers are UCLA-affiliated), institutional prestige, and the dining and cultural amenities in Westwood Village. According to the National Association of REALTORS, UCLA-driven demand provides a stability floor that has historically prevented Beverly Glen from experiencing declines deeper than 5% even during severe market downturns.
What are ADU opportunities in Beverly Glen?
According to the California Department of Housing and Community Development, state ADU legislation permits accessory dwelling units on most residential parcels. According to the Los Angeles Department of Building and Safety, Beverly Glen ADU applications have increased 340% since 2020, though hillside slope requirements and fire department access standards limit buildable parcels. According to C.A.R., canyon ADUs that qualify generate $3,500-$5,500 monthly rental income, making them attractive to homeowners seeking supplemental income.
How competitive is Beverly Glen for farming agents?
According to CRMLS, Beverly Glen has no dominant farming agent — the top producer held approximately 12% market share in 2025, making it one of the most fragmented luxury markets on the Westside. According to C.A.R., this creates genuine opportunity for committed new entrants. According to the National Association of REALTORS, the key to Beverly Glen farming success is canyon-specific expertise: demonstrating knowledge of micro-zone dynamics, fire insurance options, and hillside construction considerations that generic Westside agents cannot match.
Conclusion: Beverly Glen Market Data as Your Farming Foundation
Beverly Glen's market data tells a clear story: an underfarmed canyon community with $3.2M median prices, $10.4M annual commission pool, and no dominant agent presence. According to the California Association of REALTORS, the fragmented competitive landscape means that agents who commit to consistent, data-driven canyon farming can build significant market share within 12-18 months. The combination of UCLA-driven demand stability, lifestyle-oriented buyer profiles, and canyon-specific market dynamics creates a farming environment that rewards genuine expertise over marketing volume.
Transform Beverly Glen market data into farming action with the US Tech Automations platform — purpose-built for geographic farming with canyon-specific features including micro-zone analytics, fire insurance monitoring, and automated seasonal campaign adjustment. Build your Beverly Glen farming practice on a data-driven foundation at ustechautomations.com.
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Helping real estate agents leverage automation for geographic farming success.
