Buying a home in Beverly Hills is more than a financial decision — it’s a lifestyle choice and an emotional milestone. Whether you’re exploring Beverly Hills homes for sale, considering a luxury condominium, a family home, or a legacy estate, what matters most is having guidance from someone who understands both the market and the stakes.

I’m Marty Halfon, a lifelong Beverly Hills resident and a real estate professional since 1979 — and I’m not only an agent. I’ve also owned and invested in apartment buildings, homes, and condominiums throughout Beverly Hills and the surrounding area for over 25 years, so I understand this process from both sides of the table.

I don’t promote myself as one of the “top” agents — I define my work by commitment. When you work with me, you work with me personally. Every showing, every conversation, every negotiation is handled directly by me.

In a market filled with large teams and glossy marketing, many clients prefer something different: experience, discretion, and hands-on guidance.

 

---

Beverly Hills: Lifestyle, Community, and Long-Term Value

Beverly Hills is known worldwide for luxury and prestige, but for those who live here, it’s also a walkable, family-oriented city with a strong sense of community. Each neighborhood offers a distinct lifestyle, and understanding those differences is key.

What’s equally important and often overlooked is where Beverly Hills is headed. Over the next decade, major developments already underway (with others planned) are expected to bring continued investment, thoughtful growth, and increased demand throughout the city. That matters because real estate value isn’t only about what a city is today  it’s about what it’s becoming.

Lifestyle draws people to Beverly Hills. Long-term city direction is what protects and builds value.

---

“Below the Tracks” — South of Wilshire

As a lifelong local, I still refer to the area south of Wilshire Boulevard as “below the tracks.” The term comes from when train tracks once ran along Santa Monica Boulevard, and locals used that landmark to differentiate neighborhoods. If you lived south of Wilshire, you lived below the tracks.

Generally, this pocket runs from Spaulding Avenue on the west to El Camino Drive on the east, all south of Wilshire.

What makes this area especially appealing is walkability and daily convenience. Residents can easily walk to South Beverly Drive, a true neighborhood focal point with restaurants, markets, and coffee spots.

Walkability to the Beverly Hills Triangle

Another major draw is walkability into the Beverly Hills Triangle, the city’s primary business district. From this area, many residents walk comfortably to:

• Rodeo Drive

• North Beverly Drive

• Canon Drive

The Triangle is not just luxury shopping — it’s everyday city life. Roxbury Drive and Bedford Drive are known for medical buildings, offices, and professional services, while Camden Drive also offers a strong mix of offices and local conveniences. Rodeo, Beverly, and Canon provide restaurants, cafés, and shopping, making this one of the most lifestyle-friendly pockets of Beverly Hills.

For families, this area also offers walking distance to Beverly Hills High School and Beverly Vista Middle School, a meaningful day-to-day advantage.

Why buyers love “below the tracks”:

• Walkable, neighborhood-oriented lifestyle

• Easy access to South Beverly Drive

• Walkability to the Beverly Hills Triangle

• Proximity to Beverly Hills High School and Beverly Vista Middle School

• Strong sense of community

---

Trousdale Estates

Trousdale Estates is one of Beverly Hills’ most iconic hillside neighborhoods, known for its large, mostly single-story contemporary homes and sweeping city-to-ocean views.

Homes were terraced up the hillside, intentionally designed so many properties would capture meaningful views — one of the original reasons buyers were drawn to Trousdale. The neighborhood offers the rare combination of one-story living, expansive contemporary floor plans, and classic mid-century elements, including terrazzo floors.

Trousdale is not about walkability — it’s about privacy and retreat. There are no nearby commercial areas to stroll to. Once you’re up there, you’re up there — and for many buyers, that’s exactly the appeal.
Speaking about walkability a lot of the streets have no sidewalks!

“Questions about Trousdale Estates? Call Marty directly: (310) 344-4465”

---

The Flats of Beverly Hills 

Lot sizes vary significantly by street and block.

In general, parcels increase in size as you move north toward Sunset Boulevard, but there are notable exceptions. The 500 blocks typically range from 9,000 to 12,000 sq ft, though certain streets like Canon Drive, Beverly Drive, and Crescent Drive can feature exceptional estate parcels of 20,000 to 30,000+ sq ft—sometimes on the same block as more standard lots. The 600 blocks generally expand to 15,000-18,000 sq ft, while the 700 and 800 blocks offer the largest estate parcels at 20,000 to 35,000 sq ft, providing significant privacy, setbacks, and architectural flexibility. Because lot sizes can vary so dramatically even within the same block, understanding the specific parcel is critical to evaluating both lifestyle and value.

---

Is Beverly Hills a Good Place to Raise a Family?

Yes. Beverly Hills is widely considered an excellent place to raise a family. Buyers are drawn to its award-winning public schools, walkable neighborhoods, and strong community atmosphere.

The city also has its own dedicated  Beverly Hills Police and  Beverly Hills Fire Departments, which are deeply integrated into the community and known for strong local presence, fast response times, and a high level of service and response time.

---

Beverly Hills Unified School District

One of the most important reasons families choose Beverly Hills is the Beverly Hills Unified School District (BHUSD). For many buyers, the school system isn’t just a benefit — it’s a primary driver of long-term value.

BHUSD includes:

• El Rodeo School (K–5)

• Hawthorne School (K–5)

• Horace Mann Elementary School (K–5)

• Beverly Vista School (6–8) (middle school)

• Beverly Hills High School, currently undergoing a major transformation and expected to be completed in 2028

Many of these campuses were originally built in the 1920s and 1930s and have since been fully modernized and updated. The Beverly Hills High School project, in particular, is set to become one of the most beautiful public high school campuses in Los Angeles.

Why this matters more today

In the 1980s and 1990s, many families moved away from public schools toward private education. Today, private school tuition that once ran $12,000–$15,000 per year can now cost $25,000 to $50,000+ per student, and it is not tax-deductible.

With the resurgence and modernization of BHUSD, the value of an exceptional public-school system has come back in a meaningful way — reinforcing why families originally moved to Beverly Hills, including my own family in the 1960s: great schools, strong city services, and community-based police and fire departments.

District Office and continued modernization

Since early 2025, the BHUSD District Office has been based at the historic Hawthorne Campus on North Rexford Drive, once home to one of Beverly Hills’ oldest schools. From here, district leadership oversees the programs, services, and operations that support every BHUSD campus. Plans are expected to move forward to repurpose and modernize the Hawthorne campus, continuing the district’s long-term investment in education.

For official information, directories, and board meeting details, visit BHUSD.org.

---

Beverly Hills Has No Mansion Tax

A Major Advantage Buyers Often Overlook:
Los Angeles Does Have LA Mansion Tax

Beverly Hills is an independent city and not subject to Los Angeles’ Mansion Tax. Depending on the purchase price, this can save buyers $150,000 to $250,000 or more compared to similar properties just outside city limits.

That’s real money — and a meaningful advantage.

---

Buying Beverly Hills Homes for Sale with Confidence

The best results come from asking the right questions:

• What does “home” mean to you?

• How important are walkability, schools, privacy, or views?

• Are you buying for lifestyle, long-term value, or both?

The goal isn’t to chase listings — it’s to make informed, pressure-free decisions based on real local  history and knowledge.

---

Let’s Talk About Beverly Hills Homes for Sale

If you’re beginning your search for Beverly Hills homes for sale, start with a conversation — not a listing link.

My job is simple: to always put your best interests first by helping you uncover issues early, fix what matters, avoid last-minute renegotiations, and make smarter decisions before a buyer’s inspector does.

When you work with me, you’re not hiring a brand or a team — you’re hiring me, my experience, and my commitment to helping you make the right decision.

Marty Halfon | Rodeo Realty
202 N Canon Drive, Beverly Hills, CA 90210
(310) 344-4465 | [email protected]
CA DRE# 00669674
Directions | Reviews