Beverly Grove

Beverly Grove is in the City of Los Angeles. Its name and its location next to Beverly Hills lead listings to call it Beverly Hills adjacent, but the taxes, services, schools, and permits are Los Angeles ones, and the ZIP code is 90048. The Los Angeles Times' Mapping L.A. project bounds it by the West Hollywood and Beverly Hills city limits on the north and west, Fairfax Avenue on the east, and Wilshire and San Vicente boulevards on the south. That is 1.65 square miles of flat grid with 25,430 residents at the 2020 census. The name itself is young: it was coined in 2006 for a zoning fight, and Mapping L.A.'s first draft simply called the area part of the Fairfax District.

The neighborhood was built primarily in the 1920s, and the interior streets still read that way: Spanish and Revival bungalows, duplexes and fourplexes, and courtyard apartments on narrow lots. The boulevards carry the big buildings. Cedars-Sinai Medical Center and the Beverly Center hold the west end on Beverly Boulevard, the Third Street shops run east from La Cienega, and condominium and apartment blocks stand along La Cienega, San Vicente, and Wilshire.

The famous names are at the corners. The Original Farmers Market of 1934 and the Grove of 2002 sit at Third and Fairfax, on the Fairfax District side of the avenue. Television City is at Beverly and Fairfax, and the museums of Wilshire Boulevard close the southeast corner. Beverly Grove itself is the quieter grid behind them, where most of the housing is rented and most of what sells is a condo or a 1920s duplex.

On the interior blocks it's 1920s to 1940s Spanish Colonial Revival and other Revival bungalows on narrow lots. A large share are duplexes and fourplexes, often with an owner in one unit and a tenant in the other. Many have been renovated; some have been replaced. Where a house was torn down for a larger one, the floor-area district now governs what can be built, so the newer houses on the covered blocks are sized to the lot.

Condominiums and apartments are the entry point and the volume. They run along Beverly Boulevard, Third Street, La Cienega, San Vicente, and Wilshire, from mid-century walk-ups to newer buildings near Cedars-Sinai and the Beverly Center. Many serve the hospital's staff and the entertainment offices nearby, which keeps the rental market deep. Buildings with two or more units first occupied on or before October 1, 1978 fall under the city's Rent Stabilization Ordinance, which sets the rules for a duplex buyer inheriting a tenant.

Two checks apply everywhere. The old Salt Lake Oil Field underlies much of the area and is dotted with abandoned wells, and active drilling still runs from the site beside the Beverly Center, so ask about methane mitigation on any building and look for old well locations before you build. The other is the building itself: a 1920s house or duplex needs the usual inspection of foundation, electrical, plumbing, and permit history, and a duplex needs its unit count and any conversions checked against city records.

Start with which city the property is in. The West Hollywood and Beverly Hills lines zigzag along the north and west edges, sometimes mid-block, and a house can sit in a different city from the one across the street, with different rent rules, permits, and schools (Beverly Hills addresses get Beverly Hills Unified; nothing in Beverly Grove does). The Census Bureau's geocoder and the county assessor's map settle it in a minute.

If you plan to build, read the Residential Floor Area district first. Ordinance 182,754 applies to single-family lots between Colgate Avenue, Fairfax Avenue, Lindenhurst Avenue, and San Vicente Boulevard and ties the size of a new or expanded house to the size of its lot. It was written to stop the teardown-and-replace pattern of the 2000s and it does. Outside those blocks, the citywide Baseline Mansionization Ordinance applies.

If you plan to buy a duplex or fourplex, the tenancy is the deal. Buildings with two or more units first occupied on or before October 1, 1978 are under the Rent Stabilization Ordinance: the allowed increase is 3 percent from July 1, 2026 to June 30, 2027, and since February 2026 the formula runs at 90 percent of CPI with a 1 percent floor and 4 percent ceiling and no extra for utilities. Houses and newer condos that are rented fall under the city's Just Cause Ordinance instead, which still limits evictions. I want the rent roll, the registration, and any owner-move-in history before we talk price. FEMA maps the area as Zone X, minimal flood hazard, and the CAL FIRE 2025 hazard map shows no fire zone here.

The grid is flat and short, so Third Street, the Farmers Market, and the Grove are on foot from most of the neighborhood. The boulevards are the cost: Beverly, Third, La Cienega, San Vicente, and Fairfax carry hospital, mall, and museum traffic, and Cedars-Sinai's shift changes are the daily rhythm on the west end. The 10 freeway is south past Pico; the 101 is east through Hollywood.

The subway reached Wilshire in 2026. The Wilshire/Fairfax and Wilshire/La Cienega D Line stations both opened on May 8, 2026, and Wilshire/La Brea opened the same day to the east. From the neighborhood's south side, downtown and Koreatown are a direct ride; the next sections west to Century City and Westwood are still under construction.