Bel Air real estate facts
Bel Air (90077) is a residential neighborhood where homes run $3.5M–$100M+ ($900–$3,500+/sq ft) and sell in ~90–150 days.
- Home prices: $3.5M–$100M+ · $900–$3,500+/sq ft
- Days on market: ~90–150 days
- Walkability: Walk 22 (Car-Dependent) · Transit 28 (Minimal Transit) · Bike 12 (Bikeable only on flat Sunset Blvd corridor; steep internal grades make cycling impractical for most errands)
- Top schools: Roscomare Road Elementary (K–5), Emerson Community Charter (6–8)
- Commute: Beverly Hills (Rodeo Dr) 3.5 miles / 10–20 min · UCLA (Westwood) 2.5 miles / 8–15 min · Century City (Westfield Mall) 4 miles / 12–20 min
- ZIP: 90077
- vs Bel Air: $3.5M–$100M+ (Baseline)
Questions buyers ask about Bel Air — answered directly
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Bel Air is primarily located in zip code 90077, which covers most of the residential hillside community. A small number of parcels near the Sepulveda Pass and Bel Air Crest may carry the 90049 (Brentwood) zip code depending on exact parcel boundaries.
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Most of unincorporated Bel Air has no mandatory HOA. The Bel Air Association provides private security patrol funded voluntarily by residents, with annual contributions typically ranging from $500 to $1,500 per household. Bel Air Crest is the notable exception: it is a fully gated HOA community with monthly fees estimated at $600–$900/month (est.) covering gate staffing, common area maintenance, and security.
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Bryan Marks (Compass), CA DRE 01957066, is a licensed real estate professional specializing in Bel Air with 11 years of local market experience and 21 verified client reviews.
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California's Proposition 13 caps the base rate at 1% of assessed value, with assessed value established at purchase price and limited to a maximum 2% annual increase until the property transfers. At the median Bel Air price point of approximately $5M–$8M, annual base property taxes run $50,000–$80,000 before supplemental assessments. Los Angeles County adds supplemental levies (Mello-Roos bonds are uncommon in this area) that bring the effective rate to approximately 1.1–1.2% of purchase price in most parcels.
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Bel Air is an unincorporated community within the City of Los Angeles, policed by LAPD West Los Angeles Division. It is not a separate municipality. Development and zoning fall under the jurisdiction of the City of LA Planning Department, and residents pay City of Los Angeles taxes. Bel Air is not part of Beverly Hills, which is a separate incorporated city with its own municipal services.
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Ultra-luxury markets like Bel Air historically show lower transaction volume but more price resilience than mid-market neighborhoods during downturns, because cash buyers are insulated from mortgage rate fluctuations. During the 2008–2012 downturn, Bel Air saw price declines of approximately 20–30% from peak, smaller than the 40–50% declines seen in some Inland Empire submarkets. However, days on market extended dramatically, sometimes exceeding 300 days for trophy estates.
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Bel Air falls within the Los Angeles Unified School District (LAUSD). The assigned public elementary school for most 90077 addresses is Roscomare Road Elementary. Middle school feeds to Emerson Community Charter or Paul Revere Charter. The assigned high school is University High School. A significant share of Bel Air families use private schools including Harvard-Westlake, Brentwood School, and Campbell Hall.
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Lot sizes in Bel Air vary considerably by sub-area. In the historic core along Stone Canyon Road, Bellagio Road, and Bel Air Road, lots commonly range from 20,000 sq ft to 5+ acres. The flat lower sections near Sunset Boulevard can have lots as small as 10,000 sq ft. Trophy estate parcels exceeding 3–5 acres are not unusual in the upper canyons. Bel Air Crest, by contrast, features a planned community with more uniform lot sizes averaging 10,000–15,000 sq ft.
Bel Air is a private, gated-enclave community occupying the hills immediately north of Westwood and UCLA, bounded by Mulholland Drive to the north and Sunset Boulevard to the south. The neighborhood's 7,248 residents have a median age of 47 and average individual income of $151,736, reflecting a predominantly affluent, established demographic. Developed in the 1920s by Alphonzo Bell on land once granted as Rancho San Jose de Buenos Ayres in 1843, the area contains some of the largest residential lots in Los Angeles, many exceeding one acre.
Bel Air sits in the Santa Monica Mountains foothills, accessed primarily via Sunset Boulevard along its southern edge and Mulholland Drive along its northern ridge. Bel Air Road and Stone Canyon Road are the principal internal arteries. The neighborhood is flanked by Beverly Hills to the east, Brentwood to the west, and Westwood/UCLA to the south. It is approximately 12 miles from Downtown Los Angeles, 8 miles from Santa Monica Pier, and 18 miles from Los Angeles International Airport (LAX).
Bel Air is known for its private patrol security through the Bel Air Association, gated entries on Bel Air Road and Stone Canyon Road, minimum lot sizes often exceeding 20,000 sq ft, trophy estate transactions regularly above $20M, and a concentration of celebrity and executive homeowners. The Hotel Bel-Air, a Forbes Five-Star property on Stone Canyon Road, anchors the neighborhood's hospitality profile. The community consistently ranks in the top 1–2% of Los Angeles neighborhoods by median home price.
What buyers actually pay in Bel Air
Typical sale range
The typical Bel Air home sells in the $3.5M–$100M+ range. Ultra-luxury properties rarely attract multiple competing offers; the buyer pool is small and transactions are frequently off-market. Homes under $5M see slightly more activity, while trophy estates above $20M may sit 180–365 days. All-cash purchases dominate above $10M.
Cost per square foot
Price per square foot runs $900–$3,500+ depending on condition and renovation status. Average days on market: ~90–150 days.
The primary zip code is 90077. Median sold prices in Bel Air typically range from $4M to $8M for the broader market, with the lower hills of Bel Air Crest gated community (also 90077) offering a more accessible $2.5M–$5M range. Stone Canyon Road and Bellagio Road command the highest premiums, with estates regularly trading between $15M and $50M+. Sub-$3M transactions are rare and generally reflect smaller lots at the Sunset Boulevard edge. The Bel Air Crest sub-community, accessed off Sepulveda, offers newer construction from the 1990s at relatively lower per-square-foot costs than the historic core.
What adds and subtracts value here
Key factors that account for most price variance between comparable homes.
Percentage premiums are estimates from paired-sale analysis. Not guaranteed appraisal outcomes.
What has sold
Representative recent comps — composite of public records; contact Bel Air's specialist for exact addresses and current verified comps.
Bel Air vs adjacent neighborhoods
| Neighborhood | Price range | vs Bel Air | Primary appeal |
|---|---|---|---|
| Bel Air | $3.5M–$100M+ | — | Subject neighborhood |
| Bel Air | $3.5M–$100M+ | Baseline | Gated enclave, large lots, private patrol, canyon privacy |
| Holmby Hills | $5M–$80M+ | +10–20% premium on comparable land | Smaller geographic footprint, flatter lots, adjacent to country clubs; technically part of the 'Platinum Triangle' with Beverly Hills and Bel Air |
| Beverly Hills Post Office (BHPO) | $2M–$25M | 15–30% discount to Bel Air core | Beverly Hills mailing address but LAUSD schools; less restrictive HOA structure |
| Brentwood (hillside) | $2.5M–$15M | 20–40% discount to Bel Air core | Adjacent neighborhood west; similar canyon feel but more walkable commercial on San Vicente Blvd |
Sources: Zillow, Redfin sold comps. Values reflect recent 12-month ranges; verify against current MLS data.
Is Bel Air safe?
Bel Air is among the safest communities in Los Angeles, benefiting from the Bel Air Association's private security patrol that monitors the neighborhood 24 hours a day. The gated entries on Bel Air Road and Stone Canyon Road restrict through-traffic. LAPD West Los Angeles Division (Station at 1663 Butler Ave) covers the area. Crime rates in 90077 are substantially below Los Angeles citywide averages, with violent crime being exceptionally rare. Property crime, primarily residential burglary, is the primary concern; the private patrol and camera infrastructure markedly suppresses incident rates relative to surrounding hillside communities. Bel Air Crest, the gated HOA sub-community, maintains its own 24-hour staffed gate.
| Zone | Crime level | Division |
|---|---|---|
| Bel Air Core (Stone Canyon / Bellagio) | Very Low — private patrol + gated access | LAPD West LA Division |
| Bel Air Crest (HOA, Sepulveda Pass area) | Very Low — 24-hr staffed gate | LAPD West LA Division |
| Sunset Blvd southern edge (90077 border) | Low — higher pedestrian & vehicle traffic than interior | LAPD West LA Division |
| Mulholland Dr ridgeline (north boundary) | Low — remote; occasional vehicle break-ins at trailhead parking | LAPD West LA Division |
For block-level crime data, visit crimemapping.com and select the local ZIP or station boundaries.
Schools serving Bel Air
| School | Grades | Notes |
|---|---|---|
| Roscomare Road Elementary | K–5 | LAUSD neighborhood school; API scores historically among the top 20% in the district; located at 2425 Roscomare Rd, 90077 |
| Emerson Community Charter | 6–8 | Charter middle school in Westwood; draws heavily from Bel Air and Westwood; strong academic reputation within LAUSD west-side cluster |
| University Senior High School | 9–12 | LAUSD magnet school with competitive admission; one of the highest-performing public high schools on the Westside; located at 11800 Texas Ave, 90025 |
| Harvard-Westlake School | 7–12 | Top-ranked private school; upper campus in Studio City, lower campus in Holmby Hills adjacent to Bel Air; tuition approximately $47,000/year; strong college placement record |
Bel Air falls within LAUSD boundaries but the majority of families opt for private institutions including Harvard-Westlake, Brentwood School, and Mirman School for Gifted Children. The public school boundary for elementary feeds into Roscomare Road Elementary; however, boundary lines near the Sepulveda Pass corridor can shift, and some parcels west of Beverly Glen feed into Kenter Canyon Elementary in Brentwood. LAUSD's magnet and open-enrollment programs (including Uni High) require applications and are not guaranteed by address.
How walkable and connected is Bel Air?
Public transit
- Metro Local Line 2 runs along Sunset Boulevard at the southern edge, connecting to Hollywood and Downtown LA
- Big Blue Bus Route 12 provides limited Westwood–Bel Air connectivity
- Approximately 10 transit stops exist within a 7.9-mile radius of central Bel Air per available transit data
- Rideshare (Uber/Lyft) is the practical transit solution for most residents given the hilly, gate-access terrain
Drive times
Ranges reflect off-peak / peak PM traffic
Where is Bel Air?
Bel Air · 90077 · Open in Google Maps →
Recreation in Bel Air
- Franklin Canyon Park — National Park Service land adjacent to north Bel Air; 1.5 miles of hiking trails accessible from Mulholland Dr, no admission fee
- Westwood Recreation Center — 1350 Sepulveda Blvd; after-school programs, youth basketball leagues, and swim instruction
- UCLA Recreation open enrollment camps — Summer sports and STEM camps held on the UCLA campus 2.5 miles south; open to non-students
- Bel Air Bay Club youth tennis and swim programs — approximately 8 miles west on Pacific Coast Hwy in Pacific Palisades; family membership required
- Hotel Bel-Air pool and Wolfgang Puck restaurant — Stone Canyon Rd; open to non-guests for dining; pool access via membership or room booking
- Mulholland Drive cycling and running — the ridge road offers 15+ miles of low-traffic pavement with panoramic Basin and Valley views
- Bel-Air Country Club — private 18-hole golf course at 10768 Bellagio Rd; one of the most exclusive clubs in Southern California; initiation fees estimated at $300K+ (est.)
- Runyon Canyon Park — 8 miles east via Laurel Canyon; 160-acre off-leash hiking park popular with Westside residents
- Getty Center — 1200 Getty Center Dr, Brentwood; world-class art museum and sculpture garden, free admission with paid parking; 3 miles west
Dining and grocery near Bel Air
- Hotel Bel-Air (Wolfgang Puck) — Stone Canyon Rd; California cuisine in a landmark garden setting; dinner entrées $45–$90
- Bouchon Beverly Hills — 235 N Canon Dr, Beverly Hills; Thomas Keller French bistro; 3.5 miles east
- Spago Beverly Hills — 176 N Canon Dr; Wolfgang Puck flagship; long-running fine dining institution
- Baltaire — 11647 San Vicente Blvd, Brentwood; upscale steakhouse with strong Westside following; 4 miles west
- Jon & Vinny's — 11628 Santa Monica Blvd, West LA; casual Italian; popular with families and industry professionals
- Bristol Farms (Westwood) — 1515 Westwood Blvd; full-service upscale grocer 2.3 miles south; specializes in local and organic produce
- Whole Foods Market (West LA) — 11666 National Blvd; approximately 4 miles south; large format with prepared foods section
- Erewhon Market (West Hollywood) — 8484 Santa Monica Blvd; 9 miles east; premium organic and specialty grocery destination
- Ralphs (Brentwood) — 11900 Wilshire Blvd; conventional full-service grocer closest to west Bel Air; 3 miles west
Top reasons to buy here
Bel Air's gated entries, private patrol, and canyon topography provide a level of physical separation from public thoroughfares unmatched in most of LA's Westside
minimum lot sizes and large parcels allow for compound-style development with guesthouses, tennis courts, and extensive grounds within a single ownership
Proximity to both Westside business corridors (Century City, Beverly Hills) and the 405 freeway without sacrificing a hillside-retreat character
Bel Air in photos
Bel Air vs alternatives — which is right for you?
- Maximum privacy is a priority: Bel Air's gated entries, private patrol, and canyon topography provide a level of physical separation from public thoroughfares unmatched in most of LA's Westside
- Estate-scale land: minimum lot sizes and large parcels allow for compound-style development with guesthouses, tennis courts, and extensive grounds within a single ownership
- Proximity to both Westside business corridors (Century City, Beverly Hills) and the 405 freeway without sacrificing a hillside-retreat character
- Prestige address: 90077 carries national and international recognition that supports resale value and status in global markets
- Access to UCLA-adjacent academic and cultural resources — medical center, Hammer Museum, Geffen Playhouse — within a 3-mile radius
- Holmby Hills is geographically contiguous with Bel Air's eastern edge and forms part of the same 'Platinum Triangle' prestige corridor alongside Beverly Hills; buyers priced into upper Bel Air often cross-shop Holmby Hills for its flatter, more buildable lots
- Holmby Hills offers comparably exclusive HOA-level security and similarly trophy-tier estate prices ($5M–$80M+) while sitting slightly closer to Rodeo Drive and Wilshire Boulevard commercial corridors, appealing to buyers who want marginally more accessibility without sacrificing prestige
Ready to explore Bel Air?
Whether you are tracking the right block, comparing neighborhoods, or figuring out what your budget actually gets here — Bryan Marks will give you a direct, unfiltered answer.