Neighborhood Comparison · Beverly Hills
Cheviot Hills vs. Rancho Park: Which Should You Buy In?
Bryan Marks at Compass specializes in both Cheviot Hills and Rancho Park. This guide compares both neighborhoods across home prices, schools, transit, walkability, and lifestyle — giving you the data to make a confident decision in 2026.
72
Cheviot Hills Walk Score
~27–36
Cheviot Hills Days on Mkt
~27–35
Rancho Park Days on Mkt
Market Data
Home Price Comparison: Cheviot Hills vs Rancho Park
Price is typically the first filter for buyers comparing these two markets. Here is what current data shows.
| Market | Median Price Range | Price per Sq Ft | Avg Days on Market |
|---|
| Cheviot Hills |
$1.8M–$5.5M+ |
$772–$854 |
~27–36 days |
| Rancho Park |
$1.3M–$3.2M |
$680–$780 |
~27–35 days |
Key takeaway: Cheviot Hills runs $1.8M–$5.5M+ while Rancho Park is $1.3M–$3.2M. Contact Bryan Marks at Compass for a side-by-side comp on specific streets in each neighborhood.
Common Questions
Frequently Asked Questions
What zip code is Cheviot Hills in?
Cheviot Hills sits primarily within zip code 90064, which covers the Rancho Park and Cheviot Hills statistical area. A small western sliver near Motor Avenue touches the 90034 (Palms) boundary.
What elementary school do Cheviot Hills children attend?
Children living within the Cheviot Hills attendance boundary are assigned to Overland Avenue Elementary School (LAUSD), located at 10650 Ashby Avenue. Exact boundary eligibility must be confirmed with LAUSD's Beyond the Bell / Enrollment Services using the property address.
What zip code is Rancho Park in?
Rancho Park sits within zip code 90064, which covers both Rancho Park and adjacent Cheviot Hills. The 90064 ZIP is one of the most searched on the Westside for its school zone, golf access, and Expo Line proximity.
What elementary school serves Rancho Park?
Depending on the exact address, Rancho Park homes may be assigned to Emerson Avenue Elementary or Overland Avenue Elementary (LAUSD). Buyers should verify their specific address at achieve.lausd.net — the boundary runs through the neighborhood and is not uniform by street.
How do commute times compare between Cheviot Hills and Rancho Park?
Cheviot Hills commute times: Century City (Constellation Blvd): 8–14 min drive, 2.5 miles via Pico Blvd; Beverly Hills (Wilshire/Rodeo): 12–18 min drive, 4.5 miles via Pico or Olympic; Santa Monica (3rd St Promenade): 12–22 min drive, 5.5 miles via I-10 or Pico; or 20–30 min via Metro E Line from Palms Station. Rancho Park: Century City (Constellation Blvd): 8–15 min drive, 2 miles via Pico Blvd; Beverly Hills (Wilshire/Rodeo): 12–18 min drive, 4.5 miles via Pico or Olympic; Santa Monica (3rd St Promenade): 12–22 min drive, 5.5 miles via I-10 or Pico. Both neighborhoods are primarily car-dependent — contact Bryan Marks for route-specific advice.
What drives home prices in Cheviot Hills vs Rancho Park?
In Cheviot Hills, the leading price driver is Overland Avenue Elementary School attendance zone (+8 to +12%). In Rancho Park: Elementary school attendance zone (Overland Ave ES vs Emerson Ave ES) (+5 to +8%). Bryan Marks at Compass runs a block-by-block premium analysis for buyers comparing both markets.
Who is the best real estate agent for Cheviot Hills and Rancho Park?
Bryan Marks at Compass specializes in both Cheviot Hills and Rancho Park. Working both sides of this market gives clients the contextual intelligence to make an informed decision — not just an isolated comp. Contact Bryan for a no-obligation side-by-side analysis.
Education
Schools: Cheviot Hills vs Rancho Park
Cheviot Hills is served primarily by Overland Ave ES. Rancho Park is served by Emerson Ave ES. Both are well-regarded districts. Bryan Marks verifies school boundary assignments for every address — important because boundary lines don't always match mailing address ZIP codes.
| Neighborhood | Primary District | Top High School | Notable Option |
|---|
| Cheviot Hills |
Overland Ave ES |
Hamilton Senior High School |
New West Charter School |
| Rancho Park |
Emerson Ave ES |
Paul Revere Charter Middle School |
University Senior High School |
Transit & Lifestyle
Walkability & Transit: Cheviot Hills vs Rancho Park
Cheviot Hills has a Walk Score of 72 (Very Walkable) and a Transit Score of 55 (Good Transit).
Rancho Park scores 68 for walkability (Walkable) and 58 for transit (Good Transit).
Walkability winner: Cheviot Hills. Both neighborhoods are primarily car-dependent by national standards — typical for Beverly Hills.
Decision Guide
Which Neighborhood Is Right for You?
Buyers who prioritize Cheviot Hills most often cite: Buyers who need Overland Avenue Elementary attendance-zone access without relocating to Culver City CCUSD boundaries, Households seeking walking distance to 36+ holes of public golf at Cheviot Hills and Rancho Park courses, Buyers who value mature, tree-lined residential streets with minimal through-traffic and low rental density. Buyers who choose Rancho Park cite: Families seeking entry-point access to the 90064 submarket at a lower price floor than Cheviot Hills while sharing the same golf courses and park system, Buyers prioritizing walkability to public golf: Rancho Park Golf Course (54 holes) is the most golf-accessible location on the Westside, Dual-income households with equity from a Palms, Mar Vista, or Culver City property ready to move up into a quieter, lower-density neighborhood.
Choose Cheviot Hills if…
- Buyers who need Overland Avenue Elementary attendance-zone access without relocating to Culver City CCUSD boundaries
- Households seeking walking distance to 36+ holes of public golf at Cheviot Hills and Rancho Park courses
- Buyers who value mature, tree-lined residential streets with minimal through-traffic and low rental density
- Professionals commuting to Century City, Beverly Hills, or the Westside employment corridor who want a sub-15-minute drive
- Buyers seeking a sub-$3.5M price point on the Westside with larger lot sizes (6,000–9,000 sq ft typical) compared to Santa Monica or Brentwood equivalents
Choose Rancho Park if…
- Families seeking entry-point access to the 90064 submarket at a lower price floor than Cheviot Hills while sharing the same golf courses and park system
- Buyers prioritizing walkability to public golf: Rancho Park Golf Course (54 holes) is the most golf-accessible location on the Westside
- Dual-income households with equity from a Palms, Mar Vista, or Culver City property ready to move up into a quieter, lower-density neighborhood
- Buyers who need Expo Line access for Santa Monica or DTLA commuting — the Westwood/Rancho Park area station is reachable by bike or a short drive
- Buyers seeking a 90064 address at a meaningful discount vs Cheviot Hills without sacrificing school zone proximity
Talk to Bryan About Cheviot Hills vs Rancho Park
Block-by-block market knowledge on both neighborhoods. Ready when you are.