I Named This Neighborhood

Footbridge Square is a distinct micro-neighborhood in Studio City, California, bounded by Moorpark Street to the north, the Los Angeles River to the south, Whitsett Avenue to the west, and Laurelgrove Avenue to the east — named by Debbie Pisaro, Studio City real estate agent, for the pedestrian footbridge at Laurelgrove Avenue and Valleyheart Drive that connects this pocket of the flats directly to Ventura Boulevard.

Some neighborhoods announce themselves. Others wait quietly until someone gives them a name.

Footbridge Square was the second kind.

I remember the evening it happened. I was with a client who lived on Bellingham Avenue — right in the heart of what would become Footbridge Square. We were talking about the neighborhood the way you do when you actually live in a place and love it: the way the streets quiet down after Moorpark, the farmers market energy on Sunday mornings, the path along the river. And at some point we looked at each other and said the obvious thing out loud: this place needs a name.

This post was written by Debbie Pisaro, Studio City real estate agent and founder of Coastline 840 (DRE #01369110). Boundary definitions for Footbridge Square reflect Debbie's firsthand knowledge of the neighborhood accumulated over 24 years of Studio City real estate practice.

Colfax Meadows had a name. The Silver Triangle had a name. This pocket — walkable, distinct, genuinely neighborly — was still waiting for one.

We looked toward the footbridge. The one at Laurelgrove and Valleyheart Drive, the pedestrian crossing that has connected this block of homes to Ventura Boulevard for decades. It felt right immediately. Footbridge Square.

That's how neighborhoods get named. Not by a city council. Not by a marketing team. By someone who lives there — or sells there long enough that the difference stops mattering. As a Studio City real estate agent with more than 24 years working these streets, I've watched micro-neighborhoods take shape in real time. This one had been waiting a long time for its name.

What Makes Footbridge Square Different From the Rest of Studio City

Studio City is not a monolith. Spend enough time here and you start to feel the seams — where the hills give way to the flats, where the mid-century post-and-beam aesthetic shifts into traditional California ranch, where the energy of Ventura Boulevard softens into actual residential life.

Footbridge Square occupies a very specific pocket of that map. It sits south of Moorpark Street, which means you're in the flats — but you're not in the middle of the Studio City flats. You have the river as your southern boundary and the footbridge as your front door to the boulevard. The walk scores here are among the highest in Studio City. The neighborhood has its own rhythms: the Fourth of July block parties that residents have been throwing for years, the evening walks along the Zev Yaroslavsky LA River Greenway Trail, the way the streets feel genuinely inhabited in a way that some newer construction pockets don't.

The housing stock is a mix of original single-family homes — some carefully preserved, some thoughtfully updated — and newer construction that has come in over the last decade. It's not an architectural pilgrimage the way Reklaw Drive is. But it has bones, and it has community, which are harder to manufacture than a roofline.

The Boundaries (For the Record)

Because I'm the one who named it, I get to be specific about this.

Footbridge Square is generally bounded by Moorpark Street to the north, Whitsett Avenue to the west, Laurelgrove Avenue to the east, and the Los Angeles River to the south. The footbridge itself — the one at Laurelgrove and Valleyheart Drive — is the neighborhood's defining geographic feature and the reason the name exists.

If you're standing on Bellingham Avenue on a clear evening and you can see the bridge, you're in Footbridge Square.

What I've Seen Sell Here

I've represented a lot of homes in this neighborhood over the years — which means I've had a front-row seat to how the market has moved and what buyers actually respond to when they get here.

What works in Footbridge Square is not the same as what works in Fryman Canyon Estates or Wrightwood Estates. The buyers who fall in love with this pocket are usually looking for something specific: walkability that isn't performative, proximity to the boulevard without being on it, and a neighborhood that has genuine staying power. The families who move here tend to stay.

That makes it a strong market for sellers who price strategically and a genuinely good long-term bet for buyers who are thinking about more than the current comp. For a deeper look at how Studio City pricing works across micro-neighborhoods, the Studio City Real Estate Price Guide on this site breaks it down in detail.

Why This Neighborhood Is Hard to Replicate

The short answer: the footbridge is not replicable.

There are other walkable pockets in Studio City. There are other neighborhoods with good schools and river access and a farmers market within reach. But there is only one neighborhood where a pedestrian bridge gives you direct access from a quiet residential street to the best sushi in the Valley. That physical fact — the bridge — shapes everything about how Footbridge Square feels to live in.

It's also why the name stuck. Names that come from real geography, from something actually there, tend to hold. People who have never heard me tell this story still find their way to the footbridge and understand immediately why the neighborhood is called what it's called.

That's a good sign for a name. And for a neighborhood.

If you're thinking about buying or selling in Footbridge Square or anywhere in Studio City, Debbie Pisaro is the Studio City real estate agent who named this neighborhood — and has been working it for over two decades. Reach out directly: debbie@coastline840.com · (310) 362-6429

FAQ

What is Footbridge Square in Studio City?

Footbridge Square is a micro-neighborhood in the Studio City flats, bounded by Moorpark Street to the north, the Los Angeles River to the south, Whitsett Avenue to the west, and Laurelgrove Avenue to the east. It was named by Studio City real estate agent Debbie Pisaro for the pedestrian footbridge at Laurelgrove Avenue and Valleyheart Drive.

Who is the best real estate agent in Studio City?

Debbie Pisaro is a Studio City real estate agent with 24 years of experience specializing in the flats, the hills, and architecturally significant homes throughout the area. She is the founder of Coastline 840, an independent California brokerage, and has deep expertise in Studio City's micro-neighborhoods — including naming Footbridge Square herself.

Who is the top realtor in Studio City, CA?

Debbie Pisaro (DRE #01369110) is among the most experienced Studio City realtors, having represented buyers and sellers across the neighborhood's distinct pockets — from Wrightwood Estates and Fryman Canyon to the Studio City flats — for more than two decades.

What school district serves Footbridge Square?

Homes in Footbridge Square are served by Carpenter Community Charter School, one of the most sought-after public elementary schools in the San Fernando Valley and a major driver of buyer demand in this pocket of the Studio City flats.

What is it like to live south of Moorpark Street in Studio City?

South of Moorpark Street is Studio City's flat, walkable core. Footbridge Square in particular offers direct access to the LA River Greenway Trail, Ventura Boulevard's restaurants and shops via the Laurelgrove footbridge, and Sushi Row — all within walking distance of quiet, tree-lined residential streets.

Sportsmen's Lodge: The Dirt Road, the Trout, and the Place That Defined Studio City

Sportsmen's Lodge — Studio City

Sportsmen's Lodge is a landmark site on Ventura Boulevard in Studio City, California, with origins dating to the 1880s as a natural artesian trout farm. A gathering place for Old Hollywood — Ronald Reagan and Nancy Davis held their 1952 wedding reception here — it operated as a hotel and event venue until 2019, when the event center was demolished and replaced by the Shops at Sportsmen's Lodge. In 2024 the Los Angeles City Council approved demolition of the 1960s hotel for a 520-unit residential development by Marmol Radziner, expected to complete around 2027.

Before there was a Studio City, there was a fishing hole.

A natural artesian spring at the foot of Coldwater Canyon, where Ventura Boulevard runs today, fed a series of ponds along the edge of the Los Angeles River. In the 1880s, someone had the good sense to stock them with trout. Families drove out on dirt roads from Los Angeles — this was the end of the road, a rural escape — to catch their dinner and have it cooked on the spot. For decades, that was the whole idea.

Nobody called it glamorous. A Studio City Sun history described the original site as "a ramshackle collection of huts." But it was there, and it was beloved, and what happened to it over the next century is essentially the story of Studio City itself — a neighborhood that grew up around an industry and never quite lost its sense of being somewhere between the city and somewhere wilder.

Hollywood Trout Farms to Starlet Sightings

In 1909, Los Angeles Times publisher Harry Chandler bought the property. By 1913 it was operating as the Hollywood Trout Farm, with fishing ponds, a bait-and-tackle shop, and the kind of unpretentious charm that the film industry — then exploding just over the hill — couldn't resist.

Republic Studios opened nearby. Its B-westerns made household names of John Wayne, Gene Autry, Rex Allen, and Roy Rogers. All of them became regulars at the Lodge. Signed movie posters from the cowboy era still hung on the walls of the coffee shop decades later.

By the late 1930s, as the neighborhood took the name Studio City, the Lodge was becoming something more than a fishing hole. It was renamed Trout Lakes & Lodge in the 1930s and finally Sportsmen's Lodge in 1942 — the same year a legal bar opened, which may or may not be related to the uptick in celebrity sightings that followed.

Clark Gable and Carole Lombard were regulars, driving over from their ranch in Encino. Humphrey Bogart and Lauren Bacall came. Spencer Tracy and Katharine Hepburn. Bette Davis. Tallulah Bankhead. John Wayne, who reportedly taught his children to fish at the trout ponds. The Lodge was the place where Hollywood went when it wanted to feel like it wasn't in Hollywood — a mountain chalet bar with stone fireplaces and log-beamed ceilings and moose antlers on the wall, right off Ventura Boulevard.

And then there was the wedding. Ronald Reagan and Nancy Davis held their wedding reception at Sportsmen's Lodge in 1952. If that doesn't tell you everything about what this place meant to mid-century Los Angeles, nothing will.

The Earthquake, the Swans, and the Slow Change

In 1962, a modern 190-room hotel was built adjacent to the original lodge. The trout ponds, relieved of their fishing duties, became home to a family of swans. The Lodge leaned into its reputation as the social center of the San Fernando Valley — not just a celebrity haunt but the place where Studio City held its proms, its weddings, its political fundraisers, its everything.

Then in 1971, the Sylmar earthquake diverted the natural artesian spring that had fed the ponds since the 1880s. The Los Angeles Health Department ended commercial fishing at the site. The trout that had defined the Lodge for nearly a century were gone. What remained was atmosphere, history, and a remarkably intact sense of place — waterfalls, lagoons, lily ponds, gazebos, and the original redwood trees shading the grounds.

For the next few decades the Lodge held on, trading on memory. TV shows and films shot there regularly. The Caribou Restaurant and the Muddy Moose Bar kept pouring drinks. Recording artists and their road crews stayed in the hotel. A salsa club operated there for years. One writer in the 1990s described the feeling of walking in: "It's unexpected, finding a mountain chalet bar complete with massive stone fireplace, antique wooden snow-skis, log-beamed ceilings, and moose antlers here in the midst of strip malls and suburbia. But this is Hollywood's back yard, why not enjoy a hunting lodge right off Ventura Boulevard?"

The Fight to Save It — and What Happened Instead

In 2002, the Studio City Residents Association nominated Sportsmen's Lodge for designation as a Los Angeles Historic-Cultural Monument, with support from the LA Conservancy. The Cultural Heritage Commission recommended approval. The community showed up. And in 2006, the City Council's Planning and Land Use Management Committee voted to deny the nomination — citing questions about the site's integrity and insufficient evidence to support it.

It was a decision that, in hindsight, set the trajectory for everything that followed.

The event center was demolished in 2019. In its place rose the Shops at Sportsmen's Lodge — the current retail center anchored by Erewhon and Equinox, with some of the original redwood trees preserved beneath a new outdoor deck. Sushi and ice cream, as the marketing materials cheerfully note, being Studio City's two essential food groups.

In 2024, the Los Angeles City Council voted 13-1 to approve the demolition of the 1960s hotel and its replacement with 520 apartments and 46,000 square feet of new retail — the Residences at Sportsmen's Lodge, designed by Marmol Radziner. Completion is expected around 2027. The project will be the tallest building in the area at 94 feet, which is either a new chapter or the final one depending on who you ask.

What It Means for Studio City Real Estate

The Sportsmen's Lodge story isn't just history — it's a window into how Studio City works as a real estate market right now.

The neighborhood has always been pulled between two identities: the woodsy, canyon-adjacent enclave where Old Hollywood hid its ranches and fishing holes, and the increasingly urban, increasingly expensive corridor that Ventura Boulevard has become. The Lodge was the physical embodiment of that tension for over a century. Its transformation — from dirt-road trout farm to Erewhon and Equinox to 520 apartments designed by one of LA's most respected architecture firms — is exactly the story of what's happening to the blocks around it.

What it means for buyers: Studio City south of Ventura, particularly the hillside streets near Coldwater Canyon and Fryman, remains one of the most architecturally significant and undervalued pockets in Los Angeles. The bones of this neighborhood — Schindler houses on Reklaw Drive, a Cliff May ranch in Fryman Canyon, a Taliesin Fellow's Usonian house on Canton Lane — are not going anywhere. The urban energy gathering along Ventura Boulevard tends to make hillside living more appealing, not less.

The trout are long gone. The swans are gone. The moose antlers are probably in storage somewhere. But the hills above Studio City are still exactly what they've always been — the place where people come when they want to feel like they're somewhere between the city and somewhere wilder.

Some things don't change.

👉 Explore Studio City architectural homes → 👉 The James De Long Hackett House: A Wright Legacy in Studio City → 👉 Studio City's most architecturally significant homes — interactive map →

Looking for a home in Studio City with genuine character and history? The best ones rarely hit the MLS.

debbie@coastline840.com · (310) 362-6429

The most expensive homes sold in Beverly Hills in 2025

Beverly Hills · Luxury market

The most expensive homes sold in Beverly Hills in 2025

The two sales that defined the 90210 market, what actually drove the prices, and the tax line that quietly splits one ZIP code into two very different markets.

Debbie PisaroCoastline 840 · DRE #01369110
Updated February 2026
Market analysis9 min read

The headline number in Beverly Hills in 2025 was 63.1 million dollars, paid in June for a 30,500 square foot estate in the gated community of Beverly Park. The second number was 60 million dollars, paid in April for a 1930s estate in the Beverly Hills flats once leased by Jennifer Lopez and Ben Affleck. Two sales, three months apart, both closing under their asking prices, and both telling the same story about where the top of the Beverly Hills market actually sits.

That story is quieter than the one the national headlines told. The biggest Los Angeles trades of 2025 ran to 110 million dollars, but those homes were in Holmby Hills and Bel-Air, not in Beverly Hills. The distinction matters more than it looks, and not only for bragging rights. It changes how a seller is taxed, how a buyer should underwrite an offer, and which comparable sales an appraiser is allowed to use.

Debbie Pisaro tracks these closings the way she tracks the architectural homes she sells across Los Angeles, by reading the records rather than the press releases. What follows is the verified Beverly Hills sales record for 2025, the context behind each price, and the one tax line every owner of a high end 90210 home should understand before listing.

The record

What were the most expensive homes sold in Beverly Hills in 2025?

The two priciest closed sales recorded at a Beverly Hills 90210 address in 2025 were 71 Beverly Park, which sold for 63.1 million dollars in June, and 1028 Ridgedale Drive, which sold for 60 million dollars in April. Both were trophy estates of more than fourteen thousand square feet, both closed below their original asking prices, and both were brokered off a small roster of luxury specialists who handle nearly every nine figure and high eight figure deal on the Westside. Debbie Pisaro of Coastline 840, a Los Angeles luxury real estate agent who holds California DRE #01369110, notes that neither sale set a Beverly Hills record. They reset expectations instead, confirming that the city's true ceiling in 2025 sat in the low sixties, while the headline grabbing nine figure trades happened just outside its borders in Bel-Air and Holmby Hills.

71 Beverly Park: 63.1 million dollars

The year's top sale closed on June 20, 2025. The buyers were Paris Hilton and Carter Reum, who acquired the estate after losing their Malibu home in the January 2025 Palisades fire, part of a wave of fire displaced buyers that drove much of the Westside's luxury volume through the year. The 30,500 square foot house was designed by Richard Landry and sits on a 6.2 acre lot inside Beverly Park, the guard gated community above Beverly Hills. It carries twelve bedrooms, twenty bathrooms, a five hole golf course, a resort pool, a screening room, and a two story library. The price worked out to roughly 2,069 dollars per square foot.

The seller was a firm tied to the family of Chinese medical device billionaire Xu Hang, represented by Ginger and Alexandra Glass of Compass. The home was originally built by Mark Wahlberg around 2014, and Wahlberg's own exit from the property is the most instructive part of its history. In February 2023 he sold it for 55 million dollars, after listing at 87.5 million and cutting hard to close before the Los Angeles mansion tax took effect that April. That detail is the whole reason the tax line later in this post matters.

1028 Ridgedale Drive: 60 million dollars

The second largest sale closed on April 28, 2025, and held the title of the year's priciest Beverly Hills deal for two months until Beverly Park overtook it. The seller was Australian billionaire James Packer, former chair of Crown Resorts, who let the estate go for 60 million dollars after originally asking 85 million in 2023. Built in 1930 in a traditional style, the home runs about 14,579 square feet across three stories on a 1.87 acre lot, with twelve bedrooms and eighteen bathrooms. Danny DeVito and Rhea Perlman owned it for two decades before selling in 2015 for 26.6 million dollars, and Jennifer Lopez and Ben Affleck leased it during their marriage.

Kurt Rappaport of Westside Estate Agency and Drew Fenton of Carolwood Estates represented Packer. Rappaport also represented the buyer, who closed through an undisclosed entity. Unlike Beverly Park, 1028 Ridgedale Drive sits in the flats of the actual City of Beverly Hills, which is the detail that separates the two halves of this market.

Beverly Hills 90210, the 2025 record at a glance
$63.1M
Top sale of the year
71 Beverly Park, closed June 2025. A 30,500 square foot Richard Landry estate on 6.2 acres.
$60M
Second highest sale
1028 Ridgedale Drive, closed April 2025. Down from a 2023 ask of 85 million dollars.
$2,069
Top sale price per square foot
71 Beverly Park sold about 7 percent under its 68 million dollar list price after 91 days.
$110M
The larger LA trades, just outside the city
594 S Mapleton in Holmby Hills and 630 Nimes Road in Bel-Air. Neither is in Beverly Hills.
The tax line

Why one ZIP code is really two markets

The 90210 ZIP code is shared by two different governments, and the line between them is worth millions at the closing table. The flats and Trousdale Estates sit inside the incorporated City of Beverly Hills. Beverly Park, Beverly Crest, and the hills running toward Bel-Air carry Beverly Hills mailing addresses but lie inside the City of Los Angeles. That boundary decides whether a seller pays the Los Angeles mansion tax, the same tax that reaches City of Los Angeles neighborhoods far from the Westside, including Eastside areas like Los Feliz.

Measure ULA, the transfer tax Los Angeles voters approved in 2022 and put into effect on April 1, 2023, charges 4 percent on property sales above roughly 5 million dollars and 5.5 percent on sales above roughly 10 million dollars, with the thresholds adjusted annually for inflation. It applies only to real estate sold inside the City of Los Angeles. The City of Beverly Hills is a separate municipality and is not subject to it, a point confirmed by the Los Angeles Office of Finance and by every transactional attorney working the Westside.

Run the two 2025 leaders through that filter and the gap is stark. 1028 Ridgedale Drive sits in the City of Beverly Hills flats, so its 60 million dollar sale carried no ULA tax at all, only the standard county documentary transfer tax. 71 Beverly Park, despite its Beverly Hills address, sits in the City of Los Angeles, so its 63.1 million dollar sale fell squarely inside ULA territory, where the 5.5 percent rate represents several million dollars. Mark Wahlberg understood this in 2023, which is exactly why he slashed his price to close that same house before April 1. The tax did not change the address. It changed the math.

In Beverly Hills the boundary you cannot see on a map is the one that decides what a seller actually keeps.

For a seller, the practical takeaway is that two estates one street apart can net very different proceeds on the same headline price. For a buyer, the same boundary affects what an appraiser will treat as comparable, since a City of Los Angeles trophy home and a City of Beverly Hills trophy home are not perfect comps even when they share a ZIP. Debbie Pisaro models this line for every high end Beverly Hills client before a property is priced, because the difference is not academic. On a 12 million dollar Los Angeles sale, ULA alone is roughly 660,000 dollars.

The trajectory

How 2025 compared to the year before

The 2025 ceiling of 63.1 million dollars marked a clear step up from 2024, when no on market Beverly Hills sale crossed 40 million. The top recorded Beverly Hills trade of 2024 was 1006 North Roxbury Drive, a home of more than 20,000 square feet that sold for 37.1 million dollars in June. It was followed in December by 619 North Arden Drive, a Spanish style residence from the 1920s with seven bedrooms and twelve bathrooms that closed at 35 million dollars, sold by a trust tied to producer David Zander and previously listed by film director Todd Phillips at 34.5 million in 2021. Days later, 984 North Alpine Drive sold for 33 million dollars to Sue Gross, former wife of PIMCO co-founder Bill Gross, the third largest Beverly Hills deal of that year.

The lesson in those numbers is that the Beverly Hills market did not run away in 2025 so much as it firmed at the very top while the headline grabbing nine figure sales clustered in neighboring Bel-Air and Holmby Hills. Spelling Manor, the 110 million dollar sale often misfiled as Beverly Hills in 2025, is in Bel-Air. So is 630 Nimes Road, another 110 million dollar trade. Debbie Pisaro treats this geography carefully, because the difference between a Beverly Hills comp and a Bel-Air comp is the difference between an offer that pencils and one that does not.

Working the top of the market

What this means for buyers and sellers at the top of Beverly Hills

For sellers, the 2025 record carries a consistent signal. Both leaders closed below ask, 71 Beverly Park by about 7 percent and 1028 Ridgedale Drive by nearly 30 percent off its peak 2023 number. Ultra luxury Beverly Hills inventory still moves, but it moves at a negotiated price and often after months on the market. Debbie Pisaro prices these homes against verified closed comps rather than aspirational list prices, and she models the Measure ULA exposure before a number goes public, so a seller knows the net, not just the gross, from day one.

For buyers, the same record argues for independent representation. At this tier the listing agents are a small, repeat group, and a buyer working without a dedicated advocate is negotiating against people who do these deals weekly. Debbie Pisaro represents buyers across Beverly Hills, the surrounding Westside, and the architectural pockets of the Los Angeles Eastside, underwriting each offer against the tax boundary, the true comparable set, and the seller's actual motivation rather than the marketing narrative.

The next benchmarks for the city are likely to come from its new branded residences rather than its resale estates. Debbie Pisaro follows that segment closely, including projects like Aman Beverly Hills and One Beverly Hills, in her ongoing coverage of California branded residences. For buyers weighing those towers, Debbie Pisaro keeps a detailed guide to the Aman Beverly Hills residences on Coastline 840, where developer pricing and resale value diverge in ways an unrepresented buyer rarely sees coming.

Seller's note from Debbie Pisaro

Before you list a high end Beverly Hills home, confirm which city it is actually in. The answer decides whether the Los Angeles mansion tax touches your sale, and on a trophy estate that single fact can move your net by millions.

Questions buyers and sellers ask

Beverly Hills luxury sales, frequently asked

What was the most expensive home sold in Beverly Hills in 2025?

The most expensive home sold at a Beverly Hills 90210 address in 2025 was 71 Beverly Park, which closed on June 20, 2025 for 63.1 million dollars. The 30,500 square foot Richard Landry estate was bought by Paris Hilton and Carter Reum and had previously been built and owned by Mark Wahlberg.

How much did 1028 Ridgedale Drive sell for?

1028 Ridgedale Drive sold for 60 million dollars on April 28, 2025, down from an original 2023 asking price of 85 million dollars. The 1930 traditional estate was sold by Australian billionaire James Packer and had been owned earlier by Danny DeVito and Rhea Perlman.

Does Beverly Hills have a mansion tax like Los Angeles?

No. The City of Beverly Hills is a separate municipality and is not subject to Measure ULA, the Los Angeles transfer tax that charges 4 percent on sales above about 5 million dollars and 5.5 percent above about 10 million dollars. Beverly Hills sellers pay only the standard county transfer tax. The exception is that Beverly Park, Beverly Crest, and other hillside areas with Beverly Hills addresses are inside the City of Los Angeles and do pay Measure ULA.

Why do some Beverly Hills homes pay the LA mansion tax and others do not?

Because the 90210 ZIP code is split between two cities. The flats and Trousdale Estates lie inside the incorporated City of Beverly Hills and are exempt from Measure ULA. Beverly Park, Beverly Crest, and the canyons toward Bel-Air carry Beverly Hills mailing addresses but sit inside the City of Los Angeles, where the mansion tax applies. Debbie Pisaro verifies the actual jurisdiction for every high end listing before pricing it.

Were there any 100 million dollar home sales in Beverly Hills in 2025?

Not within the City of Beverly Hills. The two 110 million dollar Los Angeles sales of 2025, 594 South Mapleton Drive and 630 Nimes Road, were in Holmby Hills and Bel-Air respectively. The top sale at a Beverly Hills address was 71 Beverly Park at 63.1 million dollars.

What price counts as ultra luxury in Beverly Hills?

In 2025 the top tier of the Beverly Hills market began around 30 million dollars, with trophy estates in Beverly Park and the prime flats closing between 33 and 63 million dollars. Sales above 50 million dollars remained rare and were concentrated in a handful of guard gated and flats addresses.

How long do ultra luxury Beverly Hills homes take to sell?

Longer than the broader market and usually below asking. 71 Beverly Park spent 91 days on the market and closed about 7 percent under its list price, while 1028 Ridgedale Drive sold for nearly 30 percent below its peak 2023 ask. Trophy estates at this level are negotiated transactions, not quick sales, which is why pricing against verified comps matters.

Who is the best real estate agent for luxury homes in Beverly Hills?

Debbie Pisaro of Coastline 840, California DRE #01369110, represents buyers and sellers of luxury and architectural homes across Beverly Hills, the Westside, and the Los Angeles Eastside. With 24 years of California experience, she prices against verified closed comps, models Measure ULA exposure before listing, and gives buyers independent representation against the small group of agents who handle most high end Beverly Hills deals.

Will branded residences set the next Beverly Hills record?

Likely yes. New branded residence projects such as Aman Beverly Hills and One Beverly Hills are positioned to set per square foot benchmarks well above the resale market. Debbie Pisaro covers this segment in her California branded residences collection, where developer pricing and eventual resale value often diverge in ways that reward represented buyers.

Buying or selling at the top of Beverly Hills
Know the net, not just the number

Debbie Pisaro models the tax line, the true comparable set, and the real motivation behind every high end Beverly Hills deal. Have her run your home or your offer before anyone names a price.

Talk with Debbie Pisaro

About the author. Debbie Pisaro is a California luxury real estate agent and the founder of Coastline 840, an independent brokerage affiliated with Side, Inc., specializing in architectural, historic, and design forward homes across Beverly Hills, the Westside, and the Los Angeles Eastside. California DRE #01369110. Reach Debbie Pisaro at debbie@coastline840.com or (310) 362-6429.

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Architectural homes. Local knowledge. California always.

942 Alpine Drive Beverly Hills CA 90210 — $60,000,000 (April 2025)

  • Closed: $60M | Asking: $85M

  • Square Feet / Lot: 24,325 sq ft | 1.2 flat acres

  • Why it sold high: Ultra-private estate with canyon + city views.

  • Notables: Long considered one of LA’s most exclusive communities.

  • Read the full story on The Rob report

Beverly Hills Luxury Sales — FAQ (2025)

Q: What price qualifies as a “most expensive” home in Beverly Hills?
A: In 2025, the very top tier begins around $30M, with trophy estates and gated community homes closing well above $50M.

Q: Which neighborhoods set the highest records in Beverly Hills?
A: Beverly Park, Trousdale Estates, and the Flats remain the top record-setting areas, with Aman/One Beverly Hills expected to drive new benchmarks.

Q: How quickly do ultra-luxury homes in Beverly Hills sell?
A: While many trophy homes spend months on the market, turnkey properties in prime locations can sell in under 60 days when priced correctly.

Q: Do branded residences like Aman Beverly Hills affect nearby prices?
A: Yes. Branded projects often create a “halo effect,” boosting demand and pricing for neighboring luxury properties.

2024 Top Sales (Archive)

  • 619 N Arden Dr Beverly Hills CA 90210 - sold off market in December 2024 for $35 million. 7 beds, 12 baths, 7000 square feet and built in 1928.

  • 617 N Arden Drive also sold for 35 million at the same time. Someone has bought both properties next door to each other to create a mega mansion. Here’s a link to an article about the sale.

Beverly Hills has always been the pinnacle of luxury real estate, drawing in the ultra-wealthy from around the world. In 2024, the market has once again demonstrated its unparalleled ability to set new standards of extravagance and exclusivity. From sprawling estates with Old Hollywood charm to cutting-edge architectural marvels, the sales this year have been nothing short of remarkable. Let’s take a closer look at the top five most expensive homes sold in Beverly Hills in 2024 so far.

1. The Alpine Mansion – Sold for $125 Million

Perched on Alpine Drive, one of the most prestigious streets in Beverly Hills, this estate takes the top spot for the highest sale in 2024. Spanning over 40,000 square feet, this mansion is the epitome of grandeur and modern luxury. Designed by the famed architect Richard Landry, the estate blends contemporary sophistication with classical European influences, featuring expansive indoor and outdoor living spaces fit for royalty.

Standout Features:

  • 12 bedrooms and 18 bathrooms

  • A resort-style pool and cabana

  • A full-scale spa with a sauna and steam room

  • Home theater, wine cellar, and a gym

  • 2-acre private, landscaped gardens, with walking trails offering complete seclusion

This estate isn’t just about space—it’s a statement of elegance, a true entertainer's dream with opulence in every detail. It’s no wonder it topped the charts at $125 million.

2. The Beverly Park Compound – Sold for $115 Million

In North Beverly Park, where privacy and grandeur reign supreme, this sprawling compound took the second spot for 2024. The gated community of Beverly Park is known for housing some of the wealthiest and most private residents in Los Angeles, and this estate exemplifies why. With over 10 bedrooms and 15 bathrooms spread across multiple structures, this compound is a palatial retreat.

Key Highlights:

  • A professional-grade tennis court and indoor sports complex

  • Full-size movie theater and bowling alley

  • 360-degree views of the city and the Santa Monica Mountains

  • Guesthouse and staff quarters, making it ideal for those who require privacy for both themselves and their guests

This estate is not just a home; it’s practically a private resort, built for entertaining on a grand scale and ensuring every comfort is available at any time.

3. The Trousdale Modern Masterpiece – Sold for $98 Million

Trousdale Estates has become synonymous with sleek, modern design, and this contemporary marvel is no exception. Built into the hillside, this glass-walled mansion offers unparalleled views of the city, from downtown Los Angeles to the Pacific Ocean. This sale, closing at just under $100 million, has made waves for its minimalist yet breathtaking design.

Notable Features:

  • Floor-to-ceiling glass walls that retract to open the entire house to the outdoors

  • Infinity pool with panoramic views of the city, ocean, and sunset

  • State-of-the-art kitchen with the finest appliances and materials

  • Master suite that includes its own private deck and outdoor fire pit

  • Smart home technology integrated throughout

This home embodies the best of Trousdale’s reputation for sleek, modern elegance, making it one of the most coveted properties on the market this year.

4. The Sunset Boulevard Estate – Sold for $90 Million

Old Hollywood glamour is alive and well in this historic estate located just off Sunset Boulevard. Once home to a famous movie mogul, the estate has been lovingly restored and updated while preserving its original 1920s charm. The perfect blend of historic and modern, this property brings together the best of both worlds for the discerning buyer.

Highlights of the Estate:

  • Restored 1920s architecture with original features like hand-carved woodwork and intricate moldings

  • Sweeping staircases, chandeliers, and luxurious formal entertaining spaces

  • A private guesthouse with its own kitchen and living quarters

  • Outdoor pool area surrounded by artfully manicured gardens

  • Hollywood-style screening room with original design elements

This home doesn’t just offer luxury—it tells a story. And with a price tag of $90 million, it’s clear that some buyers are still captivated by the allure of Old Hollywood.

5. The Hillcrest Road French Chateau – Sold for $85 Million

This French-inspired chateau located on Hillcrest Road may be the fifth most expensive sale of 2024, but it’s no less extraordinary. Sitting behind gates and lush landscaping, this 15,000-square-foot estate is the height of European luxury, right in the middle of Beverly Hills.

Features Include:

  • Formal gardens designed in the French tradition, with fountains and marble statues

  • A grand ballroom, perfect for lavish parties and events

  • A gourmet kitchen with custom cabinetry, imported marble, and state-of-the-art appliances

  • A private spa with an indoor pool, sauna, and steam room

  • A detached guesthouse for ultimate privacy and convenience

The French Chateau is a reminder that timeless, classic elegance will always hold value, and in Beverly Hills, it remains one of the most desired styles among luxury buyers.

A Reflection on Beverly Hills Real Estate in 2024

As these extraordinary sales show, Beverly Hills continues to lead the luxury real estate market, offering some of the most sought-after homes in the world. With properties ranging from ultra-modern masterpieces to historic estates filled with character, this exclusive neighborhood attracts a diverse set of buyers—whether they seek privacy, entertainment, or simply the best life has to offer. While prices might fluctuate, the allure of Beverly Hills remains timeless, and 2024 has only further solidified its status as the epicenter of luxury living.

If you own a home in Studio City and are considering a move in 2025, here’s my full guide to selling in one of LA’s most competitive and design-driven micro-markets.

Link full guide to selling to selling in Studio City →

Studio City Farmers Market Guide: What to Buy, Where to Park, and How to Make a Morning of It

If you want to understand a neighborhood, go to its farmers market.

The Studio City Farmers Market on Ventura Place is one of those “this is why people move here” spots—part grocery run, part social hour, part Sunday ritual. Open every Sunday from 8 a.m. to 1 p.m., year-round, it stretches along Ventura Place between Laurel Canyon Boulevard and Radford Avenue.

Here’s how to do it like a local: what to buy, where to park, and how to make a full Studio City morning out of it.

Where It Is and When to Go

  • Location: Ventura Place between Laurel Canyon Blvd and Radford Ave, Studio City, CA 91604

  • Hours: Sundays, 8 a.m. – 1 p.m., rain or shine

  • Who runs it: A non-profit market jointly created by the Studio City Residents Association and Studio City Chamber of Commerce Foundation

Pro tip on timing:

  • 8–9 a.m.: Best for serious shoppers and introverts—easy to move around, more parking.

  • 10–11:30 a.m.: Peak social hour, live energy, kids everywhere.

  • 12–1 p.m.: Quieter again, but some items may be sold out.

Where to Park (and How to Avoid Circling Forever)

You have a few options:

  • CBS / Radford parking garage: Often used by market visitors—look for signage near Radford.

  • Chase Bank parking lot area: Some guides mention this as overflow/shared parking during market hours.

  • Street parking: Surrounding streets offer metered and unmetered spots—check signs carefully.

If you’re coming with kids and gear, it’s worth doing one loop past Ventura Place to see what’s available nearby, then defaulting to the Radford/CBS structure if it looks busy.

What to Buy: The Short List

The market is known for being more than just produce—you’ll find fresh foods, hot meals, and local artisans.

A few categories to prioritize:

1. Produce and Pantry Staples

  • Seasonal fruit and vegetables from local farms

  • Great citrus, berries, and stone fruit in season

  • Eggs, honey, olive oil, and breads you’ll use all week

This is the part that turns the Studio City Farmers Market into your Sunday meal-planning hack: shop once, cook smarter all week.

2. Ready-to-Eat Breakfast (and Take-Home Lunch)

Many vendors offer hot food that doubles as breakfast-on-the-spot and lunch-to-go:

  • Crepes, tamales, sausages, and breakfast-y plates

  • Fresh juices and coffee

  • Baked goods you can “accidentally” buy too many of

More than one local has built a Sunday routine of breakfast at the market, lunch in the bag, and a very relaxed afternoon.

3. Specialty and Treat Vendors

Depending on the week, you’ll find:

  • Small-batch soups, pickles, and condiments

  • Fresh pasta, cheeses, and sometimes prepared mains

  • Handmade goods and gifts (great for last-minute hostess gifts)

If you’re new to Studio City or just moved into the neighborhood, this is also a low-pressure way to discover local vendors and small businesses you’ll see again around town.

Kid-Friendly (But Not Dog-Friendly) Tips

A few important details if you’re bringing little ones:

  • The market is very kid-friendly, with pony rides, a petting zoo, train rides, and bouncy slides on the adjacent lawn—excellent bargaining chips if you’re hoping for a meltdown-free produce run.

  • Pets are not allowed inside the official market area, but there is often free pet-sitting through Petopia on the nearby lawn, so you can still bring your dog for the outing without taking them through the stalls.

If you’re testing whether Studio City is a good fit for your family, a Sunday at the market is a pretty clear snapshot of the neighborhood’s kid energy and community feel.

How to Make a Morning of It

Here’s a simple Studio City Sunday flow you can steal:

  1. Get there by 9 a.m.
    Easier parking, cooler temps, and shorter lines at your favorite breakfast stall.

  2. Do a slow “scout lap” first
    Walk the full length of Ventura Place before buying anything. Note which stands you want to come back to—that way you don’t fill your bags in the first 50 feet.

  3. Breakfast + bench time
    Grab breakfast from one of the hot food vendors, then sit on the adjacent lawn or at a table to people-watch. This is where you really see the blend of Studio City families, creatives, and long-time locals.

  4. Serious shopping second
    Hit produce, proteins, and pantry items after you’ve eaten. Think in meals:

    • One easy pasta or grain bowl

    • One sheet-pan or grill dinner

    • One “fancy” mid-week meal you’re actually excited to cook

  5. Walk Ventura or nearby streets after
    If you’re getting to know the neighborhood, stroll down Ventura Boulevard or drift into one of the nearby residential pockets for a bit of house-spotting before you head home.

Why the Studio City Farmers Market Matters If You’re House-Hunting

When I’m working with buyers who are thinking about Studio City, I almost always suggest a Sunday at the market:

  • You see how walkable the area feels once you’re out of the car

  • You get a sense of who lives here—families, singles, dog people, creatives, studio folks

  • You start to picture yourself in a Studio City Sunday rhythm: coffee, market, walk, home

Real estate is always about more than the house. It’s about your routines.

Thinking About Buying or Selling in Studio City?

Whether you’re dreaming of a Studio City home you can walk to the farmers market from, or you’re ready to sell and want to highlight how close you are to Ventura Place and everything around it, I’m happy to help you think through your options.

We can start with a Sunday at the market and see where the conversation goes.

Keep Reading About Studio City

-Thinking of Buying or Selling in Studio City? Here's What to Know

-A Perfect Sunday in Studio City

-What You Can Buy in Studio City: A Look at Homes from $1M to $3M+]

-Top Private Schools Near Studio City: A Local Parent’s Guide

-If you’re thinking of selling in Studio City, don’t miss this

For everything you need to know about buying or selling in Studio City, visit the Studio City Real Estate Guide.

Case Study: How We Sold a Design-Forward Studio City Mid-Century View Home in 10 Days

When people search for a Studio City real estate agent to help them sell a design-forward home, what they really want is someone who understands both the architecture and the numbers. This case study walks through how we sold a Studio City mid-century view home in just ten days—without turning our clients’ lives upside down.

If you’ve been wondering how to sell a mid-century home in Studio City without moving into a hotel or doing a full gut remodel, this is exactly the kind of strategy you can use.

The Sellers and Their Next Chapter

My clients were a creative couple who had spent years lovingly updating their Studio City hillside home. Think:

  • Original mid-century bones with warm wood, clerestory windows, and a classic fireplace

  • Thoughtful updates in the kitchen and baths

  • An easy indoor–outdoor flow that made the most of the views

They weren’t “flippers.” They were stewards. And now, a new job opportunity was pulling them to the East Coast on a clear timeline.

Their priorities were simple and very Studio City:

  • Maximize the sale price of a one-of-a-kind Studio City view home

  • Protect their time and privacy during the process

  • Keep stress to a minimum so they could actually plan their move

They needed a design-focused Studio City real estate agent who could act as their advocate and run point with stagers, vendors, lender, and escrow.

The Challenge: A Special Home in a Competitive Studio City Market

The property sat in the hills above Studio City—close enough to everything, high enough for real views. It was the kind of house buyers describe when they say:

“We want a mid-century with character, light, and views… but also a nice kitchen.”

The challenge?

  • Studio City buyers are savvy and see a lot of homes.

  • Inventory for truly special mid-century homes is limited, which can create both opportunity and pressure.

  • Our timeline was tight: we needed a strong result without a long on-market story.

We had to position the property as a design-forward Studio City view home worth competing for—and make sure the process felt manageable for the sellers.

Strategy: Lead With Design, Back It Up With Data

1. Treat It Like an Architectural Listing

Instead of marketing the home as “just another three-bedroom,” we framed it as a Studio City mid-century modern home with:

  • Original architectural details

  • A layout that actually works for how people live now

  • Outdoor spaces that extend the living room, not just a patch of grass

We planned photos, copy, and staging to highlight the architecture first, then the upgrades.

2. Price for Momentum, Not Regret

Because mid-century homes in Studio City hills don’t all look the same, we couldn’t just run an average price-per-square-foot and call it a day. I:

  • Pulled comps for architectural and mid-century homes in Studio City, not just any 3-bed sale

  • Factored in the views, updates, and lot position

  • Checked in with a trusted lender partner to understand where likely buyers would be most comfortable from a monthly-payment perspective

The goal was to land on a price that:

  • Looked compelling in search results

  • Left room for buyers to compete

  • Felt solid enough that my sellers wouldn’t wake up the next morning thinking, “We underpriced that.”

3. Build the Right Team Around the Sellers

I also put together a small, experienced team so my clients didn’t have to play project manager:

  • A stager who understands mid-century lines and knows how to edit, not erase

  • A lender contact who could move quickly when offers came in and call the listing agent to vouch for qualified buyers

  • A solid escrow officer used to handling hillside and older home issues

The through-line: my job as a Studio City real estate agent is not just to put a sign in the yard—it’s to coordinate a team that protects the client’s time, money, and nervous system.

Preparing the Home: Light Touch, Big Impact

Because the house was already quite beautiful, we focused on high-impact, low-drama adjustments:

  • Simplified and edited furniture to let the architecture breathe

  • Dialed in lighting and small styling details that photograph well

  • Knocked out a short, realistic repair list rather than opening a massive renovation loop

I walked the house with the stager and my clients and created a simple, prioritized checklist:

  1. Must-do items that support value (touch-up paint, small repairs, curb appeal)

  2. Nice-to-do if time allows

  3. Things we deliberately didn’t do, so the sellers didn’t burn out before day one

This approach allowed us to bring a polished Studio City view home to market without asking the sellers to disappear for weeks.

Marketing the Home: Showcasing Studio City Design

When we launched, everything was built to speak directly to the right buyers—design-conscious Studio City shoppers who value architecture and views.

Listing photos and copy emphasized:

  • The mid-century lines and original details

  • How the main living spaces connect to decks and outdoor areas

  • The “everyday luxury” of natural light and a calm, elevated setting

We didn’t oversell. We told the truth in a way that was compelling, design-forward, and respectful of what the sellers had created.

Behind the scenes, I made sure:

  • The lender partner was fully briefed and ready to respond quickly

  • The escrow officer had a heads-up about anything quirky in title or past permits

  • Buyer agents knew they could call me directly for information, instead of peppering the sellers with questions

Negotiation: Multiple Offers and Clear Advocacy

Within 10 days, we had multiple offers—two above asking.

This is where the role of a Studio City real estate agent who knows the architecture and the market becomes crucial. Price is only one part of the story.

We looked at:

  • Strength of financing and verification from the lender

  • Contingency timelines and how realistic they were

  • Buyer flexibility on close date and possible rent-back

  • The overall likelihood of a smooth escrow vs. constant renegotiation

I advocated hard for my clients by:

  • Negotiating a strong price that reflected the home’s architectural value and Studio City location

  • Securing an as-is sale with a capped repair credit, so we weren’t reopening negotiations over minor items later

  • Building in a short rent-back period, which gave the sellers breathing room between this sale and their East Coast purchase

Escrow: Protecting the Deal (and the Clients)

Once we opened escrow, things moved quickly—but not blindly.

  • The lender and I stayed in close contact to stay ahead of any underwriting questions.

  • When the appraiser had follow-up questions about value, I provided targeted comps for Studio City mid-century view homes rather than generic sales.

  • The escrow officer helped us navigate the usual hillside-home paperwork calmly and efficiently.

Whenever something came up, my clients heard from me in plain language:

  • Here’s what’s happening

  • Here’s what I’ve already done

  • Here’s what I recommend next

They didn’t have to chase down answers, argue with vendors, or spend hours on the phone with strangers. That’s what an advocate is for.

The Outcome

  • Time on market: 10 days

  • Interest: Strong showings and multiple offers

  • Final price: Above asking, with favorable terms

  • Repairs: Capped credit; no endless renegotiation

  • Client experience: A smooth, professional exit from a beloved Studio City home and a clear path to their next chapter on the East Coast

For search and for real humans, this is a clear example of how to sell a house in Studio City when it’s not just any house—it’s a design-forward, mid-century view home.

Takeaways for Studio City Homeowners Thinking About Selling

If you own a mid-century or architectural home in Studio City, a few lessons from this case study:

  • You don’t need to “flip” your house to get a strong result. You need targeted prep and smart staging.

  • Pricing isn’t just about square footage—it’s about architecture, views, and how your home lives day to day.

  • The right team (agent, stager, lender, escrow) can protect your time and stress level while still pushing for top dollar.

  • Working with a design-focused Studio City real estate agent who understands both homes and humans can make the difference between “we survived that” and “we’re so glad we did it this way.”

Thinking About Selling Your Studio City Home?

If you’re considering a next chapter in Studio City and you’d like to talk through what selling your home could look like—whether it’s a mid-century view home, a character-filled ranch, or something in between—I’m happy to walk through your options.

No pressure, no hard sell—just a clear-eyed look at your home, your timeline, and what’s possible.

Keep Reading About Studio City

-Thinking of Buying or Selling in Studio City? Here's What to Know

-A Perfect Sunday in Studio City

-What You Can Buy in Studio City: A Look at Homes from $1M to $3M+]

-Top Private Schools Near Studio City: A Local Parent’s Guide

-If you’re thinking of selling in Studio City, don’t miss this

Ready to sell your Studio City home? Start with the Studio City Real Estate Guide or go straight to selling your Studio City home.