Living in Cheviot Hills, Beverly Hills, California
Additionally, A tree-lined residential enclave within Beverly Hills defined by excellent schools, strong family presence, and genuine prosperity.
About Cheviot Hills in Beverly Hills
Cheviot Hills represents one of Beverly Hills' most desirable residential neighborhoods, built on a foundation of excellent public schools, high educational attainment, and established family life. The community is dominated by single-family homes on tree-lined streets, with a median household income of $200,574 and home values averaging $1.98 million. Here, 82% of properties are owner-occupied, 66% of households are married, and 34% include children, making this a place where long-term residents plant roots rather than chase trends.
Real Estate Market in Cheviot Hills
| Median home price | $1.98M |
|---|---|
| Year over year change | stable |
| Price per sq ft | $950 to $1,100 |
| Median rent | $2,644 |
| Typical days on market | 25 to 40 days |
| Buyer competition | Moderate |
| Walk Score | 22 |
| Transit Score | 44 |
| Bike Score | 27 |
Additionally, cheviot Hills commands premium pricing reflective of Beverly Hills' prestige and the neighborhood's school reputation. Homes here move steadily in a market where inventory rarely sits long.
Additionally, multiple offers remain common for well-maintained homes with updated systems and school proximity. Buyers should expect to compete on terms beyond price alone, particularly in spring and early summer months when inventory peaks.
Who Thrives in Cheviot Hills
Entry prices in Cheviot Hills exceed $1.5 million, placing it beyond reach for most first-time buyers unless family assistance or substantial savings are available.
Additionally, the neighborhood is purpose-built for families with school-age children, offering top-rated public schools like Overland Avenue Elementary (86.5 rating) and a community where 66% of households are married couples.
Additionally, rental demand remains robust given proximity to major employment centers, with median rents of $2,644 supporting solid cash-on-cash returns for qualified investors.
Additionally, with 33% of residents working from home, the neighborhood supports flexible work arrangements, though car dependency requires careful location scouting within Cheviot Hills.
Additionally, median resident age is 46.9 years, and the neighborhood offers established infrastructure, healthcare access, and a stable community ideal for later-stage homeowners.
Property Types in Cheviot Hills
The dominant property type, typically 4 to 6 bedrooms built between 1950 and 1980 on lots of 0.25 to 0.5 acres.
Additionally, smaller-scale attached units appealing to downsizers and investors seeking lower entry prices within Beverly Hills.
Teardowns and extensive renovations attract luxury buyers seeking modern amenities while preserving neighborhood prestige.
Living in Cheviot Hills, Beverly Hills
Daily life in Cheviot Hills revolves around car-based errands and school calendars. Residents shop at nearby Vons, Ralphs, and Trader Joe's; grab coffee at Aroma Cafe or Starbucks; and dine at established spots like John O'Groats and The Stalking Horse. The Cheviot Hills Recreation Center anchors community activity, while Irving Schachter Park and Palms Park provide green space for weekend outings. This is a neighborhood where neighbors often know one another across generations, and school events, synagogue participation, and country club memberships structure the social calendar.
- John O'Groats · 16 min walk
- KFC · 16 min walk
- Rancho Park Liqours · 16 min walk
- Marty's · 17 min walk
- The Stalking Horse · 17 min walk
- Food · 18 min walk
- Aroma Cafe · 19 min walk
- Starbucks · 20 min walk
- Good Day Thai Kitchen · 21 min walk
- Starbucks · 21 min walk
- Cheviot Hills Recreation Center · 9 min walk
- Irving Schachter Park · 16 min walk
- Palms Park · 17 min walk
- Ludivine Paris · 16 min walk
- Vons · 22 min walk
- Ralphs · 24 min walk
- Trader Joe's · 25 min walk
- Daniel's Bagels · 26 min walk
- Joan & Ephraim Sales Community Center · 15 min walk
- Bishoy's Gym · 16 min walk
- Private Fitness Traning · 16 min walk
- Rosalind Wyman Recreation Center · 18 min walk
- Riddick Youth Center · 18 min walk
- Chevoit · 7 min walk
- Raymond Kabbaz Theatre · 15 min walk
- Pico Playhouse · 16 min walk
- William Fox Theater 23 · 22 min walk
- Little Theater 2 · 22 min walk
Annual events: Beverly Hills Library events, Cheviot Hills Recreation Center programming, neighborhood street fairs, school fundraisers
Schools Near Cheviot Hills, Beverly Hills
Additionally, school quality is the primary driver of home values and buyer decisions in Cheviot Hills. Overland Avenue Elementary (86.5 rating, KG-5) consistently ranks among Los Angeles' top public elementary schools, with strong test scores and active parent engagement.
Elementary Schools
School Score 86.5 with 85% math and 88% reading proficiency
Proximitii 2026School Score 81.5 with 82% math and 81% reading proficiency
Proximitii 2026School Score 77 with 76% math and 78% reading proficiency
Proximitii 2026School Score 68.5 with 66% math and 71% reading proficiency
Proximitii 2026Middle Schools
School Score 56.5 with 49% math and 64% reading proficiency
Proximitii 2026School Score 42 with 37% math and 47% reading proficiency
Proximitii 2026High Schools
School Score 64.5 with 61% math and 68% reading proficiency
Proximitii 2026School Score 40.5 with 22% math and 59% reading proficiency
Proximitii 2026School Score 20 with 20% math and 20% reading proficiency
Proximitii 2026Private Schools Nearby
- St Timothy School (PK-8) — 16-minute walk
- Notre Dame Academy Elementary School (KG-8) — 19-minute walk
- Redeemer Baptist School (KG-8) — 22-minute walk
- Kehillat Mogen David Education Center (PK-4) — 29-minute walk
- Notre Dame Academy Girls High School (9-12) — 18-minute walk
Feeder pattern: Most families transition from Overland or Castle Heights Elementary to Palms Middle (56.5 rating), then to Beverly Hills High (64.5 rating), creating a cohesive K-12 pathway within the neighborhood.
Source: Proximitii 2026
Commute from Cheviot Hills
Additionally, car dependency is the defining feature of Cheviot Hills commuting, with 54% of residents driving solo to work and a walk score of only 22. The neighborhood's location in central Los Angeles provides reasonable access to major employment hubs, though transit options remain limited.
Additionally, bus service along Motor Avenue and Cheviot Drive provides limited connections to regional transit; most residents rely on personal vehicles for daily mobility.
Neighborhoods Near Cheviot Hills
Not sure Cheviot Hills is the right fit? Compare these nearby neighborhoods.
Frequently Asked Questions about Cheviot Hills
What is the average home price in Cheviot Hills, Beverly Hills?
The median home value in Cheviot Hills is approximately $1.98 million, with single-family homes typically ranging from $1.5 million to $3.2 million depending on size, condition, and proximity to top-rated schools. Condos and townhomes are generally less expensive, starting around $900,000. Prices reflect the neighborhood's reputation for excellent schools, established family life, and Beverly Hills prestige.
Is Cheviot Hills a good place to live?
For families prioritizing school quality and community stability, Cheviot Hills excels. Additionally, the neighborhood features top-rated public schools, high owner occupancy (82%), strong median household income ($200,574), and an established sense of place. Moreover, the primary tradeoff is car dependency; walk score is only 22, meaning daily errands require a vehicle. Residents who embrace suburban-style living and can afford premium pricing find Cheviot Hills highly desirable.
Which schools serve Cheviot Hills?
Overland Avenue Elementary (86.5 rating) is the flagship school, serving students in kindergarten through fifth grade with strong academics and engaged families. Most students feed to Palms Middle (56.5 rating) for grades 6-8, then Beverly Hills High (64.5 rating) for high school. Private options like St Timothy School and Notre Dame Academy Elementary School also serve neighborhood families seeking alternative curricula.
Is Cheviot Hills safe?
Beverly Hills overall maintains lower crime rates than Los Angeles countywide, and Cheviot Hills benefits from strong police presence and engaged community oversight. The neighborhood's affluence, owner-occupancy, and family-focused character contribute to perceptions of safety, though like all urban areas, residents should practice reasonable precautions.
Who is Cheviot Hills best suited for?
Cheviot Hills is ideal for affluent families with school-age children, long-term homeowners seeking stability, and investors targeting rental income in a prestigious zip code. It is less suitable for renters, remote workers prioritizing walkability, or buyers seeking affordability. First-time buyers typically find entry prices prohibitive unless family wealth is available.
Is Cheviot Hills walkable, and what amenities are nearby?
Cheviot Hills has a walk score of only 22, making it car-dependent for daily errands. However, nearby amenities are abundant: grocery options include Vons, Ralphs, and Trader Joe's; dining features John O'Groats and The Stalking Horse; and recreation centers like Cheviot Hills Recreation Center and Irving Schachter Park serve community needs. Most errands require short drives rather than walks.
Where this Cheviot Hills data comes from
Numbers throughout this guide come from public, authoritative sources. Additionally, walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
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