West LA Neighborhood Guide
Cheviot Hills
Golf courses, a great park and 1930s and 1940s homes, minutes from Century City.
Free Buyer’s GuideFree Seller’s GuideCheviot Hills and Rancho Park sit between Century City and Culver City, wrapped around the Rancho Park and Hillcrest golf courses and the Cheviot Hills Recreation Center. It is one of the most established single-family neighborhoods on the Westside, with traditional, Spanish and Colonial houses on rolling, tree-lined streets.
Only 68 houses sold here last year, at a median of $2,808,500, and they moved fast. Next door, Beverlywood offers a similar feel for less.
Updated October 2026
Cheviot Hills and Rancho Park (TheMLS Area 8), last 12 months, houses priced $450,000 and up. Source: TheMLS, October 21, 2026.
Cheviot Hills market snapshot
Cheviot Hills is small and tight. Only 68 houses sold last year, the median in 15 days, with about 2.6 months of supply. Homes that sold in their first month averaged 104.1% of asking. When a good house comes up here, it rarely lasts.
What happened to every listing
45 listings came off the market without selling. 37 of them (82%) came back with a new listing, and 8 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 104.1% of asking.
Houses vs. condos
Houses sell for about $1,102 a square foot here.
Cheviot Hills and Rancho Park (TheMLS Area 8, ZIP 90064), houses and condos priced $450,000 and up, listed through TheMLS, October 21, 2025 to October 21, 2026. Sold counts exclude sales recorded off the MLS. “Relisted” means a listing was canceled, expired or withdrawn and the same home was listed again during the period; a home relisted more than once counts each time. Information deemed reliable but not guaranteed.
| Last 12 months | Sold | Median price | Median $/sq ft | Median days | Sale-to-list | Listings that sold | Months of supply |
|---|---|---|---|---|---|---|---|
| Houses | 68 | $2,808,500 | $1,102 | 15 | 100.0% | 60% | 2.6 |
| All Cheviot Hills and Rancho Park | 68 | $2,808,500 | $1,102 | 15 | 100.0% | 60% | 2.6 |
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Cheviot Hills values, street by street
Even in a neighborhood this small, the street matters. Houses on Glendon Avenue sold for a median of about $1.85 million and on Cheviot Drive for about $2.9 million, while houses on Patricia Avenue went for about $5 million and on Club Drive, along the golf courses, for about $6.5 million.
Median house price by street
Houses, median of sales of $450,000 and up, last 12 months. Three to five sales per street, so each sale moves the number. Source: TheMLS, October 21, 2026. Information deemed reliable but not guaranteed.
Renting in Cheviot Hills
Rentals are scarce here: 41 MLS leases last year, mostly houses, at a median of $7,600 a month.
Median rent by bedrooms
Leases signed through TheMLS, October 21, 2025 to October 21, 2026, TheMLS Area 8 (Cheviot Hills and Rancho Park). Bedroom groups with fewer than three leases are left out. Plenty of rentals never reach the MLS. Information deemed reliable but not guaranteed.
Cheviot Hills at a glance
| Cheviot Hills | |
|---|---|
| Jurisdiction | City of Los Angeles |
| ZIP codes | 90064 (Cheviot Hills and Rancho Park), 90034 and 90035 (Beverlywood) |
| Homes | 1920s to 1950s traditional, Spanish and Colonial houses, plus newer rebuilds |
| Median house price | Cheviot Hills and Rancho Park $2,808,500. Beverlywood $1,945,000 |
| School district | Los Angeles Unified, including Overland Avenue, Clover Avenue and Canfield Avenue elementary schools, and Hamilton High School |
| Transfer tax | $5.60 per $1,000 (city and county combined), plus Measure ULA on sales above $5.4 million |
| Getting out | The 10, the E Line's Westwood/Rancho Park station, and Century City a few minutes north |
Beverlywood, next door
Southeast of Cheviot Hills, Beverlywood is a planned neighborhood from the 1940s with its own homeowners association, curving streets and well-kept traditional houses. It gives buyers much of what they love about Cheviot Hills at a lower price: 139 houses sold last year at a median of $1,945,000, about $1,003 a square foot, from about $1.4 million on Garth Avenue to about $2.8 million on Beverwil Drive.
Beverlywood vicinity (TheMLS Area 9), houses priced $450,000 and up, last 12 months. Source: TheMLS, October 21, 2026. Information deemed reliable but not guaranteed.
Buying and selling: what to know
Inventory is the challenge. With so few houses selling each year, the best ones often go in the first week, so buyers should have financing and inspections lined up before they find the house.
If you are looking at Beverlywood, know the Beverlywood Homes Association. It enforces some of the oldest deed restrictions in Los Angeles, with design review covering size, style and even color, which protects the look of the neighborhood but limits what you can build.
What is your home worth?
Tell me the address and I will send you a value based on recent sales on your street, not an online estimate.
Schools
Cheviot Hills is in Los Angeles Unified. Overland Avenue Elementary serves much of Cheviot Hills, Clover Avenue and Westwood Charter serve parts of Rancho Park, and Canfield Avenue and Castle Heights serve Beverlywood. Hamilton High School, with its music academy, is the main high school. Attendance areas follow the address, so confirm before you buy.
Getting around
Cheviot Hills sits between the 10 and Pico, with Century City and its offices a few minutes north. The E Line stops at Westwood/Rancho Park, and the D Line's Century City station is expected to open in 2027.
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Questions buyers and sellers ask
What is the difference between Cheviot Hills and Rancho Park?
They are neighbors that real estate listings often group together. Cheviot Hills is the hillier, larger-lot area around the golf courses and the recreation center; Rancho Park is the flatter area of 1920s and 1930s homes to the north and west.
Does Beverlywood have an HOA?
Yes. The Beverlywood Homes Association enforces deed restrictions and reviews plans for home size, style, color and landscaping, and dues are mandatory.
How fast do Cheviot Hills homes sell?
Over the last 12 months the median house sold in 15 days, and homes that sold in their first month averaged 104.1% of asking.
Is Cheviot Hills part of the City of Los Angeles?
Yes, along with Rancho Park and Beverlywood, so city rules, the city transfer tax and Los Angeles Unified schools apply.
How big can I rebuild in Cheviot Hills?
The City of Los Angeles limits house size with the Baseline Mansionization Ordinance on flat lots and the Baseline Hillside Ordinance on hillside lots. How much you can build depends on the lot, so have it reviewed before you buy a teardown.
Are there architectural rules in Beverlywood?
Beverlywood has a homes association with its own architectural review and deed restrictions on top of city rules. Ask for the guidelines before you plan an addition or rebuild.
Nearby areas
Thinking about Cheviot Hills?
Whether you are buying in Cheviot Hills, Rancho Park or Beverlywood, or selling a house you have owned for years, I will walk you through the street and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
