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Beverly Hills Market Report

August 2025

What's Actually Happening in the Neighborhood

Imagine stepping into Beverly Hills’ real estate market in August 2025 as if you’re walking through two very different neighborhoods under one ZIP code.

The Real Story

Beverly Hills is currently a market of two narratives: on one side, sellers are listing trophy properties with ambitious price tags; on the other, recent sales tell a more grounded story, showing where buyers are actually willing to put their money.

What This Means If You're Thinking of Selling

  • Know your tier: Homes priced under $10 million tended to go under contract in as little as 10 days and often achieved full price. If you’re in this range and price the home realistically, you can expect a fairly swift, strong result.

  • Plan for negotiation at the high end: Properties above $10 million took around three months to sell and closed at 10–17 % below list price. In the ultra‑luxury tier, buyers expect a deal, so building negotiation room into your pricing strategy and being patient is key.

  • Present and price correctly: Active listings averaged about $2,192 per square foot, but buyers ultimately paid around $1,908 per square foot. Homes that start out overpriced needed mid‑month adjustments to attract offers. Investing in staging and professional marketing will help you stand out in a market that still favors buyers overall.

  • Time advantage: Inventory tapered off toward the end of August, so listing now—before competition picks back up—could capture buyer attention when there are fewer alternatives.

What This Means If You're Thinking of Buying

  • Leverage is yours, especially at the top: The average sale‑to‑list ratio was roughly 90.7 %, and high‑end homes over $10 million often sold at deeper discounts. If you’re shopping in that tier, you have room to negotiate and more time to make a decision.

  • Move quickly on well‑priced mid‑range homes: Homes under $10 million went pending in a median of 10 days and often achieved or beat list price. For this segment, be prepared with financing and act decisively when you see a good fit.

  • Watch inventory: New listings slowed at the end of August, hinting that selection may tighten in the coming months. Acting sooner rather than later could ensure more choices.

  • Consider the long view: Although August remained a slight buyer’s market, reduced inventory and seller price adjustments suggest the market may begin to firm up. Securing a home now could mean avoiding higher prices later.

The Beverly Hills Advantage

Beverly Hills isn’t just real estate — it’s a brand recognized worldwide.

Market Snapshot

Inventory & Activity: During August there were 22 active listings, 9 homes went under contract, and 14 closed sales. The busiest week (Aug 4–10) saw six new listings and five sales, while the final week of August experienced a noticeable slowdown in new inventory.

  1. Pricing: Active listings asked about $2,192 per square foot on average, reflecting the high‑end nature of the available inventory. Sold homes closed at roughly $1,908 per square foot, with most sales occurring about 9 % below the original list price. Homes under $10 million generally achieved or exceeded asking price; those over $10 million sold at 10–17 % discounts.

  2. Days on Market: New listings spent a median of 23 days on the market. Pending contracts went under agreement in a median of 10 days, highlighting strong demand for well‑priced homes. Sold properties had a median of 29 days on market, but high‑end homes took considerably longer—around three months on average.

  3. Market Mood: The first week of August featured aggressive pricing, but by mid‑month sellers adjusted expectations. Late August’s drop in new listings hints at tightening supply. Overall, August remained a slight buyer’s market, yet strategic pricing allowed many sellers to secure quick, full‑price deals.

Want to Know What Your Home is Worth?

I track every sale, every listing, and every price change in Beverly Hills because this level of detail makes all the difference when it comes to pricing strategy and timing. Whether you're thinking about selling in the next few months or just curious about your home's current value, I can give you a realistic assessment based on the most recent comparable sales.

This market report reflects activity through August 2025. Market conditions can change, and every property is unique. For the most current analysis of your specific situation, let's talk.