Cheviot Hills suits buyers who want larger lots, estate-scale homes, direct park access, and a prestigious Westside address — typically at a $3M+ price point. Beverlywood suits buyers who want the same central location, strong schools, and HOA-maintained neighborhood consistency at a 30–40% lower entry price. Both neighborhoods are within minutes of Century City, Beverly Hills, and the Westside tech corridor.
I've sold on both sides of this corridor. If you want a direct answer on which neighborhood wins for your situation, tell me your budget and priorities — I'll tell you exactly where to look.
Bryan Marks · Luxury Real Estate Professional · Compass Beverly Hills
Cheviot Hills vs Beverlywood: the numbers side by side
Every metric buyers ask about — price, walkability, schools, transit, and lifestyle — in one table.
| Category | Cheviot Hills (90064) | Beverlywood (90034) |
|---|---|---|
| Median home price | ~$3.35M | ~$2.2M |
| Price per sq ft | $900–$1,400 | $650–$950 |
| Median lot size | ~7,200 sqft | ~6,900 sqft |
| Avg days on market | 28 days | 22 days |
| ZIP code | 90064 | 90034 |
| HOA / CC&Rs | No HOA | Active HOA with CC&Rs |
| Walk Score | 76 — Very Walkable | 71 — Very Walkable |
| Transit Score | 62 — Good Transit | 58 — Good Transit |
| Bike Score | 72 — Very Bikeable | 65 — Bikeable |
| Top elementary school | Overland Ave Elementary | Castle Heights Elementary |
| School rating (GreatSchools) | 8/10 | 9/10 |
| ADU feasibility | High — larger lots, no HOA | Moderate — HOA design review required |
| Private parks | No | Yes — HOA-maintained |
| Golf course access | Yes — Rancho Park (adjacent) | No |
| Nearest Metro E Line stop | Westwood/Rancho Park (~10 min walk) | Palms Station (~12 min drive) |
| Entertainment anchors | Cheviot Hills Rec Center, Hillcrest CC, Griffin Club | Beverlywood HOA parks, Hero Complex Gallery |
| Drive to Century City | 5–8 min | 8–10 min |
| Drive to Culver City | 8–10 min | 10–12 min |
| Drive to LAX | 20–25 min | 18–22 min |
Last updated: May 2026 · Source: MLS, Walk Score, GreatSchools, LA Parks
What your budget actually gets in each neighborhood
At $2M–$2.5M
In Beverlywood this is a strong mid-range purchase — 3–4 bed, renovated or well-maintained original, comfortable lot. In Cheviot Hills this is the entry point — typically a smaller home or one needing work. Beverlywood wins at this price band.
At $2.5M–$3.5M
The overlap zone. In Beverlywood you are buying at or above median — move-in-ready homes, updated kitchens, potential for a pool or ADU. In Cheviot Hills you are buying into the core of the market — good size, good block, standard Cheviot Hills experience. Either works; the decision is lifestyle, not budget.
At $3.5M+
Cheviot Hills only. Estate lots, golf course views, fully renovated or new construction. Beverlywood has limited inventory above $3.5M.
"In my Cheviot Hills transactions, the $2.4M–$3.2M range is where buyers get the most home for their money. Above $3.5M the premium is mostly lot size and street prestige. In Beverlywood, $2.2M–$2.8M is the sweet spot — you get a complete home with yard. I've closed on both sides of this corridor and the value math is genuinely different by $500K increments."
Bryan Marks · Compass · Beverly HillsDay-to-day life: what each neighborhood actually feels like
Life on Motor Ave
Motor Ave is the neighborhood spine — Vons, coffee shops, wine bars, casual dining, all walkable. The rec center at 2551 Motor Ave means kids can walk to Little League, tennis, and summer camp. Apple Pan (since 1947) and Marty's Hamburger Stand anchor the local food identity. Century City Westfield (Eataly, high-end dining, Bristol Farms) is 5 minutes. The Culver City Helms District is 8 minutes. Lifestyle is suburban but connected.
Quieter, more residential
HOA parks create a neighborhood commons that Cheviot Hills lacks — Circle Park and others are private to residents. Robertson Blvd and Pico Blvd are the retail corridors: Factor's Famous Deli, A Food Affair, Jeff's Gourmet. The neighborhood has a strong family identity — the kind of block where kids play in the street and neighbors know each other. Less walkable to entertainment; more self-contained.
Entertainment, culture, and things to do near each neighborhood
Recreation & Parks
- Cheviot Hills Recreation Center (2551 Motor Ave) — 14 tennis courts, archery range, baseball fields, basketball, youth leagues, adult programs. One of the most active rec centers in West LA.
- Rancho Park Golf Course (10460 W Pico Blvd) — most-played public golf course in the US. 18-hole regulation + par-3 course + driving range. Public tee times at laparks.org.
- Hillcrest Country Club — private, historic (est. 1920). Notable alumni include Jack Benny, Milton Berle, and the Marx Brothers.
- Griffin Club — newer private social club adjacent to Hillcrest.
Culture & Museums (within 10 min drive)
- Museum of Tolerance (9786 W Pico Blvd, 5 min) — permanent Holocaust exhibition + traveling exhibits.
- Academy Museum of Motion Pictures (6067 Wilshire Blvd, 10 min) — opened 2021, dedicated to film history and the Oscars.
- Hammer Museum (10899 Wilshire Blvd, 10 min) — free admission contemporary art museum affiliated with UCLA.
- LACMA (5905 Wilshire Blvd, 12 min) — largest art museum in the western US.
Performing Arts (within 15 min)
- Geffen Playhouse (Westwood, 12 min) — major regional theater, nationally recognized productions.
- Wallis Annenberg Center (Beverly Hills, 10 min) — concerts, theater, dance.
- Saban Theatre (8440 Wilshire Blvd, 10 min) — concerts and live events.
Recreation & Parks
- Beverlywood HOA private parks — Circle Park and others. Gated, residents only. Quiet green space in the neighborhood interior.
- Hillcrest Country Club — borders Beverlywood's northwest edge; private club walkable from some Beverlywood blocks.
- Palms Park (near the southern boundary) — public park, sports fields.
Culture (Shared Westside Access)
- Hero Complex Gallery (Pico Blvd, 5 min) — pop culture art venue with major studio partnerships (Disney, Marvel, Dreamworks). Regular exhibitions and events.
- Same museum corridor as Cheviot Hills — LACMA, Academy Museum, Hammer all within 15 min.
- The Broad (downtown, 25 min) — contemporary art museum.
Performing Arts
- Broad Stage (Santa Monica, 15 min) — intimate performing arts venue.
- Same access to Geffen Playhouse, Wallis Annenberg, Saban as Cheviot Hills.
Both neighborhoods sit within 15 minutes of one of the densest cultural corridors in the country — the Wilshire Blvd museum mile, the Beverly Hills performing arts cluster, and the Academy Museum. This is a genuine advantage over other LA markets.
Schools serving Cheviot Hills and Beverlywood
| School | Neighborhood | Type | Grades | GreatSchools | Notes |
|---|---|---|---|---|---|
| Overland Avenue Elementary | Cheviot Hills | LAUSD Public | K–5 | 8/10 | Primary zoned elementary for 90064 |
| Castle Heights Elementary | Beverlywood | LAUSD Public | K–5 | 9/10 | California Blue Ribbon Award winner |
| Paul Revere Charter Middle | Both (district) | LAUSD Charter | 6–8 | 8/10 | Serves Cheviot Hills / Beverlywood corridor |
| Larchmont Charter | Beverlywood area | Public Charter | K–12 | 9/10 | Best-rated public charter in LA area |
| Hamilton Senior High | Both (district) | LAUSD Public | 9–12 | 7/10 | Arts and tech magnets |
| University Senior High | Cheviot Hills | LAUSD Public | 9–12 | 7/10 | Near UCLA, magnet programs |
School boundary assignments change. Verify current zoning at lausd.net before making a purchase decision.
Getting around: commute times from each neighborhood
| Destination | From Cheviot Hills | From Beverlywood |
|---|---|---|
| Century City | 5–8 min | 8–10 min |
| Beverly Hills | 8–10 min | 10–12 min |
| Culver City (Sony) | 8–10 min | 10–12 min |
| Playa Vista (Apple/Amazon) | 12–15 min | 15–18 min |
| Cedars-Sinai Medical Center | 10–12 min | 12–15 min |
| UCLA | 7–10 min | 12–15 min |
| Santa Monica | 15–20 min | 18–22 min |
| LAX | 20–25 min | 18–22 min |
| Downtown LA | 25–35 min | 25–35 min |
| Metro E Line (nearest stop) | Westwood/Rancho Park (~10 min walk) | Palms Station (~12 min drive) |
Cheviot Hills has a slight commute advantage to the north and east. Beverlywood has a slight advantage to LAX. Both are centrally positioned relative to the Westside job corridor.
Questions buyers ask about Cheviot Hills vs Beverlywood
Which neighborhood is right for you — Bryan's honest take
"If I had to place a buyer with a $2.5M budget and two kids under 10, I'd show them Beverlywood first — Castle Heights Elementary is exceptional and the HOA parks create a neighborhood feel that's genuinely rare in LA. Then I'd show one Cheviot Hills property at the same price point to demonstrate the tradeoff: a bit less home, a bit more prestige, and access to the rec center a few blocks away. Most families in that scenario choose Beverlywood for the schools and community identity. Buyers at $3M+ almost always end up in Cheviot Hills — the lot size and street quality at that price are hard to match anywhere on the Westside."
Bryan Marks · Compass · Beverly Hills- Prestige Westside address matters to your identity or investment thesis
- You have $3M+ and want estate-scale lot and street quality
- Walkable recreation, golf, and organized youth sports are daily priorities
- You want no HOA constraints on renovations or ADU builds
- You plan to hold long-term and want scarcity working for you
- You have a $2M–$2.8M budget and want the most home for the money
- School rating is a primary driver — Castle Heights is exceptional
- Community identity and private HOA parks matter to your family
- You want a self-contained neighborhood with strong block culture
- You are not planning major exterior renovations or an ADU
- Tell Bryan your budget, timeline, and what matters most
- He'll show you one property in each neighborhood side-by-side
- Most buyers know within one visit which corridor feels right
- The value math is different by $500K increments — get the full picture
Ready to compare these neighborhoods in person?
I've sold on both sides of this corridor. Tell me your budget, timeline, and what matters most — I'll tell you which neighborhood wins for your situation.