Cheviot Hills real estate facts
Cheviot Hills (90064) is a residential neighborhood where homes run $1.8M–$5.5M+ ($772–$854/sq ft) and sell in ~27–36 days.
- Home prices: $1.8M–$5.5M+ · $772–$854/sq ft
- Days on market: ~27–36 days
- Walkability: Walk 72 (Very Walkable) · Transit 55 (Good Transit) · Bike 58 (Bikeable)
- Top schools: Overland Avenue Elementary School (K–5), Palms Middle School (6–8)
- Commute: Santa Monica (3rd Street Promenade) 5.5 miles / 12–22 min · Beverly Hills (Rodeo Drive) 4.5 miles / 12–18 min · Century City (Westfield Mall) 2.5 miles / 8–14 min
- ZIP: 90064
- vs Brentwood (90049): $3.2M–$8M+ (+20–40%)
Questions buyers ask about Cheviot Hills — answered directly
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Cheviot Hills sits primarily within zip code 90064, which covers the Rancho Park and Cheviot Hills statistical area. A small western sliver near Motor Avenue touches the 90034 (Palms) boundary.
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Children living within the Cheviot Hills attendance boundary are assigned to Overland Avenue Elementary School (LAUSD), located at 10650 Ashby Avenue. Exact boundary eligibility must be confirmed with LAUSD's Beyond the Bell / Enrollment Services using the property address.
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Bryan Marks (Compass), CA DRE 01957066, is a licensed real estate professional specializing in Cheviot Hills with 11+ years of local market experience and 21 verified client reviews.
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LAX is approximately 7 miles south via the I-405 or La Cienega Boulevard corridor. Drive time ranges from 15 minutes during off-peak hours to 35–45 minutes during peak PM traffic.
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New construction is extremely limited due to the built-out nature of the neighborhood and lot-size restrictions. Buyers occasionally find scrape-and-rebuild projects or fully gut-renovated homes marketed as 'new construction.' Permit activity tends toward ADU additions and kitchen/bath remodels rather than ground-up builds.
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Year-over-year price movement is roughly flat to modestly positive: Zillow reported a -0.6% change, Redfin +0.1%, and Homes.com +3% as of early 2026. The spread reflects differing methodologies. Transaction volume is low given the small housing stock, so individual large sales can skew reported medians significantly.
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Cheviot Hills is an unincorporated neighborhood within the City of Los Angeles, served by LAPD (not a separate police department) and LAUSD (not a separate school district). It is not a separate incorporated city like Culver City or Beverly Hills.
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The predominant housing stock consists of 3–5 bedroom single-family detached homes built between the 1930s and 1960s in Tudor Revival, Spanish Colonial Revival, and traditional ranch styles. Lot sizes typically range from 6,000 to 9,500 square feet. Condominiums and apartment buildings are largely absent from the interior residential streets.
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At the $1.8M–$3.0M price tier, well-presented listings often receive multiple offers within the first two weeks. Above $3.5M, competition decreases and days on market extend. The overall DOM of 27–36 days (2026 data) suggests a balanced-to-seller-favored market across the full price spectrum.
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Dining options near Cheviot Hills include Cafe Zinc (0.5 mi), Mijares Mexican Restaurant and Pico Boulevard corridor.
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Grocery options near Cheviot Hills include Pavilions (0.4 mi) and Trader Joe's (0.8 mi).
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Cheviot Hills is near Cheviot Hills Recreation Center, Cheviot Hills Golf Course, Rancho Park Golf Course, Hillcrest Country Club, Cheviot Hills Park Playground and AYSO Region 69.
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Schools serving Cheviot Hills include Overland Avenue Elementary School (K–5), Palms Middle School (6–8), Hamilton Senior High School (9–12) and New West Charter School (6–12). School district assignment depends on your specific address — not just the neighborhood name or ZIP code.
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Cheviot Hills has a Walk Score of 72 (Very Walkable).
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Cheviot Hills falls within LAPD West Los Angeles Division (West LA Community Police Station, 1663 Butler Ave). The area is served by LAPD West LA Division – West LA Station.
Cheviot Hills is a low-density residential neighborhood on the Westside of Los Angeles, occupying roughly 1.5 square miles between the 10 Freeway to the south and Pico Boulevard to the north. The area contains approximately 2,500 single-family homes, the majority built between the 1930s and 1960s in Tudor Revival, Spanish Colonial, and traditional ranch styles. The neighborhood borders Rancho Park to the east and Beverlywood to the west, and sits adjacent to the 176-acre Cheviot Hills Recreation Center and Golf Course.
Cheviot Hills is bounded by Motor Avenue to the west, Castle Heights Avenue to the east, Pico Boulevard to the north, and the Santa Monica Freeway (I-10) to the south. It sits approximately 5 miles east of Santa Monica, 4 miles west of the Beverly Center corridor, and 12 miles west of Downtown Los Angeles. The nearest freeway access is I-10 at Overland Avenue or Robertson Boulevard.
Cheviot Hills is known for its mature tree canopy along streets like Dunleer Drive and Beverwil Drive, its adjacency to the Cheviot Hills Golf Course (18-hole public course), and its top-ranked elementary school feeder pattern. Median home prices reached $3.0M in early 2026, among the highest in the Rancho Park–Cheviot Hills Statistical Area. The neighborhood has maintained below-average turnover, with homes averaging fewer than 40 days on market despite price points above $2.3M.
What buyers actually pay in Cheviot Hills
Typical sale range
The typical Cheviot Hills home sells in the $1.8M–$5.5M+ range. Well-priced listings under $3.0M frequently attract multiple offers. Properties priced above $3.5M tend to sit longer and may require one or two price reductions before closing. Cash buyers represent a significant share of transactions.
Cost per square foot
Price per square foot runs $772–$854 depending on condition and renovation status. Average days on market: ~27–36 days.
The median sale price in Cheviot Hills reached $3,006,000 over the last 12 months (Homes.com, 2026), with Redfin reporting a February 2026 median of $3.0M and Zillow reporting an average home value of $2,371,158 for the same period—the spread reflects differing methodologies and the neighborhood's wide mix of lot sizes. Price per square foot averages $813, ranging from roughly $772 to $854 depending on condition and updated kitchens or baths. Homes in the north quadrant near Pico Boulevard, zip code 90064, tend to price at the lower end of the range; properties on larger lots closer to the golf course command premiums. The neighborhood falls within zip code 90064 (Rancho Park/Cheviot Hills).
What adds and subtracts value here
Key factors that account for most price variance between comparable homes.
Percentage premiums are estimates from paired-sale analysis. Not guaranteed appraisal outcomes.
What has sold in Cheviot Hills
Source: Redfin · 2026-07-26 · Trailing 180 days · Public records. Contact agent for verified comps.
Cheviot Hills vs adjacent neighborhoods
| Neighborhood | Price range | vs Cheviot Hills | Primary appeal |
|---|---|---|---|
| Cheviot Hills | $1.8M–$5.5M+ | — | Subject neighborhood |
| Brentwood (90049) | $3.2M–$8M+ | +20–40% | Larger lots, higher-profile addresses, but longer commutes to Culver City/Century City employment nodes |
| Mar Vista (90066) | $1.4M–$2.4M | -30 to -50% | Lower price point on similar lot sizes; less tree canopy, lower school ratings, more rental density |
| Rancho Park (90064) | $2.0M–$3.2M | Comparable | Directly adjacent zip code; shares Overland Ave ES boundary; slightly smaller lots on average |
| Beverlywood (90035) | $1.8M–$3.0M | -5 to -15% | Immediately west; similar home styles; slightly lower price per sq ft but comparable school access |
| Culver City (90230) | $1.3M–$2.2M | -30 to -40% | Separate municipality with own school district (CCUSD, rated higher on state metrics); lower entry price |
Sources: Zillow, Redfin sold comps. Values reflect recent 12-month ranges; verify against current MLS data.
Is Cheviot Hills safe?
Cheviot Hills falls within LAPD West Los Angeles Division (West LA Community Police Station, 1663 Butler Ave). The neighborhood itself has historically recorded very low violent crime rates relative to the City of Los Angeles citywide average. Property crime (residential burglary and vehicle break-ins) is the primary concern, particularly on arterial corridors like Motor Avenue and near the I-10 on-ramps. Interior residential streets—Dunleer Drive, Cheviot Drive, Beverwil Drive north of National—report the lowest incident counts. The adjacent Palms neighborhood to the south (zip 90034) records moderately higher property crime rates than the 90064 zip code core.
| Zone | Incident level | Police Division |
|---|---|---|
| Cheviot Hills Residential Core (90064) | Low property crime | LAPD West LA Division – West LA Station |
| Motor Avenue Corridor | Low-Moderate (higher auto burglary) | LAPD West LA Division – West LA Station |
| Pico Boulevard North Edge | Moderate property crime (commercial corridor) | LAPD West LA Division – West LA Station |
| Adjacent Palms (90034) | Moderate property crime | LAPD West LA Division – West LA Station |
For block-level crime data, visit crimemapping.com and select the local ZIP or station boundaries.
Schools serving Cheviot Hills
| Name | Type | Category | Grades | Rating |
|---|---|---|---|---|
| Overland Avenue Elementary School | Public | Elementary | K–5 | — |
| Palms Middle School | Public | Middle | 6–8 | — |
| Hamilton Senior High School | Public | High | 9–12 | — |
| New West Charter School | Public | K-12 | 6–12 | — |
| No schools in this category. | ||||
All public schools serve the Los Angeles Unified School District (LAUSD). Overland Avenue Elementary is the primary neighborhood elementary with a defined attendance boundary in zip 90064. Hamilton High School offers two magnet programs with district-wide open enrollment via lottery, separate from the neighborhood attendance path. New West Charter School accepts applications annually for grades 6–12 with no attendance boundary. Private school alternatives within 3 miles include Sinai Akiba Academy and Mirman School.
How walkable and connected is Cheviot Hills?
How walkable this neighborhood is for daily errands — measures proximity to shops, restaurants, schools, and parks.
Learn moreWhat is Walk Score?How well public transit serves this area — factors in route frequency, coverage, and distance to nearby stops.
Learn moreWhat is Transit Score?How good this neighborhood is for biking — factors in bike infrastructure, hill grade, and share of bike commuters.
Learn moreWhat is Bike Score?Public transit
- Metro Bus Line 33/333 runs along Pico Boulevard connecting Santa Monica to Downtown LA
- Metro Bus Line 28 serves Venice Boulevard, one block south of the neighborhood's southern edge
- Metro Expo Line (E Line) Palms Station is approximately 0.7 miles south on National Boulevard, providing rail access to Santa Monica and Downtown LA
- Big Blue Bus Line 7 operates along Pico Boulevard connecting Cheviot Hills to Santa Monica College and Downtown Santa Monica
Drive times
Ranges reflect off-peak / peak PM traffic
Where is Cheviot Hills?
Cheviot Hills · 90064 · Open in Google Maps →
Cheviot Hills · The lifestyle
The greenest address on the Westside
A continuous belt of golf and parkland on the northern edge — country-club calm, five minutes from the center of it all.
Map data ©2026 Google
Clubs & courses
Hillcrest's private 18 holes, the storied Rancho Park municipal course, and the Cheviot Hills Recreation Center — all within the neighborhood line.
2551 Motor Ave, Los Angeles, CA 90064
40-acre park: pool, 14 tennis courts, athletic fields, gym, archery range
2651 Motor Ave, Los Angeles, CA 90064
18-hole public course, LA Rec & Parks; green fees approx. $25–$32 for residents
10460 W Pico Blvd, Los Angeles, CA 90064
18-hole public course with driving range; one of the most-played municipal courses in the US
10000 W Pico Blvd, Los Angeles, CA 90064
Private 18-hole club; reciprocal guest access for members
The family day
A maintained LAPR playground for ages 2–12, and AYSO Region 69 youth soccer on the park fields every weekend, September through April.
Maintained LAPR playground at the Motor Avenue facility, ages 2–12
Youth soccer on Cheviot Hills Park fields, weekends Sep–Apr
Within reach
Map data ©2026 Google
Dining and grocery near Cheviot Hills
- Cafe Zinc · Restaurant — 0.5 mi
Neighborhood breakfast and lunch spot with outdoor seating, within 0.5 miles. - Mijares Mexican Restaurant · Restaurant
Established family Mexican restaurant operating since 1920 in the adjacent Rancho Park area. - Pico Boulevard corridor · Restaurant
Concentration of Israeli, Persian, and Mediterranean restaurants within 0.3–0.8 miles.
- Pavilions · GroceryStore — 0.4 mi
Full-service supermarket approximately 0.4 miles north of the neighborhood core. - Trader Joe's · GroceryStore — 0.8 mi
Approximately 0.8 miles south near the Palms border.
Top reasons to buy here
Buyers who need Overland Avenue Elementary attendance-zone access without relocating to Culver City CCUSD boundaries
Households seeking walking distance to 36+ holes of public golf at Cheviot Hills and Rancho Park courses
Buyers who value mature, tree-lined residential streets with minimal through-traffic and low rental density
Cheviot Hills in photos
Cheviot Hills vs alternatives — which is right for you?
- Buyers who need Overland Avenue Elementary attendance-zone access without relocating to Culver City CCUSD boundaries
- Households seeking walking distance to 36+ holes of public golf at Cheviot Hills and Rancho Park courses
- Buyers who value mature, tree-lined residential streets with minimal through-traffic and low rental density
- Professionals commuting to Century City, Beverly Hills, or the Westside employment corridor who want a sub-15-minute drive
- Buyers seeking a sub-$3.5M price point on the Westside with larger lot sizes (6,000–9,000 sq ft typical) compared to Santa Monica or Brentwood equivalents
- Brentwood sits immediately north of Cheviot Hills along the 405 corridor, with median prices of $3M–$6M — the next tier up on the Westside — for buyers who want more retail and restaurant walkability (San Vicente Boulevard) alongside the residential privacy
- Brentwood's school options include Kenter Canyon Elementary and access to a denser private school cluster, and its larger estate lots (10,000+ sq ft) attract buyers ready to move beyond Cheviot Hills' more modest 6,000–8,000 sq ft standard
- Buyers whose work is anchored to the Getty, UCLA Medical, or Wilshire Corridor will find Brentwood's positioning meaningfully closer while delivering a comparable canyon-adjacent, tree-canopy character
Ready to explore Cheviot Hills?
Whether you are tracking the right block, comparing neighborhoods, or figuring out what your budget actually gets here — Bryan Marks will give you a direct, unfiltered answer.