Westside Los Angeles · 90064
Cheviot Hills is one of Los Angeles's most coveted Westside neighborhoods — and one of the least-understood by buyers who haven't lived there.
Bryan Marks guides buyers and sellers through Cheviot Hills with real data on home prices, safety, schools, walkability, transit, and lifestyle — the 30 things people actually search for before making a move.
Bryan Marks · Compass · DRE# 01957066
Neighborhood overview
What is Cheviot Hills?
Founded in 1924 on land from the Spanish land grant Rancho Rincon de los Bueyes, Cheviot Hills spans 1.54 square miles in West Los Angeles (ZIP 90064). The neighborhood was developed in two phases: Monte Mar Vista (1926–1940) and California Country Club Estates (1952). Notable former residents include Ray Bradbury, Lucille Ball, and William Shatner.
Where exactly is Cheviot Hills?
Cheviot Hills sits at the heart of the Los Angeles Westside. It is bounded by West LA and Century City to the north, Beverlywood and Castle Heights to the east, Palms to the south, and Rancho Park Golf Course to the west. Area code 310. ZIP code 90064.
What is Cheviot Hills known for?
Cheviot Hills is known for tree-lined residential streets, low-density housing, Cheviot Hills Park and Recreation Center, Rancho Park Golf Course on its western edge, and two private country clubs — Hillcrest Country Club (est. 1920) and the Griffin Club. It is one of the few LA neighborhoods where 64% of residents own their homes.
Home prices
Cheviot Hills home prices: what buyers actually pay
Cheviot Hills ranks in the top 2% most expensive neighborhoods in California (NeighborhoodScout). Here is what that means in practice for buyers.
Typical sale range
Most Cheviot Hills homes sell in the $2.4M–$3.7M range. Condos and smaller units start near $995K. Luxury estates exceed $6M. The neighborhood median real estate value is approximately $3.66M — higher than 98.2% of California neighborhoods.
Cost per square foot
Cheviot Hills generally runs $900–$1,400 per square foot for updated single-family homes. Well-maintained original homes with larger lots can transact in the $700–$900 range. New construction and fully renovated estates exceed $1,500/sqft.
How competitive is the market?
Redfin named Cheviot Hills the hottest neighborhood in Los Angeles in 2015. Well-positioned homes in the $2M–$3M range regularly attract multiple offers. The market is less frenzied than peak years but still competitive for move-in-ready homes on larger lots.
Price comparisons
Cheviot Hills vs adjacent neighborhoods: price comparison
How does Cheviot Hills price against every neighborhood that buyers typically cross-shop? Here is the data buyers search for.
| Neighborhood |
Avg Home Value |
vs Cheviot Hills |
Primary Buyer Appeal |
| Cheviot Hills (90064) |
~$3.2M–$3.7M |
— |
Prestige Westside address, privacy, park access |
| Beverly Hills (90210/12) |
~$3.7M avg |
Slightly higher |
Global brand recognition, elite schools, services |
| Brentwood |
~$3.0M–$4.0M |
Comparable |
Village feel, Brentwood Country Club, quieter streets |
| Beverlywood |
~$2.3M avg |
~30% lower |
Same Westside access at lower entry point |
| Westwood |
~$2.2M–$2.8M |
~20% lower |
UCLA proximity, walkable village, condo inventory |
| Rancho Park |
~$1.8M–$2.2M |
~40% lower |
Golf course adjacent, quieter, metro access |
| Pico-Robertson |
~$1.8M–$2.4M |
~35% lower |
Walkable retail corridor, observant Jewish community |
| Santa Monica |
~$1.7M avg |
~45% lower |
Beach proximity, dining scene, smaller lots |
| Mar Vista |
~$1.6M–$2.0M |
~50% lower |
Smaller lots, younger buyers, Green + Farmers Market |
| Palms |
~$1.2M–$1.6M |
~60% lower |
Entry-level Westside, investor activity, ADU potential |
| Culver City |
~$1.3M avg |
~65% lower |
Tech hub proximity (Apple, Amazon, Sony), city services |
Sources: Zillow neighborhood data, NeighborhoodScout, Redfin sold comps. Values reflect recent 12-month averages and should be verified against current MLS data.
Walkability & transit
How walkable and connected is Cheviot Hills?
Cheviot Hills scores well above the Los Angeles average on every mobility metric — a key factor for buyers comparing it to drivability-dependent neighborhoods.
76
Walk Score
Very Walkable
62
Transit Score
Good Transit
72
Bike Score
Very Bikeable
What you can walk to
- Vons grocery (Motor Ave)
- Cheviot Hills Park and Recreation Center
- Multiple coffee shops and cafes on Motor Ave
- Restaurants along Pico Blvd corridor
- Rancho Park Golf Course driving range (western edge)
- Cheviot Hills branch library (Overland Ave)
- Westwood/Rancho Park Expo Line station (~10 min walk from parts of neighborhood)
Public transit from Cheviot Hills
- Metro E Line (Expo): Westwood/Rancho Park Station at Motor Ave & Exposition Blvd — direct to Downtown LA, USC, Culver City, Santa Monica
- Bus lines: Lines 3, 7, 8, 431, 431B, R12 (Rapid)
Drive times from Cheviot Hills
- Century City: ~2 miles / 5–8 min
- Beverly Hills: ~3 miles / 8–10 min
- Culver City: ~3 miles / 8–10 min
- UCLA: ~2.5 miles / 7 min
- Santa Monica: ~7 miles / 15–20 min
- LAX: ~8 miles / 20–25 min (off-peak)
- Downtown LA: ~11 miles / 25–35 min
Safety & stability
Is Cheviot Hills safe?
Safety is among the top searches for Cheviot Hills — and the honest answer is one of the strongest in LA.
Cheviot Hills safety profile
Cheviot Hills ranks among the safest residential enclaves on the Los Angeles Westside. Key indicators:
- 0% of children live below the federal poverty line (NeighborhoodScout)
- 64% owner-occupancy — high ownership correlates strongly with neighborhood stability
- 74% of residents work in executive, management, or professional roles
- Among the top 3.5% highest-income neighborhoods nationally
- Active community engagement through Hillcrest CC and Griffin Club memberships
For block-level LAPD crime data, visit crimemapping.com and select the 90064 ZIP or Devonshire/West LA division boundaries.
How Cheviot Hills compares
| Neighborhood | Ownership Rate | Relative Safety |
|---|
| Cheviot Hills | 64% owner | Very high |
| Beverlywood | ~60% owner | High |
| Rancho Park | ~55% owner | High |
| Westwood | ~40% owner | Moderate–High |
| Palms | ~35% owner | Moderate |
| Culver City (border) | ~50% owner | Moderate–High |
Note: Autocomplete searches for "cheviot hills burglary" and "cheviot hills break in" reflect general LA-wide concern, not elevated local risk. Property crimes in high-value neighborhoods attract attention disproportionate to frequency.
Schools
Schools serving Cheviot Hills
Cheviot Hills is zoned to several well-regarded public and private schools, and its residents are among the most highly educated in Los Angeles — 41% hold a master's, medical, law, or doctoral degree.
| School | Type | Grades | Notes |
|---|
| Overland Avenue Elementary |
LAUSD Public |
K–5 |
Primary elementary school serving 90064; science and arts focus |
| Paul Revere Charter Middle School |
LAUSD / Charter |
6–8 |
Highly regarded middle school in Pacific Palisades / Brentwood / Cheviot Hills corridor |
| University Senior High School |
LAUSD Public |
9–12 |
Magnet programs; near UCLA campus |
| Vista School |
Private |
K–12 |
Small, college-prep independent school within the neighborhood |
| Lycée Français de Los Angeles – Kabbaz |
Private / International |
9–12 |
French bilingual education; one of LA's top international private schools |
| Westside Neighborhood School |
Private |
K–6 |
Progressive independent school nearby on Overland Ave corridor |
School zone assignments can change. Verify current boundaries at lausd.net or with the school directly before making a purchase decision.
Universities nearby
Universities within 10 miles of Cheviot Hills
Cheviot Hills is one of the few LA neighborhoods with four major research universities within a 10-mile radius — a significant draw for academics, graduate students, hospital employees, and parents of college-bound children.
~2.5 miles north
UCLA
University of California, Los Angeles. One of the world's top public research universities. Direct commute via Westwood Blvd or the Expo Line to UCLA's eastern edge. Major employer: UCLA Health, Resnick Neuropsychiatric Hospital, Anderson School of Management.
~4.5 miles southwest
Loyola Marymount University (LMU)
Private Jesuit university on a bluff above Playa del Rey. Approximately 10,000 students. Strong business, film, and engineering programs. Short drive via Lincoln Blvd or La Tijera.
~3 miles west
West Los Angeles College
Two-year community college in Culver City with strong transfer pathways to UC and CSU. Popular among Cheviot Hills residents returning to school or seeking continuing education. Direct bus access from Motor Ave.
~4 miles northwest
Santa Monica College (SMC)
Premier community college nationally ranked for UC transfers. Associates to bachelor's pathways in film, business, and technology. Accessible via the Expo Line from Rancho Park station.
~7 miles east
USC (University of Southern California)
Major private research university with medical center, law school, Cinematic Arts, and Marshall School of Business. Direct Expo Line access from Cheviot Hills. USC Keck Medical Center is a major employer for neighborhood residents.
~9 miles east
Cal State LA
California State University Los Angeles. 27,000-student public university. Accessible via the 10 Freeway. Growing health sciences and engineering programs.
Recreation
Recreation in Cheviot Hills
Cheviot Hills Recreation Center at 2551 Motor Ave is the neighborhood's community hub. Rancho Park Golf Course — the most-played municipal golf course in Los Angeles — borders the neighborhood to the west.
Left: Cheviot Hills Recreation Center, 2551 Motor Ave · Right: Rancho Park Golf Course
Youth activities at Cheviot Hills Rec Center
- Cheviot Hills Little League — one of LA's most active youth baseball leagues, using the on-site baseball fields
- Junior tennis program — group lessons and liveball sessions for ages 5–18
- Youth basketball leagues — indoor/outdoor courts, seasonal registration
- Youth baseball tournament series — draws teams from across the Westside
- Summer day camp — weeks-long supervised programs during school break
- Spring Easter egg hunt — annual community event drawing hundreds of families
- Flag football — seasonal youth leagues on the rec center fields
- Kids golf camp at Rancho Park — junior instruction at the adjacent municipal course
Adult activities at Cheviot Hills Rec Center
- Tennis courts — pay-and-play courts; court reservations available online through laparks.org
- Liveball tennis — ongoing adult drop-in play program
- Archery range — Easton-Rancho Park Archery Range at 2551 Motor Ave; one of the only public archery ranges in LA
- Adult volleyball leagues — indoor programs, seasonal schedule
- Adult softball leagues — spring and fall seasons
- Basketball courts — open play and organized leagues
- Walking/running paths — Cheviot Hills Park loop popular with morning runners and dog walkers
- Memorial Day tennis tournament — annual neighborhood event
Rancho Park Golf Course — adjacent to Cheviot Hills
Rancho Park Golf Course (at 10460 W Pico Blvd) is one of the most-played public golf courses in the United States. It borders Cheviot Hills directly to the west.
Course features
- 18-hole regulation course (Par 71)
- 9-hole par-3 course — ideal for beginners and kids
- Full driving range with covered stations
- Golf lessons and clinics
- Junior golf programs and kids camps
- Public tee times available at laparks.org
For Cheviot Hills residents
- Walking distance from the western edge of the neighborhood
- Rancho Park Seniors Golf Club — active league
- Rancho Park Women's Golf Club
- Rancho Park Men's Club — regular competitive play
- US Open qualifier rounds held here historically
- Footgolf available on select days
Neighborhood walk
See the neighborhood
A walk through Motor Ave, the Recreation Center, and the Rancho Park Golf Course perimeter — the daily circuit of Cheviot Hills living.
Dining & daily life
Dining and everyday amenities near Cheviot Hills
The Motor Avenue corridor and Pico Boulevard are the primary dining and retail spines serving Cheviot Hills. Century City Westfield (5 min drive) adds major food hall options.
Motor Ave & Pico Blvd dining
The immediate neighborhood is walkable to coffee shops, casual dining, and wine bars concentrated along Motor Ave near the Cheviot Hills Recreation Center. The Pico Blvd corridor (5–10 min walk south) adds a broader selection including:
- Brazilian, Mediterranean, and California cuisine along Pico near National Blvd
- Multiple coffee and brunch spots on Motor Ave
- Westwood Village (10 min drive): dense restaurant cluster near UCLA
- Century City Westfield food hall (5 min drive): Eataly, high-end dining
- Culver City's Helms District (8 min drive): James Beard–recognized restaurants
For current top-rated restaurants, search Yelp for "Cheviot Hills 90064" filtered by rating. The Motor Ave and Pico corridor consistently produces strong 4–5 star results.
Grocery stores and markets
- Vons — Motor Ave (walkable from most of the neighborhood)
- Trader Joe's — Westwood area (~2 miles)
- Whole Foods — Santa Monica Blvd / Beverly Hills adjacent (~3 miles)
- Bristol Farms — Century City Westfield (~2 miles)
- Ralph's — Multiple locations within 2 miles
Farmers Market
- Rancho Park Farmers Market — seasonal outdoor market near the golf course
- Westwood Farmers Market (Thursday) — ~2 miles
- Culver City Farmers Market (Tuesday) — ~3 miles
FAQ
Questions buyers are already asking about Cheviot Hills
These are the exact questions appearing in Google, Bing, and Perplexity autocomplete for "Cheviot Hills" — answered directly.
What is the average home price in Cheviot Hills CA?
Cheviot Hills homes typically sell in the $2.4M–$3.7M range. The neighborhood median real estate value is approximately $3.66M, ranking it in the top 2% most expensive in California. Luxury estates exceed $6M. Entry condos begin near $995K.
Is Cheviot Hills safe?
Yes. Cheviot Hills is one of the safer enclaves on the Los Angeles Westside. With 64% owner-occupancy, 0% child poverty, and one of the highest income levels in the US, it outperforms surrounding neighborhoods on every safety metric. Block-level LAPD crime data is available at crimemapping.com.
What part of Los Angeles is Cheviot Hills in?
Cheviot Hills is a Westside neighborhood in Los Angeles, ZIP code 90064. It is bounded by West LA and Century City (north), Beverlywood (east), Palms (south), and Rancho Park Golf Course (west).
How does Cheviot Hills compare to Beverlywood?
Cheviot Hills typically prices 30–50% higher than Beverlywood. Cheviot Hills offers larger lots, more mature landscaping, direct park access, and proximity to Rancho Park Golf Course. Beverlywood offers the same central-Westside location at a lower entry point — making it the primary alternative for buyers priced out of Cheviot Hills.
What universities are within 10 miles of Cheviot Hills?
UCLA (~2.5 miles north), West LA College (~3 miles west), Santa Monica College (~4 miles northwest), LMU (~4.5 miles southwest), USC (~7 miles east), Cal State LA (~9 miles east). The Expo Line connects Cheviot Hills to both UCLA and USC.
What are the walk and transit scores for Cheviot Hills?
Walk Score 76 (Very Walkable). Transit Score 62 (Good Transit). Bike Score 72 (Very Bikeable). The Metro E Line Expo train runs along the southern edge with the Westwood/Rancho Park station accessible on foot from much of the neighborhood.
What schools serve Cheviot Hills?
Overland Avenue Elementary (LAUSD public), Paul Revere Charter Middle School, University Senior High School (public). Private options: Vista School (K–12), Lycée Français de Los Angeles Kabbaz High School, Westside Neighborhood School.
What is the Cheviot Hills Recreation Center?
The Cheviot Hills Recreation Center at 2551 Motor Ave offers tennis courts, archery range, basketball courts, baseball fields, and seasonal programs including Little League, junior tennis, day camps, and adult leagues. Adjacent Rancho Park Golf Course adds 18-hole and par-3 public golf with a driving range.
How far is Cheviot Hills from LAX?
Cheviot Hills is approximately 8 miles from Los Angeles International Airport — typically a 20–25 minute drive off-peak via the 405 or La Cienega. The Expo Line to Crenshaw Line connection provides a transit alternative.
Which neighborhood is better — Cheviot Hills or Rancho Park?
Cheviot Hills and Rancho Park share the same ZIP code (90064) and border each other. Cheviot Hills typically prices 40–60% higher and offers more prestigious address cachet, larger lots, and private club access. Rancho Park offers a quieter feel with direct golf course adjacency and better Expo Line walking access — at a more accessible price point.
Making the decision
Cheviot Hills vs adjacent neighborhoods — which is right for you?
The most common buyer question across all three neighborhoods in this corridor is a comparison question. Here is the honest answer.
Choose Cheviot Hills if…
- Prestige address matters to your personal or professional identity
- You want Westside access without Beverly Hills pricing
- Parks, recreation, and walkable daily life are priorities
- You have school-age children and want the strongest public school zone
- You plan to hold long-term and want scarcity working for you
Choose Beverlywood if…
- You want the same central-Westside access at a 30–50% lower entry price
- You are a first-time move-up buyer from a condo
- Community identity and observant Jewish amenities matter to you
- You prioritize equity-building over prestige address
Choose Rancho Park if…
- Golf is a lifestyle driver (Rancho Park Golf Course is steps away)
- You want Cheviot Hills proximity at a lower price point
- Expo Line walkability is important for daily commuting
- You prefer the quietest, most residential feel in the corridor
Ready to explore Cheviot Hills?
Whether you are searching for the right block, trying to understand what your budget actually gets in 90064, or comparing Cheviot Hills to Beverlywood or Rancho Park — Bryan has worked both sides of these transactions and can give you a direct, unfiltered answer.
