Neighborhood Guide
Bel Air Real Estate & Neighborhood Guide
Gated estates, canyon views and rare privacy, minutes from Beverly Hills and UCLA.
Bel Air offers a rare sense of privacy and calm within Los Angeles. From historic estates in the original East Gate to architectural homes in the hills, each part of the neighborhood offers a different way of living.
Bel Air was developed by Alphonzo Bell from 1923 in the foothills of the Santa Monica Mountains, directly across Sunset Boulevard from UCLA. It is a City of Los Angeles neighborhood with no commercial center and very little through traffic, which is exactly why people love it.
Homes here sit behind gates, hedges and long private drives. You will find classic Mediterranean and traditional estates on mature, landscaped lots, alongside contemporary architectural homes built for indoor-outdoor living and city, canyon and ocean views.
Bel Air is hillside living, so I always help buyers look beyond the house: access roads, views, lot usability and, importantly, fire safety and insurance.
90077
ZIP code
Los Angeles
City
LAUSD
Schools
$10.5M
Median list price
Market snapshot · October 2026
Bel Air real estate market
Bel Air’s median list price reached an all-time high, but price per square foot held steady. Larger, newer homes are coming to market, and classic Bel Air homes around $6 million are moving fastest.
$10,495,000
Median list price
$25,547,500
Median new listing
$1,320
Price per sq ft
175
Median days on market
89
Homes for sale
27
Market Action Index · buyer’s edge
Prices by segment
Ultra luxury
Median price $45,000,000
Typical size 15,350 sq ft
Days on market 252
Premium
Median price $14,925,000
Typical size 8,685 sq ft
Days on market 213
Classic Bel Air
Median price $6,097,500
Typical size 4,838 sq ft
Days on market 105
Entry level
Median price $1,794,000
Typical size 2,305 sq ft
Days on market 108
Data: Altos Research, ZIP 90077, week of October 8, 2026. Single-family homes; figures change weekly. Read the full Bel Air October 2026 market update.
Live MLS listings
Bel Air homes for sale
Updated throughout the day from the MLS. Ask me about homes that are not publicly listed.
Pocket by pocket
Areas within Bel Air
Bel Air is not one neighborhood but several, each with its own roads, views and lot sizes.
East Gate (Old Bel Air)
The original section, entered at Beverly Glen and Sunset. Historic estates, mature gardens and some of the largest flat lots in the area.
West Gate
Entered at Bellagio Way and Sunset, near the Bel-Air Country Club, with winding roads and a mix of classic and newly built homes.
Stone Canyon
Home to Hotel Bel-Air and the Stone Canyon Reservoir, a quiet canyon with some of Bel Air’s most private estates.
Upper Bel Air
The higher hillside streets toward Mulholland Drive, known for contemporary homes and sweeping canyon and city views.
Bel Air Crest
A guard-gated community on the west side of Bel Air near the Getty Center, with its own clubhouse, pool and courts.
The Stradella corridor
Off Bellagio and Stradella Road, home to some of the most significant new estates in Los Angeles.
Lifestyle
Living in Bel Air
Bel Air is about privacy at home and the best of the Westside minutes away.
Hotel Bel-Air
The neighborhood’s landmark hotel on Stone Canyon Road, with its Swan Lake gardens and restaurant.
Bel-Air Country Club
A private golf club set within the neighborhood, between the West Gate and Stone Canyon.
UCLA & Westwood
Right across Sunset Boulevard: lectures, sports, the Hammer Museum and Westwood Village.
The Getty Center
World-class art, architecture and gardens just west via Sepulveda Boulevard.
Beverly Hills & Brentwood
Rodeo Drive, Brentwood Village and the Brentwood Country Mart are a short drive in either direction.
Canyon views & trails
Mulholland Drive and the Santa Monica Mountains frame the neighborhood, with overlooks and nearby trailheads.
Education
Schools in and near Bel Air
Bel Air is served by LAUSD, and several of the city’s most respected independent schools are in or right next to the neighborhood.
Public schools
Roscomare Road Elementary
LAUSD elementary school in Bel Air.
Warner Avenue Elementary
LAUSD elementary school in nearby Westwood serving parts of Bel Air.
Emerson Middle School
LAUSD middle school serving Bel Air.
University High School
LAUSD high school serving Bel Air.
Private schools nearby
John Thomas Dye School
Kindergarten to grade 6, on Chalon Road in Bel Air.
The Mirman School
Independent school for gifted children, in the Bel Air area off Mulholland.
Marymount High School
Girls’ Catholic high school on Sunset Boulevard by Bel Air.
Harvard-Westlake (middle school)
Grades 7 to 9 in neighboring Holmby Hills.
Milken Community School & Westland School
Both on the Mulholland and Sepulveda edge shared with Brentwood.
School assignments depend on the exact address. Always confirm boundaries and enrollment with the school district or school before you buy.
FAQ
Bel Air real estate questions
Does the LA mansion tax (Measure ULA) apply in Bel Air?
Yes. Bel Air is in the City of Los Angeles. The City of Los Angeles Measure ULA transfer tax is paid by the seller on sales above a threshold. For sales from July 1, 2026, it is 4% above $5.4 million and 5.5% at $10.9 million or more, on the full price. The City adjusts these thresholds every year, so confirm the figures for your closing date.
Which public schools serve Bel Air?
Bel Air is in LAUSD. Depending on the address, homes are assigned to Roscomare Road or Warner Avenue Elementary, then Emerson Middle School and University High School.
What should I know about fire safety and insurance in Bel Air?
Bel Air is hillside, brush-adjacent terrain, and the neighborhood has a history of wildfire. Before you fall in love with a home, get insurance quotes during your contingency period and ask about brush clearance, roofing and access roads.
Why is the median price so high when price per square foot is flat?
In October 2026 the median list price hit about $10.5 million, but price per square foot held near $1,320. Larger and newer homes are coming to market, which raises the median without homes becoming more expensive per foot.
Bel Air market reports & guides
Bel Air Market Update · July 2026
Bel Air Market Update July 2026
Bel Air market update, July 2026: median list price, inventory, days on market, price cuts and what it all means for buyers and…
Bel Air Market Report · May 2026
Bel Air Is Entering a More Selective Phase
Bel Air market update, May 2026: pricing trends, inventory shifts and buyer behavior shaping the 90077 luxury housing market…
Bel Air Market Report · April 2026
Bel Air Is Moving With Precision
A refined look at the Bel Air real estate market. Explore current trends, buyer behavior, and what’s shaping the 90077 market this…
Thinking about Bel Air?
From a classic East Gate estate to a new build on Stradella, I will help you see the value behind each property.