What the Data Actually Shows About ZIP 90210

ZIP 90210 covers Beverly Hills proper plus a sliver of unincorporated Los Angeles County. The Census ACS5 estimates put its population at roughly 21,000 — small for a famous ZIP. The numbers underneath the brand are revealing.

Income, home value, and the spread

Median household income in 90210 is roughly $158,000 — about double the national median but, perhaps surprisingly, not the highest in California. ZIP codes in Atherton, Hillsborough, and Los Altos Hills routinely exceed $250,000.

Median home value in 90210 sits above $2 million per the latest ACS5 — but that median understates the reality because the Census tops out the home-value bin at $2,000,001+. The true median, computed from listing data, is likely closer to $4 million.

The result: 90210 is a place where the Census reaches the limit of its measurement. For most ZIPs the data is fine. For the very-high-end ZIPs the published medians are right-censored.

Demographics inside the brand

Median age in 90210 is ~46, well above the national median of 38.9. About 75% of adults age 25+ hold a bachelor's degree or higher (against a 35% national average). Only 28% of housing units are renter-occupied — low for a major California city, reflecting the dominance of single-family stock.

Foreign-born share is unusually high (~38% — almost double the national 14% rate), reflecting Beverly Hills' role as an international real estate market.

• Population: ~21,000
• Median household income: ~$158,000
• Median home value: $2M+ (right-censored)
• Bachelor's degree share: ~75%
• Foreign-born share: ~38%

How 90210 compares to its neighbors

ZIPs that ring 90210 — 90211 (eastern Beverly Hills), 90212 (southern), 90049 (Brentwood), 90077 (Bel Air) — share most of the demographic profile but differ on housing stock. Bel Air (90077) has higher median home value and lower density. Brentwood (90049) has more rental stock and a younger median age.

Use the City Zip Compare side-by-side tool to see all five at once.