Welcome To
Discover
Bel Air is not a city. It is a hillside neighborhood of the City of Los Angeles, laid out in 1923 by Alphonzo Bell on the canyons north of Sunset Boulevard and entered through two gates: the East Gate at Beverly Glen and the West Gate at Bellagio Way, across Sunset from UCLA.
Gary Jacobs walks Bel Air buyers through fire exposure, road access and the city's hillside building rules alongside the house itself.
Bell made his money from oil found on his family's land in Santa Fe Springs, and he hired landscape architect Mark Daniels to plan the new subdivision around winding roads and big lots. His wife chose the Italian street names, Bellagio, Stradella, Roscomare, and Bell built the Bel-Air Country Club, which with the Hotel Bel-Air on Stone Canyon Road still sits at the center of the neighborhood. The defining event came on November 6, 1961, when a brush fire destroyed 484 homes; it remains the reference point for the city's brush clearance and roofing rules. A smaller fire in December 2017 burned six more houses near the 405.
Today the neighborhood breaks into a few parts. East Gate Old Bel Air, nearest Beverly Hills, has the gentlest terrain and many of the original estates. The West Gate side rolls along Bellagio and Stone Canyon. Upper Bel Air climbs north along Roscomare and Stradella toward Mulholland, with smaller lots, mid-century homes and a few gated enclaves, and the Beverly Glen canyon adds cottages on tight hillside parcels. The housing runs from 1930s estates to post-1961 rebuilds to new construction on assembled lots. LAUSD assigns many addresses to Roscomare Road or Warner Avenue Elementary, Emerson Middle and University High, while plenty of families choose private schools nearby. Buyers here often compare Brentwood, Holmby Hills, Beverly Hills and the Pacific Palisades.
Market Snapshot
Live MLS numbers for Bel Air, refreshed every night. The Free Market Report box lower on the page uses the same figures.
Homes, townhomes and condos (no rentals) from the MLS. These numbers refresh every night as listings go active, pending or sold. Last updated Oct 29, 2026 at 8:06 pm.
Absorption rate shows how fast homes are selling. It takes the homes for sale today and divides them by the number of homes that sold per month over the last 12 months.
The answer is how many months it would take to sell every home on the market if no new listings came up. Under about 4 months usually means a seller’s market, 4 to 6 months is balanced, and over 6 months favors buyers.
Right now about 8% of the homes for sale in Bel Air are selling each month.
See the full Bel Air market report →
Based on 83 sales in the last 12 months. Charts cover the last 8 full quarters. Source: CSMAR MLS and its data-share MLSs. Information deemed reliable but not guaranteed.
No. Bel Air is part of the City of Los Angeles (Council District 5), mostly in ZIP code 90077, with some streets in 90049 and 90024. Police service comes from LAPD's West Los Angeles station, fire from LAFD, and public schools from LAUSD. The Bel Air Association, active since 1942, is a community group rather than a mandatory HOA for most of the neighborhood, though some gated enclaves have their own associations and dues.
Bel Air is mapped as a Very High Fire Hazard Severity Zone, and its history includes the 1961 fire that destroyed 484 homes and the 2017 Skirball fire that destroyed six. LAFD requires annual brush clearance, many streets are narrow and posted for red-flag parking restrictions, and insurance can be hard to place. Buyers usually line up a quote, and sometimes a FAIR Plan policy with a wraparound, before removing contingencies.
Bel Air is one of the first areas placed in the city's Hillside Construction Regulation district, a zoning overlay created in 2017. It caps grading (up to 6,000 cubic yards per site, less on substandard streets), limits haul trucks to four trips an hour, restricts construction to weekdays 8 a.m. to 6 p.m. with interior-only work on Saturdays, and requires Site Plan Review for homes over 17,500 square feet. The Baseline Hillside Ordinance also limits floor area relative to lot size and slope.
LAUSD assignments commonly include Roscomare Road Elementary or Warner Avenue Elementary, Emerson Middle in Westwood and University High in West LA; confirm each address with LAUSD's Resident School Identifier. Community Magnet Charter on Bellagio Road does not give admissions preference to neighbors. Private schools in or near Bel Air include Marymount High, John Thomas Dye, Mirman, Westland and Milken Community Schools.
Sunset Boulevard connects the gates to Beverly Hills, Brentwood and the 405. Beverly Glen Boulevard runs north over the hill to Sherman Oaks, and Roscomare and Stone Canyon lead toward Mulholland. Because many interior roads are narrow and winding, buyers often drive the route from the house to Sunset at rush hour, and think about how they would leave during a fire evacuation.
The East and West Gates are historic entrances rather than locked gates, and most Bel Air streets are public. A few enclaves, mainly in the upper part of the neighborhood, are gated with guards and their own HOAs. Many residents add private patrol service and their own security systems on top of LAPD coverage.
Bel Air pricing depends heavily on the lot: usable flat land, views, street width and buildability under the hillside rules can matter as much as the house. Gary Jacobs can pull the recent closed sales near you and explain how your property's land and improvements compare.
The newest Bel Air listings, straight from the MLS.
Active$17,995,000966 Stone Canyon Road
Active$4,595,00010837 Via Verona
Active$2,895,0001130 Linda Flora Drive
Active$2,495,0001337 Casiano Road
Active$950,0001529 North Beverly Glen Boulevard
Active$7,500,0001018 Stradella Road
Active$9,000,0001227 Roberto Lane
Active$13,900,00010850 Portofino Place
Active$3,750,0001902 Roscomare RoadFree Market Report
Everything in the snapshot above, in far more detail: month-by-month prices, what sells at each price point, neighborhood-by-neighborhood numbers and who lives here. Homeowners also see recent sales of homes like theirs.
Homes for sale and closed sales (no rentals) from the MLS — CSMAR and its data-share MLSs. Updated Oct 29, 2026.
Full market report
Free. One tap to sign in with Google or Facebook.
Public and private schools that serve Bel Air. Assignments go by exact address, so confirm with the district before you buy.
School assignments follow the street address, and districts adjust boundaries and offer transfers, so confirm the schools for a specific home with the district before you rely on them. Ratings and test scores open on GreatSchools.
Top-rated local spots in and around Bel Air. Tap a category.
Ratings and details from Google. Refreshed monthly.
Read helpful resources and articles related to the area.
Purchasing a home will inevitably be the biggest financial discussion of your life. And the decision as to whether it is the right time to purchase a home depends on a number of factors. And it is not just your finances. Although
With a never ending list of everything you ‘should do’ when purchasing a home, it seems counterproductive to focus on what you should not do. But being aware of the dont’s is just as important as the do’s, when it comes to making
Dusk at my Tarzana Mid Century Project from 2022 — in Southern California, the indoor-outdoor lifestyle sells the home as much as any room inside. “Which renovations have the best return on investment?” It’s not always as strait
Ready To Take
Whether you are thinking about buying, selling, or just exploring your options, Gary Jacobs and his team are here to provide clear guidance and trusted local expertise across Los Angeles and Ventura County.
Schedule a ConsultationThe information being provided by Conejo Simi Moorpark Association of REALTORS® (“CSMAR”) is for the visitor's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties a visitor may be interested in purchasing or leasing.
Information relating to properties referenced on this web site may originate from the Internet Data Exchange (IDX) program of CSMAR. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site.
Any information originating from CSMAR, relating to a property, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.
Listing data originating from CSMAR is copyrighted by CSMAR and is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited.
