Your Beverly Hills Relocation Guide From Abroad

Considering a move to Beverly Hills from overseas? You’re not alone. Many international buyers are drawn to its privacy, design pedigree, and central Westside location. Still, navigating a high‑value U.S. market from abroad can feel complex. In this guide, you’ll learn how the Beverly Hills market works, where to focus your search, how financing and closing work for non‑U.S. buyers, what costs to expect, and how to plan your relocation timeline. Let’s dive in.

Beverly Hills at a glance

Beverly Hills is one of the country’s most prestigious real estate markets. Inventory can be limited in the most coveted pockets, and cash buyers often have an edge. You’ll see everything from luxury condos to architectural estates, with wide variation by street and elevation.

Buyers range from entertainment principals and executives to international families and investors. If you value privacy, walkable dining and retail, and quick access to the rest of the Westside, this market delivers. Work with a local specialist to understand micro‑market nuances and recent trades before you make an offer.

Key neighborhoods to know

Beverly Hills Flats

The Flats offers central access, tree‑lined streets, and a mix of classic and renovated homes. Lots are typically generous, and walkability to shops and restaurants is a draw. Architecture ranges from traditional to modern. Expect gated driveways and on‑property parking rather than street reliance.

North of Santa Monica and Hillsides

As you move north, lots get larger and privacy increases. Many homes sit higher with city or canyon outlooks. Architecture varies, with modern, Mediterranean, and contemporary styles common. Drive times can lengthen with elevation, so plan test drives at different times of day.

Trousdale Estates

Trousdale is known for mid‑century modern and architecturally significant estates with strong indoor‑outdoor lines. Views and privacy command premium pricing. Expect curated landscaping, top security features, and limited on‑market inventory at any given time.

BHPO vs City of Beverly Hills

The “Beverly Hills Post Office” area shares the 90210 ZIP but falls under the City of Los Angeles for many services. This affects municipal services, school options, and certain taxes. Confirm the jurisdiction for any address you consider and understand the differences before you write an offer.

Golden Triangle and luxury condos

Around Rodeo Drive and the Golden Triangle, you’ll find premium condos and townhomes with concierge‑style amenities. These can be ideal if you want a low‑maintenance base in a prime retail and dining corridor. Review HOA rules and budgets carefully so ongoing costs align with your plans.

Price bands and property types

• Condos and townhomes range from entry luxury into several million dollars, depending on building and address.
• Smaller single‑family homes and duplexes in the Flats and south areas are generally several millions of dollars.
• Classic Beverly Hills single‑family homes typically sit in the mid‑single to low‑double digit millions.
• Hillside estates and enclave properties, including Trousdale, can reach the upper double‑digit millions and above.

These are broad bands. Final pricing shifts with lot size, views, renovation level, and market timing.

Your buying timeline from abroad

Weeks 1–6: Financial prep

Start with clarity on cash vs financing. Many international buyers pay all cash. If you prefer a mortgage, ask lenders about foreign‑national programs. These often require a larger down payment, thorough documentation, and sometimes higher rates. You’ll typically need a Social Security Number or an ITIN. If you do not have an SSN, consider applying for an ITIN and open a U.S. bank account to streamline transfers and recurring payments.

Weeks 2–8+: Search and tours

Combine virtual screenings with a targeted in‑person visit. Use high‑quality video walkthroughs, 3D tours, and floorplans to shortlist. For premium properties, private showings may require proof of funds and sometimes NDAs. Plan a focused, one‑to‑two‑day tour across several pockets to compare walkability, privacy, and commute patterns.

Offer and due diligence

Your offer will address price, earnest money, escrow length, and any contingencies. Inspection periods often include general home, pest, roof, pool, HVAC, and sewer reviews, with structural specialists as needed. In competitive settings, some buyers limit contingencies. If you are overseas, keep protective contingencies you truly need and lean on local advisors before waiving anything.

Escrow and closing

California closings are handled through escrow and a title company. Typical all‑cash escrows run about 30–45 days; financed or complex deals can take 30–60+ days. Many buyers purchase owner’s title insurance for protection. Remote signings or powers of attorney may be possible; confirm with escrow and the notary upfront so timing and logistics match your travel plans.

After closing

Set up utilities, internet, and security. Arrange landscaping, pool care, housekeeping, or a property manager if you will be away often. If you’re establishing residency, plan for vehicle registration and a California driver’s license within state timeframes.

Costs and tax basics

Upfront costs

• Down payment: cash buyers fund the full price; foreign‑national loans often require 30–50% down.
• Closing costs: generally in the low single‑digit percentage of the price, though absolute amounts are significant on high‑value homes. Expect lender, escrow, title, recording, and transfer fees.

Ongoing costs

• Property tax: Under Proposition 13, your assessed value is tied to the purchase price and can increase by limited amounts annually. The base rate is about 1% of assessed value plus local assessments. For precise figures, review the Los Angeles County Assessor’s resources with the Los Angeles County Assessor.
• HOA dues: common in condos and some gated communities. Review budgets and reserves.
• Insurance: homeowners insurance is standard for financed homes. Earthquake coverage is a separate policy in the LA area. Expect higher premiums for larger estates.
• Maintenance and staffing: budget for grounds, pool, security systems, and routine upkeep.

Cross‑border considerations

• FIRPTA: If you sell later as a non‑U.S. person, FIRPTA generally requires withholding on the sale proceeds. Get familiar with FIRPTA rules early and speak with a U.S. tax advisor.
• Rental income: Rental activity triggers U.S. tax reporting and possible withholding.
• Estate planning: U.S. estate tax can apply differently to non‑resident owners. Discuss ownership structures with your advisors.

Schools, commuting, and daily life

Schools and admissions

If you buy within city boundaries, most addresses are served by the Beverly Hills Unified School District. Assignment is address‑driven and can change. Always verify current boundaries directly with the Beverly Hills Unified School District before making decisions. Private schools are also available in the broader area; start tours and applications early since some programs have waitlists.

Getting around and airports

Beverly Hills is car‑oriented. Many residents drive or use private drivers and rideshare. Traffic varies by time and route. For air travel, LAX is the main international hub, with Burbank and Long Beach offering some domestic options depending on your itinerary.

Privacy, security, and activity levels

If privacy is a priority, focus on properties with gated entries, strategic landscaping, and modern security systems. Some streets near commercial corridors can be busier, while hillside pockets and certain cul‑de‑sacs feel quieter. Tour at different times of day to match your preferences.

Permitting and renovations

Major remodels in the city typically require permits, plan review, and inspections. Check current procedures with the City of Beverly Hills before you start design work. For architecturally significant homes or special overlays, you may encounter additional reviews. Quality contractors book out well in advance, so build timeline and budget buffers into your plan.

Your relocation checklist

• Choose a Beverly Hills specialist experienced with international buyers.
• Clarify funding: cash vs foreign‑national financing; obtain pre‑qualification if financing.
• Apply for an ITIN if needed; open a U.S. bank account and set up international wires.
• Arrange short‑term housing for property tours and closing.
• Shortlist homes through virtual tours; schedule a focused in‑person visit.
• Engage a title/escrow team early to confirm remote signing options.
• Consult a U.S. CPA and estate attorney on ownership structures and taxes.
• Start school outreach and applications if moving with children.
• Book international movers and a customs broker for household goods.
• Line up ongoing services: landscaping, pool, security, and property management if desired.

The advisors you’ll want

• Beverly Hills real estate agent with cross‑border experience.
• Mortgage broker or lender offering foreign‑national programs.
• Escrow/title officer familiar with remote closings. For fundamentals, see title insurance basics.
• U.S. CPA or international tax specialist for FIRPTA, income, and estate planning.
• Real estate attorney for contract and jurisdictional issues.
• Estate planning attorney for structure and succession.
• International mover and customs broker.
• School admissions consultant if helpful to your family.

How Renée supports your move

You deserve guidance that is discreet, responsive, and practical. As a boutique, single‑point‑of‑contact advisor affiliated with a global luxury network, I streamline every step for international clients. You get clear market briefings, curated on‑the‑ground tours, and strong negotiation informed by local comparables and off‑market context.

If you need financing, I coordinate lenders with foreign‑national programs and align timelines with escrow. For due diligence, I arrange inspections, title review, and remote signing setup so you can close from abroad when needed. After closing, I can connect you with trusted vendors, and, if you plan to lease the home or need oversight while away, I can advise on property management and tenant placement options.

For families, I coordinate school research and timing alongside your search. For investors or pied‑à‑terre buyers, I outline HOA and rental considerations. Communication is multilingual in English, Italian, French, Spanish, and Farsi, so details are never lost in translation. If you want an overview of current market conditions and a valuation framework for specific streets, I provide concise, data‑driven briefs using best‑in‑class tools and reports from sources like the California Association of Realtors and NAR.

When you are ready to explore Beverly Hills with a trusted, high‑touch partner, reach out to Renée Avedon. Let’s Connect.

FAQs

Do I need to be a U.S. resident to buy in Beverly Hills?

• No. Non‑U.S. persons can purchase property in Beverly Hills; however, financing, tax, and estate planning considerations differ from U.S. residents, so consult appropriate advisors.

How long does an international purchase take from start to keys?

• Many buyers move from prep to closing in 60–120 days, depending on financing, property availability, and due diligence; cash purchases and focused searches can shorten this timeline.

What upfront and ongoing costs should I plan for beyond price?

• Budget for closing costs in the low single‑digit percentage of price plus property taxes, HOA dues if applicable, insurance, maintenance, and staffing.

Can I get a mortgage as a foreign national?

• Often yes. Programs vary by lender and usually require higher down payments, thorough documentation, and sometimes higher rates; start with a lender familiar with non‑resident borrowers.

What is FIRPTA and why does it matter to me?

• FIRPTA is a federal withholding regime that applies when non‑U.S. persons sell U.S. real property; discuss implications with your tax advisor early and review guidance from the IRS.

Which neighborhoods fit walkability, views, or privacy goals?

• The Flats offers central access and walkability; the Hillsides and Trousdale emphasize views and privacy; BHPO provides 90210 mailing but different city services, so confirm jurisdiction for any address.

How can I confirm school options for a specific address?

• School assignments are address‑based and can change. Verify current boundaries and enrollment details directly with the Beverly Hills Unified School District.

What should I know about title and escrow in California?

• Escrow companies hold funds and coordinate recording; buyers often obtain owner’s title insurance for protection against defects. For fundamentals, see resources from the American Land Title Association.