Cheviot Hills, Los Angeles: Complete Homebuyer & Realtor Guide
Golf Course Living, Studio Proximity, Family Paradise
About Cheviot Hills, Los Angeles
Cheviot Hills, Los Angeles, California is a prestigious Westside neighborhood founded in 1924 that has served as a filming location for movies and television shows due to its convenient location between MGM Studios (now Sony Pictures Studios) and Fox Studios, located in ZIP code 90064. Bounded by Rancho Park Golf Course and Hillcrest Country Club to the northwest, Anchor Avenue and Club Drive to the east, Manning Avenue to the west, and the Santa Monica Freeway to the south, with principal thoroughfares including Pico and National Boulevards.
This community ranks among the wealthiest 3.5% of American neighborhoods, with residents earning an average household income of $191,029 and 70.9% holding college degrees. Homebuyers love Cheviot Hills for its natural beauty and bucolic vibe featuring gently rolling hills, mature shade trees, wide streets, and high number of open spaces that make it one of the least population-dense districts in Los Angeles.
Cheviot Hills Real Estate Market 2026
About 42% of Cheviot Hills sales close above list price, signaling buyers are willing to compete but not across the board – homes that win attention are well-prepared, well-marketed, and priced with discipline.
Hot homes sell for about 6% above list price and go pending in around 16 days, moving much faster than broader LA market where homes take 63-80 days to sell, giving Cheviot Hills meaningful seller leverage.
Prices have increased dramatically in recent years and now rival neighboring Beverly Hills, Bel Air, and Holmby Hills, with Redfin naming it the "hottest" neighborhood nationally in 2014.
Source: Redfin, Feb 2026
Is Cheviot Hills Right for You?
Cheviot Hills, Los Angeles suits different buyers in different ways. Here’s who thrives here — and who should consider alternatives.
Cheviot Hills lies between Sony and Fox Studios explaining the significant number of celebrities who've called the neighborhood home over the years. Overland Avenue Elementary has an A Niche grade with 23:1 student-teacher ratio, plus Castle Heights Elementary with A- grade. Cheviot Hills Recreation Center offers tennis courts, playground, basketball courts, pool, and baseball diamonds.
High visibility due to filming location status, intense competition from other industry families
Top public schools including Overland Avenue Elementary (A rating), Castle Heights Elementary (A- rating), and Palms Middle School (A- rating). Natural beauty with gently rolling hills, mature shade trees, and high number of open spaces making it one of LA's least population-dense districts. Crime score of 3 out of 10 makes it safer than average US neighborhood.
Need at least $654K annual income to afford median home price using 28% rule, LAUSD assignment system complexities
Rancho Park Golf Course (public 18-hole championship) hosted 18 Los Angeles Opens with lighted driving range for day/night practice. Hillcrest Country Club (private) opened in 1920 for LA's Jewish community, attracting Hollywood stars from Groucho Marx to Louis B. Mayer. Neighborhood has long been popular among empty-nesters centered around golf courses.
Limited nightlife and urban amenities, higher property taxes on luxury homes
Types of Homes in Cheviot Hills
Cheviot Hills housing stock consists entirely of luxury single-family properties with architectural styles including Traditional, Mid Century Modern, Ranch, and Mediterranean, with all residences being luxury homes priced higher than the Los Angeles average.
Single-Family Traditional/Spanish Revival (1920s-1940s)
Original character details, mature landscaping, large lots often covering several parcels
May need updating, higher maintenance costs for vintage features
Mid-Century Modern/Contemporary (1950s-1970s)
Updated systems, open floor plans, hillside views of golf courses and city
Less character than vintage homes, competition from new construction
How to Sell Cheviot Hills to Your Clients
Ideal client match: Ideal buyers earn $650K+ annually with household incomes averaging $191K, typically entertainment industry professionals, affluent families prioritizing top schools, or golf enthusiasts wanting luxury with recreational amenities.
5 Talking Points
- 1 Ranks among the wealthiest 3.5% of American neighborhoods with exceedingly well-maintained real estate that maintains value over time
- 2 Homes sell 2x faster than broader LA market (36 days vs 63-80 days) giving sellers meaningful leverage
- 3 Three A-rated public schools within walking distance: Overland Avenue Elementary, Castle Heights Elementary, and Palms Middle School
- 4 Rancho Park Golf Course hosted 18 Los Angeles Opens and LPGA events, offering championship-level public golf
- 5 Crime score of 3/10 makes it safer than average US neighborhood with low child poverty rates
Handling Common Objections
Living in Cheviot Hills, Los Angeles
- John O'Groats
- Gyu-Kaku BBQ
- Aroma Cafe
- KFC
15+ restaurants · $$–$$$
- Aroma Cafe
- Coffee Shop on Pico
- Food
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Cheviot Hills Recreation Center
· community recreation center
40-acre facility with tennis, basketball, pool, baseball diamonds -
Rancho Park Golf Course
· public golf course
championship 18-hole course with driving range
- Vons on National Boulevard
- Ralphs on Olympic Boulevard
- Joan & Ephraim Sales Community Center
- Bishoy's Gym
- Private Fitness Training
Annual events: Cheviot Hills community events at recreation center · Hillcrest Country Club tournaments
Schools Near Cheviot Hills, Los Angeles
Cheviot Hills is served by Los Angeles Unified School District with excellent public options including A-rated Overland Avenue Elementary, A-rated Castle Heights Elementary, and A-rated Palms Middle School, though LAUSD assignment system may require lottery participation.
Elementary Schools
A Niche grade with student-teacher ratio of 23:1, Math: 85.0%, Reading: 88.0%
GreatSchools 2026A- Niche grade with 23:1 student-teacher ratio, Math: 66.0%, Reading: 71.0%
GreatSchools 2026Private Schools Nearby
- St Timothy School (PK–8 Catholic) — 16-minute walk from neighborhood center
- Notre Dame Academy Elementary School (K–8 Catholic) — 19-minute walk with high school option nearby
Source: GreatSchools, LAUSD 2026
Commute from Cheviot Hills
Cheviot Hills benefits from excellent connectivity with historic streetcar access and current proximity between Sony and Fox Studios, making it ideal for entertainment industry commutes.
Frequently Asked Questions: Cheviot Hills, Los Angeles
Answers to the most common questions homebuyers and realtors ask about Cheviot Hills, Los Angeles, California.
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The median sale price in Cheviot Hills, Los Angeles is $3.0M as of February 2026 (Redfin). At this price point, buyers typically need to earn at least $654K annually using the 28% rule for affordability.
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Yes, Cheviot Hills ranks among the wealthiest 3.5% of American neighborhoods with exceedingly well-maintained real estate. It has a crime score of 3/10 making it safer than the average US neighborhood, with excellent schools and recreation facilities.
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Yes, Cheviot Hills is excellent for families with top-rated schools including Overland Avenue Elementary (A grade), Castle Heights Elementary (A- grade), and Palms Middle School (A- grade). The 40-acre recreation center provides tennis courts, playground, basketball, pool, and youth programming.
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The best public schools are Overland Avenue Elementary (A Niche grade, 86.5 GreatSchools rating) and Castle Heights Elementary (A- grade, 68.5 rating) both with 23:1 student-teacher ratios. Students are served by Los Angeles Unified School District assignment system.
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Cheviot Hills has a walkability score of 70/100 (Very Walkable). The neighborhood is considered car-dependent but somewhat bikeable with some transit options, though daily errands can be accomplished on foot.
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Living in Cheviot Hills means enjoying natural beauty with gently rolling hills, mature shade trees, wide streets, and abundant open spaces in one of LA's least population-dense districts. Daily life centers around golf courses, recreation activities, and proximity to entertainment studios.
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Cheviot Hills consists entirely of luxury single-family homes with architectural styles including Traditional, Mid Century Modern, Ranch, and Mediterranean built primarily between the 1920s-1950s. Median home prices range around $3.0M with properties typically on large lots.
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Yes, Cheviot Hills is safer than the average US neighborhood with a crime score of 3 out of 10. As one of the nation's wealthiest neighborhoods, it also has one of the lowest child poverty rates providing additional community safety.
Neighborhoods Near Cheviot Hills
Not sure Cheviot Hills is the right fit? Compare these nearby Los Angeles neighborhoods.
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Data sources: Redfin, Zillow, California Association of Realtors, US Census ACS 2023, GreatSchools, Walk Score, OpenStreetMap. Content generated 2026. Always verify current market data with a licensed real estate professional.