Browse all Los Angeles real estate — or explore the full Los Angeles luxury real estate market.
Browse all Los Angeles real estate — or explore the full Los Angeles luxury real estate market.
Beverly Grove condos are attached homes in a compact, high-demand pocket of mid-Los Angeles wedged between Beverly Hills and West Hollywood. The neighborhood is best known for The Grove, the adjacent Original Farmers Market at Third and Fairfax, the Beverly Center, and the restaurants and boutiques along West Third Street. Buying a condo here is a trade: you accept a smaller footprint and a homeowners association in exchange for a central address that is genuinely walkable and hard to replicate anywhere else in the city.
The value proposition is location and convenience. From most of Beverly Grove you can reach shopping, dining, museums, and Cedars-Sinai Medical Center on foot or in a few minutes by car. Condo buyers here are typically medical professionals, entertainment-industry workers, downsizers, and people who want to trade a yard and a commute for proximity. What you give up is space and the control that comes with owning land outright. What you gain is a building that handles the exterior, the roof, and the shared systems while you own the interior.
Browse the active Beverly Grove listings below, or contact The Knight Group to talk through which buildings and price points fit what you are trying to do.
Beverly Grove sits in central Los Angeles, tucked between the independent cities of Beverly Hills and West Hollywood, with Fairfax Avenue forming its eastern edge. One common description bounds the neighborhood by Colgate Avenue on the north, Fairfax Avenue on the east, Lindenhurst Avenue on the south, and San Vicente Boulevard on the west. The Los Angeles Times Mapping L.A. project draws it slightly differently, bounded on the north and west by the West Hollywood and Beverly Hills city limits, on the east by Fairfax Avenue, and on the south by Wilshire Boulevard and San Vicente Boulevard.
The practical takeaway for a buyer is that boundaries here are soft, and the exact line matters. A property one block in one direction can sit inside the City of Los Angeles, while a neighboring block falls into West Hollywood or Beverly Hills, each with its own rules, taxes, and services. Before you write an offer, confirm which jurisdiction a specific address is in. It changes everything from transfer tax exposure to rent-control status on an investment unit.
Beverly Grove is primarily a neighborhood of single-family houses, well-kept duplexes, and low-rise condominium buildings. Newer condo and apartment structures are among the most sought-after building types in the area, and much of the attached-home inventory sits in mid-size, low-rise buildings rather than high-rise towers. That means smaller HOAs, fewer units sharing common costs, and buildings that range from mid-century holdovers to recent ground-up construction.
Pricing runs at an upscale tier because of the location, but it spans a wide band depending on age, size, and amenities. Rather than quote figures that move week to week, the honest framing is this: you are paying a premium for the address, and you should expect to compare units carefully on square footage, parking, natural light, and the financial health of the building, not just the asking price. A well-run building with strong reserves can justify a higher price than a cheaper unit in a building facing deferred maintenance.
Because inventory is limited and the pocket is small, well-priced units in desirable buildings tend to move. That is a reason to have your financing and your building-review process ready before you start touring, not a reason to skip diligence.
Daily life in Beverly Grove is organized around retail, dining, and entertainment that most Angelenos have to drive to. The neighborhood takes its name in part from The Grove, Caruso’s outdoor shopping center, which sits next to the Original Farmers Market at Third and Fairfax. That market opened in 1934, originally selling produce from area farmers, and it still anchors the area as a food and gathering hub. West Third Street adds a dense run of cafes, restaurants, and dessert shops, and the Beverly Center mall sits at the neighborhood’s western flank.
Museum Row along Wilshire Boulevard is close, putting LACMA, the La Brea Tar Pits and George C. Page Museum, and other institutions within easy reach. The character of the neighborhood blends upscale and unpretentious: it draws Cedars-Sinai professionals, longtime residents, and people who want a central base without the formality of Beverly Hills proper. For a condo buyer, the appeal is that you can live without treating your car as a life-support system for errands, dining, and entertainment.
Beverly Grove is one of the more walkable parts of Los Angeles. From much of the neighborhood you can reach the Beverly Center, the Beverly Connection, Third Street shopping, and a deep bench of restaurants on foot. For a city where walkability is the exception, that is a meaningful part of what you are buying.
Driving access is strong because the neighborhood is central. Major surface streets including Third, Beverly, La Cienega, Fairfax, and San Vicente feed the area, and you are close to the Beverly Hills and West Hollywood job centers. The trade-off is traffic and parking: central location means congestion on the surrounding corridors and street parking that ranges from tight to permit-restricted. When you evaluate a condo here, treat deeded parking and guest-parking rules as a first-order concern, not an afterthought.
Cedars-Sinai Medical Center, one of the premier hospitals in Southern California, sits in Beverly Grove. The institution traces to the 1960s, when Cedars of Lebanon Hospital in East Hollywood combined with Mount Sinai Hospital in what is now the Beverly Grove area. For a large share of condo buyers here, that hospital is the reason they are looking in the first place: physicians, nurses, researchers, and staff who want to live within a short commute of the campus.
The medical corridor cuts both ways for a resident. Proximity to Cedars-Sinai supports demand and gives the neighborhood a steady, professional buyer and renter pool, which matters if you ever sell or lease your unit. It also brings traffic, ambulance activity, and denser development on the blocks nearest the campus. If quiet is a priority, weigh how close a specific building sits to the hospital and the main hospital-access streets.
The Metro subway extension, long known as the Purple Line and now the D Line, is adding stations along Wilshire Boulevard just south of Beverly Grove, at Wilshire/La Brea, Wilshire/Fairfax, and Wilshire/La Cienega. Los Angeles City Planning has run a Purple Line Transit Neighborhood Plan around these stations, and the station-area planning intersects special districts including the Beverly Grove Residential Floor Area district.
For a buyer, rail access on Wilshire is a long-term positive for connectivity and, plausibly, for values near the stations. It also comes with the standard caveats of major transit construction: near-term disruption during build-out and higher-density development pressure around station areas. If you are buying partly for the transit upside, confirm the current status and timeline of the specific nearby station rather than relying on older projections, because delivery dates on this project have shifted over time.
Beverly Grove is served by the Los Angeles Unified School District. Fairfax High School, at the intersection of Fairfax and Melrose on a 24.2-acre campus, is the neighborhood’s LAUSD high school and offers a magnet program, Advanced Placement courses, and a Gifted and Talented program. As with anywhere in LAUSD, school assignment is address-specific and boundaries can change, so if schools drive your decision, verify the current attendance zone for the exact unit and confirm enrollment details directly with the district. Many condo buyers in Beverly Grove are not buying primarily for schools, but families and long-term owners should still confirm rather than assume.
Every condo purchase in Beverly Grove comes with a homeowners association, and California condo HOAs are governed by the Davis-Stirling Common Interest Development Act. That law shapes the parts of a condo purchase that are easy to overlook and expensive to get wrong. The HOA controls the building’s shared systems and finances, and your monthly dues fund that work.
Under Davis-Stirling, associations must conduct a reserve study that identifies major components with a remaining useful life under 30 years, estimates repair or replacement timing and cost, and sets the annual contribution needed to fund them. The board must review that study and adjust funding as needed. The law does not require a minimum funding percentage, but Civil Code section 5565 requires the percent-funded figure be disclosed annually, which means you, prospective lenders, and future buyers can see it. A building with a thin reserve is a building where a special assessment is more likely.
Special assessments are the other risk to underwrite. Under Civil Code section 5605, an assessment that would exceed five percent of the association’s total budgeted gross expenses for the fiscal year generally requires membership approval at a properly noticed meeting. When a seller lists a unit, they must deliver a disclosure package that includes the governing documents, the current budget, assessment amounts, reserve funding status, and any pending special assessments or major planned repairs, and the resale certificate must be provided within 10 days of a written request. Read that package. The financial health of the building is as important as the condition of the unit.
It can, and jurisdiction is the deciding factor. Measure ULA is a City of Los Angeles transfer tax on real property sales above a set threshold. When it took effect on April 1, 2023, it applied a 4% tax to sales over $5 million and 5.5% to sales of $10 million or more, and it applies to the entire sale value, not only the amount above the threshold. The thresholds adjust annually for inflation. For transactions closing after June 30, 2026, the thresholds moved to roughly $5.4 million and $10.9 million, with 4% applying above the lower figure and 5.5% above the higher one.
Most individual Beverly Grove condos sell below those thresholds, so ULA will not touch a typical unit sale. It becomes relevant on high-end penthouses or bulk and building-level transactions, and it only applies to properties inside the City of Los Angeles. Because Beverly Grove’s boundary touches Beverly Hills and West Hollywood, and because those are separate cities that ULA does not cover, confirming which jurisdiction an address sits in is not academic. It can change the tax math on a large deal materially.
The Knight Group organizes Beverly Grove inventory into focused collections so you can move from the neighborhood overview into specific homes without wading through the whole city. Start with the broader for-sale set on the Beverly Grove homes collection, which pulls together available properties across the pocket and is the right entry point if you are still deciding between an attached condo and a small single-family or duplex option.
From there, the core Beverly Grove listings page narrows into the neighborhood itself, and the companion second Beverly Grove collection surfaces additional current inventory in the same area. Between the three, you can see the full range of what is available, compare buildings and price points side by side, and flag the units worth touring. If a listing you want is not showing, contact The Knight Group directly, because well-priced units in this pocket often move before they saturate every search feed.
It is a strong fit if you value a central, walkable location near shopping, dining, museums, and Cedars-Sinai, and you are comfortable with condo ownership and HOA dues. It is a weaker fit if your priority is space, a private yard, or a quiet residential setting away from major retail and hospital traffic.
Cedars-Sinai Medical Center is located in Beverly Grove, so physicians, nurses, researchers, and staff often buy nearby to keep their commute short. That steady professional demand also supports resale and rental interest for owners.
Descriptions vary. One common set of bounds is Colgate Avenue on the north, Fairfax Avenue on the east, Lindenhurst Avenue on the south, and San Vicente Boulevard on the west. The Los Angeles Times mapping bounds it by the West Hollywood and Beverly Hills city limits on the north and west, Fairfax on the east, and Wilshire and San Vicente on the south. Confirm the jurisdiction of any specific address.
The Metro D Line (Purple Line) extension is adding Wilshire Boulevard stations just south of the neighborhood at Wilshire/La Brea, Wilshire/Fairfax, and Wilshire/La Cienega. That improves long-term transit access. Confirm the current construction status and opening timeline for the nearest station before relying on it.
Dues vary by building based on size, age, amenities, and reserve funding, so there is no single figure. What matters more than the headline number is what the dues fund and how healthy the reserves are. Review the reserve study, the budget, and the percent-funded disclosure before committing.
Measure ULA applies only to City of Los Angeles sales above its thresholds, roughly $5.4 million and $10.9 million for transactions closing after June 30, 2026. Most individual condo sales fall well below that, so it usually does not apply, but it can affect high-end or building-level deals, and only inside the City of Los Angeles.
Beverly Grove is in the Los Angeles Unified School District, and Fairfax High School at Fairfax and Melrose is the area’s LAUSD high school, with magnet, AP, and Gifted and Talented programs. Verify the current attendance zone for a specific address with the district.
Yes. It is among the more walkable neighborhoods in Los Angeles, with the Beverly Center, Third Street shopping, The Grove, and a large concentration of restaurants reachable on foot from much of the area. Parking, however, is tight, so confirm deeded parking and guest rules for any unit.
The Knight Group treats a Beverly Grove condo purchase as a building decision and a location decision at the same time. That means we evaluate the unit and the association together: the reserve study, the budget, the percent-funded figure, pending special assessments, and the parking and guest rules, alongside the layout, light, and condition of the specific home. In a small, in-demand pocket where inventory is thin, that diligence is what keeps a good address from turning into an expensive surprise.
We also confirm the details that quietly change the math here, starting with which jurisdiction an address sits in, because Beverly Grove borders Beverly Hills and West Hollywood and the rules differ across those lines. If you are weighing a purchase, browse the listing collections above and then reach out. We will tell you plainly which buildings and units are worth your time, and which are not.
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