The Holmby Hills Median Price Nobody Actually Pays

Kylie Jenner listed her Holmby Hills compound for $48 million in December, pulled it from the market in March, and brought it back at the end of June at $38.5 million, a $9.5 million cut on a 15,300-square-foot property she bought for $36.5 million in 2020. Read as a headline, it looks like a market cooling fast. Read against what actually trades on that side of Sunset, it looks like something closer to a seller recalibrating to the real comp set rather than the one she started with.

That distinction matters more than it seems, because it's the same distinction that trips up anyone comparing Holmby Hills to a neighboring zip code using the number a portal hands them. The median price you'll see for Holmby Hills right now sits around $6.9 million for the trailing three months. It is accurate. It is also close to useless as a way to understand what a home there actually costs, because Holmby Hills isn't one market wearing one name. It's two.

Two Markets Wearing One Zip Code

The blended median gets pulled down by a genuine lower tier: Wilshire Corridor high-rise condos and the smaller homes tucked along Beverly Glen, generally trading between $1.5 million and $7 million. That inventory is real, it's on the MLS, and it's part of what "Holmby Hills" technically means on paper.

But the neighborhood most buyers picture when they say the name, the flat multi-acre estates north of Sunset near the Los Angeles Country Club, operates in an entirely different band. Trades there run from roughly $20 million past $100 million, with thin inventory and long, patient marketing periods that would look alarming anywhere else.

A buyer who budgets off the $6.9 million median and starts looking for the estate everyone associates with Holmby Hills is going to have a rough conversation with their agent within the first showing.

A Four-Year Sale Isn't a Failed Sale

British developer Nick Candy has been trying to sell his Holmby Hills estate since July 2022, when he first listed it at $85 million. He pulled it off the market in November at $59.5 million and relisted in March 2026 at $58 million. Nearly four years in, a price cut of $27 million, and the home still hasn't traded as of this writing.

In most housing markets that trajectory reads as distress. In this one it's closer to normal. Redfin's trailing data for Holmby Hills shows homes selling after an average of 186 days on the market for the three months ending in March 2026, down from 209 days the year before, while the median price per square foot rose 28.5% year over year to $768 and the number of homes sold actually fell, from four to three in that window. That combination, fewer trades, higher per-square-foot pricing, roughly flat time on market, doesn't describe a slowing neighborhood. It describes a small number of committed buyers paying more for what does close, while sellers who don't need to sell simply wait.

That patience shows up in the sales history, too. The estate tier doesn't clear out because inventory turns over quickly. It clears out because the right buyer eventually appears for a property that was never going to move on a normal timeline in the first place.

What Actually Moved in 2026

Four listings this year sketch the shape of that estate tier better than any aggregate number could.

Jenner's Mapleton Drive compound, handled by a Compass agent, went from $48 million to $38.5 million and is still finding its buyer. A 1939 Georgian on Bellagio Road, gutted and reimagined by designer Kelly Wearstler and co-listed by Drew Fenton of Carolwood Estates and Rayni Williams of The Beverly Hills Estates, came down more modestly, from $37.5 million to $34.5 million, a smaller cut that suggests the renovation pedigree is holding real value even as the ask adjusts. Candy's estate is down to $58 million after nearly four years on and off the market against an original $85 million ask. And a Colonial Revival at 214 South Beverly Glen Boulevard, built for Jean Harlow around 1932 and held by one family since 1979, came to market in April at $16.8 million, a rare entry point into legacy-tier Holmby Hills below the $20 million estate floor, on a home that hadn't changed hands in 47 years.

Line those four up and a pattern emerges that the median price never shows: this segment isn't pricing itself off comparable recent sales, because there often aren't enough of them. It's pricing off design pedigree, land, and how badly the seller needs liquidity right now versus in three years. Renovated and design-forward properties absorb smaller cuts. Untouched or dated ones absorb larger ones. And a home with real architectural history, like the Harlow property, can still land under $20 million if it sits outside the country club's immediate perimeter.

There's one more cost line that separates this market from its most obvious comparison point. Beverly Hills is its own incorporated city, with its own government and tax structure. Holmby Hills is not. It's a neighborhood inside the City of Los Angeles, which means high-end sales there run into Los Angeles's Measure ULA transfer tax, a documented headwind on big-ticket deals across the city, in a way that an equivalent Beverly Hills sale simply doesn't. It's one more reason a seller here might hold out for a specific number rather than chase a quick close.

What This Means If You're Comparing Neighborhoods

Set the Holmby Hills numbers next to Beverly Hills and the contrast sharpens. Beverly Hills posted a median sale price of $4.0 million for the three months ending in July 2026, up 18.2% year over year, with a median price per square foot of $1,370 and an average 70 days on market. That's a market with real volume and a distribution that mostly sits under the $20 million line where Holmby Hills' true estate tier begins.

The takeaway isn't that Holmby Hills is simply "more expensive." It's that the two neighborhoods aren't answering the same question. Beverly Hills gives you a wide, actively trading range with plenty of comparable recent sales to anchor a price. Holmby Hills' headline number describes a blended market that barely resembles the property most buyers are actually picturing, and the segment that does resemble it trades so rarely that patience, not urgency, sets the terms.

If you're genuinely comparing the two, the useful question isn't which median is higher. It's which market you're actually trying to buy into, and whether the number you're budgeting from reflects that market or a different one wearing the same name.

For a closer look at what's currently available across price tiers, our Holmby Hills neighborhood guide breaks down inventory by segment, and our Beverly Hills guide offers the same for that market. A meaningful share of the true estate tier trades off-MLS entirely, which is worth understanding before you start comparing listings at all.

FAQ

Is Holmby Hills more expensive than Beverly Hills? It depends which Holmby Hills you mean. The blended median sits close to Beverly Hills' median. The core single-family estate tier north of Sunset trades in a range that starts well above nearly everything Beverly Hills has on the market.

Why do some Holmby Hills estates sit on the market for years? Inventory at the top of this market is thin enough that sellers without financial pressure will wait for a specific buyer rather than chase a faster sale at a discount. A long marketing period here often reflects seller patience more than lack of demand.

Does the median price tell you anything useful? It tells you what's moving across the full range of what's technically zoned Holmby Hills, condos included. It does not tell you what the estates most people associate with the name actually cost.

Buyers and sellers weighing Holmby Hills against Beverly Hills or Bel Air deserve a read on the market that goes past the headline number. Farhad Yasharpour works both sides of that comparison regularly, from the Wilshire Corridor condo tier to the estate market above it. Request an instant home valuation or schedule a private consultation to talk through what your budget actually buys on either side of Sunset.