Cheviot Hills

Classic Westside family living on quiet streets between Century City and Rancho Park.

Neighborhood Guide

Living in Cheviot Hills

Cheviot Hills is one of the Westside's best-kept secrets -- a genuinely quiet, family-oriented neighborhood that sits in one of the most convenient locations in Los Angeles. Bounded by Century City to the north, Beverlywood to the east, and Rancho Park to the west, it offers a suburban calm that belies its proximity to some of the city's most significant commercial and cultural centers.

Spanish Colonial Revival home with palm trees in Cheviot Hills

Founded in 1924, the neighborhood was developed on rolling hills between what were then the MGM and Fox studios -- a history that gave the streets their distinctly cinematic quality. Today, the homes range from charming 1930s Spanish colonials and mid-century ranches to substantial new constructions that have replaced some of the original stock. Lot sizes are generous by Westside standards, and the mature tree canopy gives the streets a settled, established character that takes decades to develop.

What draws families here is the combination of strong public schools, genuine walkability to parks and recreation, and the kind of neighborhood stability that comes from an 80% homeownership rate. Over half of households in Cheviot Hills are married families -- well above the city average -- and the community has the engaged, invested character that comes with long-term residents who put down roots. The Westfield Century City mall is minutes away, the 10 freeway provides quick access to the beach communities, and the Expo Line connects to downtown and Santa Monica.

$3.0M

Median Sale Price

$1,220

Price / Sq Ft

Avg Days on Market

+4%

Year-Over-Year

Market Activity

Active Listings: 20
Sold Last 90 Days: 36
List-to-Sale Ratio: 97%
Inventory (Months): 2.0

Schools & Financials

Elementary: Overland Avenue Elementary
Middle: Palms Middle School
High School: Hamilton High School

District: Los Angeles USD
Zip Code: 90064
County: Los Angeles

Annual Tax (Median): $35,000
Tax Year: 2026
HOA (Typical): None

The Lifestyle

What Makes Cheviot Hills Special

Dining & Entertainment

Cheviot Hills has a handful of beloved neighborhood institutions that residents fiercely protect. John O'Groats on Pico Boulevard has been serving its famous "Biscuits from Heaven" and specialty pancakes since 1982 -- it is the kind of breakfast spot where you see the same families every Saturday morning. Sushi Zo, the Michelin-starred omakase bar, operates out of an unassuming storefront nearby and is considered one of the finest sushi experiences in the city. Marty's Hamburger Stand, a cash-only relic from the 1950s, rounds out the neighborhood's no-frills, quality-first approach to dining. Century City's restaurant scene is a five-minute drive away for more formal occasions.

Outdoor Activities

The Cheviot Hills Park and Recreation Center is the neighborhood's social hub -- 14 lighted tennis courts, a baseball diamond, basketball courts, a children's playground, and barbecue areas that fill up on weekends. Rancho Park Golf Course, a William P. Bell-designed municipal course that opened in 1947 and hosted 18 Los Angeles Opens, is one of the only public 18-hole courses on the Westside. The Motor Avenue Farmers Market every Sunday morning draws the neighborhood out for farm-to-table produce, baked goods, and a relaxed community atmosphere.

Community Vibe

Cheviot Hills attracts families and professionals who want the Westside location without the traffic and noise that comes with higher-profile neighborhoods. The streets are wide, the lots are generous, and children ride bikes to Cheviot Hills Park the way they might in a small town. With an 80% homeownership rate and a median household income that places it among the top 4% of American neighborhoods, the community is stable, established, and deeply invested in maintaining the neighborhood's character. The proximity to Sony Pictures Studios (formerly MGM) gives the area a quiet Hollywood pedigree -- many of these streets have appeared in films and television for decades.