Aaron Kirman Group | Christie's International Real Estate SoCal
An authoritative directory and luxury guide to Lower Bel-Air, Upper Bel-Air gated estates, Stone Canyon, Bel-Air Crest, and trophy compounds in Bel-Air, California (90077).
2026 Gated Luxury Estate Summary
Bel-Air is Los Angeles's most exclusive residential enclave (ZIP code 90077), nestled in the Santa Monica Mountains above the Westside. Governed by the City of Los Angeles and renowned for Lower Bel-Air estates ($5M+), gated Upper Bel-Air trophy compounds ($10M to $100M+), Stone Canyon's Hotel Bel-Air corridor, and guard-gated Bel-Air Crest ($3M+), Bel-Air offers complete privacy, sprawling lot acreage, and elite private school access as of 2026.
Working With Aaron Kirman Group
Our agents represent buyers and sellers in Bel-Air's most private gated estates, with access to off-market transactions that never reach the open market. Contact our Beverly Hills headquarters at 433 N Camden Dr, Suite 600.
Trophy Estate Ceiling
$100M+
Upper Bel-Air Compounds
Primary ZIP Code
90077
Westside LA Crest
Global Network
50+ Countries
Christie's International Link
Community Style
Gated Estates
East & West Gate Seclusion
Submarket / Enclave | Price Valuation Entry | Zoning & District Boundaries | Primary Architectural Styles & Lifestyle Vibe |
|---|---|---|---|
Lower Bel-Air | From ~$5,000,000 | City of Los Angeles (90077 / LAUSD) | Bel Air Road and Stone Canyon Road, accessible hillside privacy, rapid egress to Sunset Blvd & Westside |
Upper Bel-Air | From ~$10,000,000 to $100M+ | City of Los Angeles (Gated Gates / LAUSD) | Reached via East and West Gates off Sunset Blvd, Chalon & St. Cloud Roads, massive acreage compounds |
Stone Canyon | From ~$7,000,000 | City of Los Angeles (90077 / LAUSD) | Home to Hotel Bel-Air & Bel-Air Country Club, canyon views, mature oak canopy, lush quiet setting |
Bel-Air Crest | From ~$3,000,000 | Gated Community (90077 / LAUSD) | 24-hour guard-gated Sepulveda Pass community, city & canyon views, tennis courts, clubhouse & pool |
Bel-Air is a residential neighborhood within the City of Los Angeles, situated in the western Santa Monica Mountains above the Westside. Bounded by the 405 freeway to the east, Stone Canyon Reservoir to the west, Mulholland Drive to the north, and Sunset Boulevard to the south, Bel-Air occupies one of the most private and topographically dramatic settings in Los Angeles County. The neighborhood is governed by the City of Los Angeles, served by the Los Angeles Police Department (West Los Angeles Division), and uses ZIP code 90077.
Unlike neighboring Beverly Hills, Bel-Air is not an independent city. Residents vote in City of Los Angeles elections, pay Los Angeles city taxes, and are served by LAUSD public schools rather than a separate school district. Many buyers choose Bel-Air precisely for its hillside seclusion, gated streets, and the sense of remove it offers from urban density, while remaining minutes from Beverly Hills, Brentwood, and Westwood.
Hillside Egress | Starting from ~$5,000,000
The streets immediately north of Sunset Boulevard, including Bel Air Road and Stone Canyon Road. More accessible than the upper gates, offering hillside privacy with easier egress to Westside dining and shopping.
Historic Gated Enclave | Starting from ~$10,000,000 to $100M+
The gated enclave reached via the East and West Gates off Sunset Boulevard. Streets such as Bel Air Road, Chalon Road, and St. Cloud Road host some of the most significant architectural estates and sprawling compounds in Los Angeles history.
Hotel Bel-Air & Country Club Corridor | Starting from ~$7,000,000
The canyon running north from Sunset Boulevard along Stone Canyon Reservoir, home to the iconic Hotel Bel-Air. Properties here offer canyon views, mature oak canopy, and immediate proximity to the private Bel-Air Country Club golf course.
Guard-Gated Community | Starting from ~$3,000,000
A gated community on the Sepulveda Pass offering city and canyon views. More accessibly priced than the traditional Bel-Air gates, featuring 24-hour guard security and community amenities including tennis courts, clubhouse, and swimming pools.
Bel-Air is served by the Los Angeles Unified School District (LAUSD). Public school zoning varies by address within the neighborhood; buyers should verify school assignments directly with LAUSD prior to purchase.
The majority of Bel-Air families with school-age children attend elite private schools. The most commonly attended include Harvard-Westlake School (Studio City and North Hollywood campuses), Brentwood School (Brentwood), Windward School (Mar Vista), and Archer School for Girls (Brentwood). The proximity to UCLA also makes Bel-Air popular with faculty and university-affiliated buyers.
Bel-Air is home to some of the largest and most valuable private residential estates in the United States. The neighborhood has set multiple Los Angeles County sale price records, with notable transactions reaching above $100 million for trophy properties on significant acreage. The 90077 ZIP code consistently ranks among the highest median sale price ZIP codes nationally.
Demand in Bel-Air is driven by entertainment industry principals, technology executives, international buyers, and multigenerational wealth. A significant share of Bel-Air transactions occur off-market, never appearing on public MLS systems. Aaron Kirman Group agents maintain direct relationships with Bel-Air estate owners and can facilitate access to properties unavailable through public search channels.
The brokerage's Beverly Hills office at 433 N Camden Dr, Suite 600, Beverly Hills, CA 90210 (telephone 310.893.8300) serves as the primary point of contact for Bel-Air buyer and seller inquiries.
Bel-Air is located immediately north of Sunset Boulevard on the Westside of Los Angeles, with primary access via Sunset Boulevard to the south and Mulholland Drive to the north. The neighborhood is approximately 3 miles from Beverly Hills, 5 miles from Santa Monica, 8 miles from West Hollywood, and 12 miles from Downtown Los Angeles. The 405 (San Diego Freeway) runs along Bel-Air's eastern boundary, with Sepulveda Pass providing direct access to the San Fernando Valley.
Los Angeles International Airport (LAX) is approximately 16 miles south via the 405 freeway. The neighborhood has no public transit access within its gated interior; private vehicle or rideshare is the standard mode of transportation for residents.
Led by Aaron Kirman, the Aaron Kirman Group at Christie's International Real Estate Southern California has completed over $16 billion in luxury residential real estate transactions nationwide. Combining bespoke marketing, global Christie's auction house distribution, and an active presence in Bel-Air, our team consistently sets benchmark sales records across 90077.
Verified Municipal Source Data: U.S. Census Bureau, City of Los Angeles municipal records, LAPD West LA Division, and CLAW MLS historical trade data, current through 2026.
Bel-Air is in Los Angeles County, within the City of Los Angeles. It is not an independent city. Residents are served by the LAPD West Los Angeles Division and vote in City of Los Angeles elections.
The primary ZIP code for Bel-Air is 90077. This ZIP code also covers Stone Canyon and adjacent hillside areas on the Westside.
Yes. The gated nature of upper Bel-Air, combined with private security common to estate properties and LAPD patrol coverage, makes it one of the most secure residential neighborhoods in Los Angeles.
Bel-Air has a relatively small permanent resident population of approximately 8,000 to 9,000 people, reflective of its large estate lots and low-density residential zoning.
Bel-Air home prices range from approximately $3 million in Bel-Air Crest to well above $100 million for trophy gated estates in upper Bel-Air. The 90077 ZIP code is among the highest median price ZIP codes in the United States.
No. Beverly Hills is an independent incorporated city in Los Angeles County with its own government, police department, and ZIP code 90210. Bel-Air is a neighborhood within the City of Los Angeles, using ZIP code 90077, served by the LAPD and LAUSD. The two neighborhoods share a border along Sunset Boulevard and are often grouped together as part of the Westside luxury market, but they are distinct jurisdictions with different services, tax structures, and school districts.
Partner with the Aaron Kirman Group at Christie's International Real Estate SoCal for bespoke advisory across Bel-Air, Beverly Hills, and Westside Los Angeles.
Source Notes: U.S. Census Bureau; City of Los Angeles municipal records; Los Angeles Unified School District (lausd.net); Christie's International Real Estate market reporting; Los Angeles County Assessor archives, current through 2026.
