ZIP 90210 Demographics & Income — Census Data Guide

ZIP 90210 covers Beverly Hills proper plus a sliver of unincorporated Los Angeles County. The Census ACS5 estimates put its population at roughly 21,000 — small for a famous ZIP. The numbers underneath the brand are revealing.

Income, home value, and the spread

Median household income in 90210 is roughly $158,000 — about double the national median but, perhaps surprisingly, not the highest in California. ZIP codes in Atherton, Hillsborough, and Los Altos Hills routinely exceed $250,000.

Median home value in 90210 sits above $2 million per the latest ACS5 — but that median understates the reality because the Census tops out the home-value bin at $2,000,001+. The true median, computed from listing data, is likely closer to $4 million.

The result: 90210 is a place where the Census reaches the limit of its measurement. For most ZIPs the data is fine. For the very-high-end ZIPs the published medians are right-censored.

Demographics inside the brand

Median age in 90210 is ~46, well above the national median of 38.9. About 75% of adults age 25+ hold a bachelor's degree or higher (against a 35% national average). Only 28% of housing units are renter-occupied — low for a major California city, reflecting the dominance of single-family stock.

Foreign-born share is unusually high (~38% — almost double the national 14% rate), reflecting Beverly Hills' role as an international real estate market.

Population: ~21,000
Median household income: ~$158,000
Median home value: $2M+ (right-censored)
Bachelor's degree share: ~75%
Foreign-born share: ~38%

See income, home value, and demographics side by side.

Compare 90210 to Any Other ZIP Code

How 90210 compares to its neighbors

ZIPs that ring 90210 — 90211 (eastern Beverly Hills), 90212 (southern), 90049 (Brentwood), 90077 (Bel Air) — share most of the demographic profile but differ on housing stock. Bel Air (90077) has higher median home value and lower density. Brentwood (90049) has more rental stock and a younger median age.

Use the City Zip Compare side-by-side tool to see all five at once.

Why right-censored data matters beyond 90210

This isn't unique to Beverly Hills — every ultra-high-value ZIP in the country runs into the same Census reporting ceiling, from Manhattan's priciest blocks to Silicon Valley enclaves. If you're researching any ZIP where the published median home value shows exactly $2,000,001, treat that as a floor, not a precise figure, and supplement it with current listing data for a more accurate picture of the true market value in that specific area.

Frequently asked

›Why is the Census home value capped at $2,000,001?

The American Community Survey housing-value question presents respondents with brackets; the top bracket is '$2,000,000 or more' (raised from $1,000,000 in 2008). For most U.S. ZIPs this doesn't matter; for ultra-high-end ZIPs the published median is therefore a floor, not a true median.

›Is 90210 the highest-income ZIP code in California?

No. Several ZIPs in Atherton, Hillsborough, and Los Altos Hills report median household incomes well above $250,000, more than $90,000 higher than 90210's figure.

›Why is the foreign-born share so high in 90210?

Beverly Hills has long been a hub for international real estate investment and residency, particularly among buyers from the Middle East, Asia, and Europe, which shows up clearly in the Census foreign-born statistic relative to the national average.

What the Data Actually Shows About ZIP 90210