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Luxury Homes & Estates for Sale in the Hollywood Hills
A ridge-and-canyon system running through the middle of Los Angeles, where elevation and the view corridor decide value far more than square footage does.
Available Now
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Hollywood Hills
1302 Collingwood Place Hollywood Hills 5 Bedroom Luxury Estate For Sale
A Richard Landry estate on a promontory at the end of an eleven-home cul-de-sac above Sunset Plaza, with rare flat grounds and eight covered parking spaces.
$35,945,000 USD
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Hollywood Hills
7661 Curson Terrace Hollywood Hills 7 Bedroom Luxury Estate For Sale
A newly completed 22,000 sq ft estate on a one-acre Hollywood Hills promontory, with 270-degree views from Downtown Los Angeles to the Pacific.
$125,000,000 USD
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Hollywood Hills
9126 Cordell Drive Hollywood Hills 9 Bedroom Luxury Estate For Sale
A five-level Paul McClean estate above the Sunset Strip — 23,894 sq ft, eight pools, and a full entertainment and wellness floor, with a separate five-bedroom guest house.
$85,000,000 USD
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Hollywood Hills
9214 Nightingale Drive Hollywood Hills 5 Bedroom Luxury Estate For Sale
A Woods + Dangaran estate in the Bird Streets above the Sunset Strip — 13,870 sq ft in Turkish travertine, with a 115-foot infinity pool and views from the city to the Pacific.
$57,000,000 USD
Hollywood Hills
The La Brea Compound
A three-residence, 6.58-acre gated compound atop La Brea Terrace in the Hollywood Hills, moments from the Sunset Strip.
$12,995,000 USD
Why the Hollywood Hills
The Hollywood Hills are not one neighbourhood. They are the ridge-and-canyon system where the Santa Monica Mountains run through the middle of Los Angeles, and the addresses inside them have very little in common. The Bird Streets and Sunset Plaza sit above the Strip. Laurel and Nichols Canyons cut north into the hills. Outpost Estates and Hollywood Heights sit below the Bowl, Beachwood Canyon under the sign, Mount Olympus across the ridge. They share a hillside and almost nothing else in price or character.
As in every market on this site, geography decides value — and here the variable is the view corridor. A ridge parcel with a clean outlook and nothing above it trades at a multiple of a canyon-floor house of the same size a quarter of a mile away. Four things move price more than square footage does: elevation, which way the house faces, whether it sits on the view side of the street, and whether anything can ever be built between you and the basin.
The second thing to understand is that supply is fixed by permission, not by money. Los Angeles’ Baseline Hillside Ordinance caps floor area, height and grading according to how steep the lot is, and approvals on a substantial hillside build run in years rather than months. That is why a completed, permitted, properly engineered estate on a large view parcel is a fundamentally different asset from the empty lot next to it. The constraint is entitlement.
The buyer pool is international and the top of this market is liquid, but it is not steady. Los Angeles trophy pricing swings harder than the Mexican coastal markets elsewhere on this site, and the transaction costs are the highest of any city we sell in — read the ownership section below before you model a holding period, because the transfer tax alone will change the arithmetic.
What we list here is narrow by design: completed estates on view parcels, where the engineering, the permits and the outlook are all settled questions. The current selection is below, and the wider catalogue sits on the properties index.
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Why Buy in the Hollywood Hills
The view corridor is the asset
Elevation, orientation, which side of the street you are on, and whether anything can ever be built below you. Two houses of the same size a quarter-mile apart do not trade at the same price, and this is why.
Supply is fixed by permission, not money
The Baseline Hillside Ordinance caps floor area and grading by slope, and hillside approvals run in years. A finished, engineered estate on a large view parcel cannot simply be reproduced.
No restriction on foreign buyers
Title is held fee simple, in your own name or through an entity, with the same rights a US buyer has. No bank trust, no restricted zone, no fideicomiso.
Budget the transfer tax before you bid
Measure ULA adds 5.5% above $10.9M on top of the city’s base rate, charged on the whole price. At this end of the market it is a line item, not a footnote.
Insurance is the diligence that actually matters
Much of the hillside is a Very High Fire Hazard Severity Zone. Placing cover is now harder and more expensive than arranging finance — get the quote in writing before you close.
Minutes from the Strip, and entirely separate from it
Chateau Marmont, Tower Bar, the Hollywood Bowl and Runyon Canyon are all within a few minutes. Behind a gate on a private street, none of it reaches you.
Ownership & Buyer Context
Buying in California is structurally simpler than buying on the Mexican coast. There is no restricted zone and no foreign-buyer restriction. Title is held fee simple — in your own name, or through an LLC or trust — with the same rights a US buyer has. There is no bank trust and no equivalent of the fideicomiso.
The transaction runs through escrow rather than a notario. A neutral escrow holder takes the deposit and the documents, a title company issues a policy insuring the state of title, and each side has its own broker and, at this level, its own counsel. The title policy is the substantive protection: read the preliminary report and its schedule of exceptions, not just the summary page.
The transfer tax is the largest single closing cost in Los Angeles, and it is worth understanding before you bid. Measure ULA applies on top of the city’s base documentary transfer tax of $2.25 per $500 of value (0.45%). For transactions closing after 30 June 2026 the ULA rate is 4% on consideration from $5,400,000 to $10,899,999, and 5.5% at $10,900,000 and above — charged on the whole price, not the excess. On a $50,000,000 sale the ULA charge alone is $2,750,000. The thresholds are re-indexed annually to the Chained CPI, so confirm the figures in force on your closing date. Custom puts this on the seller, which makes it a negotiating item rather than a background fee.
Property tax resets to what you pay. California reassesses on a change of ownership and then caps annual increases at 2%. For a buyer this is the mirror image of the benefit long-term owners enjoy: your basis becomes the purchase price. Budget an effective rate of roughly 1.2–1.3% of the price per year including local assessments, and treat the assessed value shown in public records as the seller’s old basis — not as any guide to what you will pay.
Confirm what is permitted before you price a renovation. On any hillside parcel the Baseline Hillside Ordinance governs what can be built, and hillside approvals are slow. Ask for the certificate of occupancy and the full permit history, and on a recent build ask for the geotechnical report and the caisson and foundation documentation.
Insurance is the real diligence item. Much of the Hollywood Hills sits inside a Very High Fire Hazard Severity Zone. That carries statutory brush clearance obligations around the structure and, more significantly, an insurance market that has tightened sharply — admitted carriers have pulled back from parts of the California wildfire zones, with surplus-lines carriers and the state FAIR Plan carrying the balance at higher cost. Get a written insurance quote during your diligence period rather than after closing. On a large estate this is a six-figure annual line, and on some parcels it is the item that ends the deal.
If letting the property is part of your case, check the position on the day. Los Angeles’ 2018 Home-Sharing Ordinance limits short-term letting to a host’s primary residence, which excludes a second home; the City has been actively considering a temporary suspension of that requirement for non-primary residences. These rules have been in motion, so confirm what applies at your closing date rather than relying on what was true last year.
One point specifically for non-US buyers: the restriction is on the way out, not the way in. Under FIRPTA, a foreign seller of US real property is subject to withholding at closing against the eventual tax liability. Structure the ownership with US counsel at purchase, not at sale.
This is general orientation, not legal or tax advice. Your escrow officer, your attorney and your own accountant should confirm anything you rely on.
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Frequently Asked
Can foreign buyers purchase property in the Hollywood Hills?
Yes, with no restriction. Title is held fee simple in your own name or through an LLC or trust, carrying the same rights a US buyer has. Unlike coastal Mexico there is no restricted zone and no bank trust involved. Non-US buyers should structure ownership with US counsel at purchase, because FIRPTA withholding applies to a foreign seller at the eventual sale.
What is the Los Angeles “mansion tax”?
Measure ULA, a transfer tax on top of the city’s base documentary transfer tax of 0.45%. For transactions closing after 30 June 2026 it is 4% on consideration from $5,400,000 to $10,899,999 and 5.5% at $10,900,000 and above, charged on the full price rather than the excess. The thresholds are re-indexed annually, so confirm the figures in force on your closing date. By custom the seller pays it, which makes it negotiable.
What will my property tax be?
California reassesses the property to your purchase price on a change of ownership, then caps annual increases at 2%. Budget an effective rate of roughly 1.2–1.3% of the price per year including local assessments. The assessed value shown against a listing in public records reflects the current owner’s basis and is not a guide to what you will pay.
Is wildfire insurance a problem in the Hollywood Hills?
It is the diligence item to take seriously. Much of the area sits in a Very High Fire Hazard Severity Zone, with statutory brush clearance obligations and an insurance market that has tightened considerably — surplus-lines carriers and the state FAIR Plan now carry much of the risk, at higher premiums. Obtain a written quote during your diligence period rather than after closing.
Can I let a Hollywood Hills home short-term?
Assume not, unless it is your primary residence. The city’s 2018 Home-Sharing Ordinance restricts short-term letting to a host’s primary residence, which excludes second homes. A temporary suspension of that rule for non-primary residences has been under active consideration, so confirm the position that applies on your closing date.