International Buyer's Guide to
Beverly Hills Real Estate

Why Beverly Hills Remains the Global Standard for Luxury

Beverly Hills is not simply one of the most expensive real estate markets in the United States. It is, in the minds of buyers from the UAE, Canada, the UK, China, and across Europe, the definitive symbol of American luxury. The 90210 zip code carries a weight that no marketing campaign can manufacture. It is earned by decades of architectural significance, cultural prestige, and the concentration of private estates that define what a luxury address looks like at the highest level.

For international buyers, Beverly Hills also carries strong fundamentals beyond brand appeal: scarcity of land in a supply-constrained geography, consistent long-term appreciation, a mature rental market that supports income strategies, and legal protections for property ownership that are among the strongest in any jurisdiction worldwide. This guide walks you through everything you need to know to acquire Beverly Hills real estate as a foreign national.

Can a Foreign National Buy Property in Beverly Hills?

Yes, without restriction. California and the United States place no nationality-based limitations on who may purchase real estate. Citizens, permanent residents, visa holders, and persons with no US immigration status at all may all purchase California property. The purchase process is identical for foreign nationals as for US citizens, with the exception of a few additional legal and tax considerations at the time of eventual sale.

This openness is one of the characteristics that makes the United States, and California in particular, so attractive to international capital. Compare this to markets like Australia, New Zealand, or Canada, which have introduced significant foreign buyer restrictions and surcharges in recent years. California has not.

Understanding FIRPTA Before You Buy

FIRPTA, the Foreign Investment in Real Property Tax Act, is the single most important piece of legislation affecting international buyers of US real estate. It is important to understand it clearly, because many buyers are misinformed about exactly what it requires.

FIRPTA does not restrict your ability to purchase. It does not apply at the time of purchase at all. FIRPTA applies when you eventually sell. At that point, the buyer of your property is required by federal law to withhold 15% of the gross sales price (not your profit, the entire sales price) and remit it to the IRS as a prepayment against your US tax liability on the gain.

This withholding can be reduced or eliminated in advance of a sale through a FIRPTA withholding certificate. This is a formal application to the IRS demonstrating that your actual tax liability will be lower than the 15% withholding amount. A qualified international tax attorney can prepare this application well in advance of your sale, often reducing the withholding to zero. Structuring this properly is one of the most important steps in international real estate ownership planning.

The withholding does not represent an additional tax, it is a prepayment of US capital gains tax that you would owe regardless. The key issue is cash flow timing and ensuring the withholding does not exceed your actual liability. This is a planning issue, not a deal-killer, and it is one that experienced advisors handle routinely.

Ownership Structure: How Should You Hold the Property?

How you hold the title to a Beverly Hills property has significant tax and estate planning implications for non-US persons. The four most common structures are:

Personal Ownership

The simplest structure. You take title in your own name. This is appropriate for buyers who are US residents or citizens, or for buyers who have done comprehensive estate planning. The downside for non-US persons is that personal ownership exposes your US real estate to US federal estate tax at death, with only a $60,000 exemption available to non-residents (compared to $13.6M for US citizens). On a $10M Beverly Hills estate, this exposure is significant.

California LLC

The most widely used structure for international buyers purchasing single properties. An LLC provides privacy (the LLC name appears on title, not yours), limited liability protection, avoidance of US probate, and some state income tax simplifications. It does not, by itself, solve the US estate tax problem for non-residents, but it simplifies ownership logistics considerably and is relatively inexpensive to establish and maintain.

Foreign Corporation

Holding US real estate through a foreign corporation owned by the international buyer can, in certain circumstances, remove the property from US estate tax exposure. However, this structure has complex operational and compliance requirements and can create US corporate income tax obligations. It is appropriate only with comprehensive legal and tax guidance and typically for larger acquisitions.

Domestic Trust

For buyers who have or anticipate significant US-based asset accumulation, or who have US-citizen family members, a domestic trust can provide estate planning efficiency and continuity across generations. The structure and tax treatment vary depending on whether the trust is treated as a grantor trust and the residency status of the trustees and beneficiaries.

The right structure for you depends on your country of residence, the value of the acquisition, your estate planning goals, and whether you hold or anticipate other US assets. Reza can introduce you to attorneys who specialize in these structures for international buyers.

Financing: Can You Get a US Mortgage?

Yes. Several US lenders offer foreign national mortgage programs specifically designed for buyers without US credit history or Social Security Numbers. These programs typically require:

A down payment of 30-40% of the purchase price. Two years of foreign bank statements demonstrating adequate reserves and income. A valid passport and, depending on the lender, a current visa or other proof of identity. Proof of income or assets from your home country. Employment verification or business ownership documentation.

Interest rates on foreign national programs are typically 0.5 to 1.0 percentage points above comparable conventional programs, and loan-to-value ratios are more conservative. For properties above $5M, private bank financing through US wealth management institutions is often available on more flexible terms to established international clients.

Many international buyers at the Beverly Hills luxury level prefer all-cash transactions, which simplify the purchase significantly, eliminate interest costs, and provide competitive advantages in negotiation. Sellers of $8M+ properties respond very differently to an all-cash offer with a 21-day close than to a financed offer requiring 45 days of underwriting.

The Local Market: What International Buyers Should Know About Beverly Hills Pricing

Beverly Hills pricing in 2026 operates across multiple distinct sub-markets. The Beverly Hills Flats, the area south of Sunset Boulevard, features large lots on level ground with median prices around $4M to $8M for well-maintained estates. The Beverly Hills Post Office area (BHPO), technically a separate unincorporated area using the 90210 zip code, offers larger canyon lots and more dramatic views at a wider price range from $3M to $25M. Trousdale Estates, the mid-century modern enclave above Sunset, commands premiums for architectural significance and views, with prices from $8M to $40M+. Above the Sunset Strip, the Bird Streets deliver panoramic city views and have seen some of the most significant price appreciation in SoCal over the past decade.

Price per square foot in Beverly Hills ranges from approximately $1,200 in standard residential zones to $3,500+ for architect-designed view properties with premium finishes. The spread is wider here than in almost any other submarket in the country, reflecting the degree to which micro-location, views, architecture, and privacy drive value at the top end.

Working with Reza: What International Buyers Experience

Reza Abdoli has extensive experience representing international buyers from Canada, the UAE, the UK, China, and across Europe acquiring Beverly Hills and SoCal luxury properties. His process for international clients includes: a private video consultation at a time zone that works for you, a personalized market intelligence briefing using ELEV data, curated access to on-market and off-market properties matched to your criteria, coordination with international tax attorneys and foreign national lenders at no additional cost to you, live-streamed property tours with detailed comparative analysis packages, and full remote closing coordination through California escrow.

International clients consistently note that Reza's responsiveness and genuine knowledge of the Beverly Hills market distinguish him from agents who simply process transactions. He understands what makes Beverly Hills different from other luxury markets and why certain properties command premiums that outsiders sometimes misunderstand.