90211 and 90212 receive effectively the same standardized Area Score. Which fits you better depends on which dimensions you weight — the differences below are where they actually diverge.
Signals
90211
90212
Opportunity
49 · Bottom 37%
vs49 · Bottom 37%
Growth
26 · Bottom 12%
vs26 · Bottom 12%
Climate
100 · Top 4%
vs100 · Top 4%
Physical resilience
10 · Bottom 4%
vs10 · Bottom 4%
Housing affordability
32 · Bottom 3%
vs33 · Bottom 3%
Access
99 · Top 8%
vs99 · Top 8%
Economic stability
59 · Bottom 49%
vs67 · Top 35%
Measured values
| Metric | 90211 | 90212 | Source period |
|---|---|---|---|
| Population | 9,120 | 10,728 | 2024 ACS 5-Year |
| Median household income | $122,694 | $118,019 | 2024 ACS 5-Year |
| Per capita income | $69,464 | $111,467 | 2024 ACS 5-Year |
| Population density | 13,029/sq mi | 11,328/sq mi | 2024 ACS 5-Year |
| Median home value | $2,000,001 | $2,000,001 | 2024 ACS 5-Year |
| Median gross rent | $2,861 | $2,702 | 2024 ACS 5-Year |
| Homeownership rate | 38.9% | 21.1% | 2024 ACS 5-Year |
| Unemployment rate | 5.0% | 5.0% | June 2026 |
| Employment change (year over year) | -1.6% | -1.6% | June 2026 |
| Bachelor's degree or higher | 65.6% | 76.6% | 2024 ACS 5-Year |
| Poverty rate | 9.6% | 7.6% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 27 | 27 | 12 months ending July 2026 |
| Permits per 1,000 residents | 0.9 | 0.9 | 12 months ending July 2026 |
| Permit change (year over year) | 42.1% | 42.1% | 12 months ending July 2026 |
| Average July high | 75°F | 75°F | 1991-2020 Normals |
| Average January low | 49°F | 49°F | 1991-2020 Normals |
| Annual precipitation | 13.4" | 13.4" | 1991-2020 Normals |
| Distance to major airport | 9 mi | 8 mi | NASR current cycle |
| Average commute | 27.8 min | 27.0 min | 2024 ACS 5-Year |
| Median age | 44.0 | 44.2 | 2024 ACS 5-Year |
| Public schools | 1 | 2 | 2024-25 school year |
| Students per teacher | 14.45 | 14.42 | 2024-25 school year |
| Free or reduced-price lunch eligibility | 29.6% | 30.5% | 2024-25 school year |
A bolded value is the more favorable of the two where the metric has a clear direction. Metrics like population and density have no inherent better or worse and are shown unweighted.
Physical risk tradeoff
90211
Elevated or high exposure: inland flooding, earthquake.
90212
Elevated or high exposure: inland flooding, earthquake.
Full profiles: 90211 — Beverly Hills, CA · 90212 — Beverly Hills, CA · How this is calculated: methodology