9966 Beverly Grove Drive
Beverly Hills, CA 90210
Listing broker / agent: Westside Estate Agency Inc. · Stephen Shapiro · CRMLS
MLS # 26854013 · Last checked Oct 20, 2026 21:48 UTC
About this property
Villa Vista is an exceptionally private, nearly new owner-built estate perched on a rare 2.63-acre promontory. Offering unparalleled privacy and commanding views, this extraordinary property has it all. Upon entering through the gated entry and expansive motor court (with parking for up to 35 cars), the dramatic front door frames a breathtaking head-on panorama stretching from Downtown Los Angeles to the Pacific Ocean, encompassing the iconic estates of Beverly Hills, Bel Air, and Holmby Hills. The estate boasts an impressive array of amenities, including an infinity edge swimming pool with sweeping views, a separate spa and fire pit, a lighted tennis court, lush gardens, and mature fruit trees. Additional highlights include a professional Dolby Atmos theater with a Kaleidescape system, a 600+ bottle wine cellar, a custom elevator, and a luxurious primary suite featuring a sitting room and dual independent bathrooms. More than 7,000 square feet of outdoor terraces and dining areas take full advantage of the spectacular daytime and glittering nighttime views. In addition to five guest bedrooms, the home offers a beauty salon, massage room, and a fully equipped gymnasium with panoramic views. Custom-designed and fabricated steel doors open effortlessly throughout, complemented by white oak floors and a striking limestone fireplace. A Daikin 23-zone HVAC system provides individual climate control for virtually every area of the residence. The Bulthaup-designed kitchen, featuring premium Gaggenau appliances, seamlessly opens to the breakfast room and family room. Located off Lower Benedict Canyon, Villa Vista offers remarkable proximity to downtown Beverly Hills while remaining completely removed from any neighbors. There is no substitute for Villa Vista.
Property details
- MLS number
- 26854013
- Status
- Active
- Type
- Residential
- Subtype
- Single Family Residence
- Beds / baths
- 6 Beds • 13 Baths
- Living area
- 15,700 (area; units unconfirmed)
- Lot size
- 2.6381 acres
- County
- Los Angeles
- Year built
- 2023
More property detailsCollapse
Listing
- Days on market
- 65
Building
- Year built
- 2023
- Year built source
- Builder
- Architectural style
- Contemporary
- Building stories
- 3
- Levels
- Multi Split
Bathrooms
- Full bathrooms
- 7
- Half bathrooms
- 6
- Three-quarter bathrooms
- 0
- Quarter bathrooms
- 0
Rooms & interior
- Rooms
- Entry Foyer, Library, Living Room, Media Room, Office, Pantry, Wine Cellar
- Appliances
- Dishwasher, Dryer, Washer
- Interior features
- Dressing Area, Walk In Pantry, Wine Cellar
- Heating
- Central
- Cooling
- Central Air
- Fireplace
- Living Room
- Furnishing
- Unfurnished
Exterior & parking
- Total parking spaces
- 35
- Parking
- Door Multi, Detached Carport, Driveway, Garage
- Attached garage
- No
- Pool
- In Ground, Private
- Spa
- In Ground, Private
- Lot size source
- Assessor
- Property outlook
- City Lights, Canyon, Ocean, Panoramic
Fees & lease terms
- Association
- No
Nearby public schools
Nearby does not mean assigned. These are approximate straight-line distances from the property, not walking or driving routes. Confirm attendance boundaries, enrollment eligibility, grades and current school status directly with the district.
| School / district | Grades | Distance |
|---|---|---|
| Moreno High (Continuation) Beverly Hills Unified · Beverly Hills | 9–12 | 1.7 mi |
| Warner Avenue Elementary (school website, opens in a new tab) Los Angeles Unified · Los Angeles | K–5 | 1.7 mi |
| El Rodeo Elementary Beverly Hills Unified · Beverly Hills | K–5 | 1.9 mi |
| Community Magnet Charter Elementary (school website, opens in a new tab) Los Angeles Unified · Los Angeles | K–5 | 2.2 mi |
| West Hollywood Elementary (school website, opens in a new tab) Los Angeles Unified · West Hollywood | K–5 | 2.3 mi |
| Beverly Hills High Beverly Hills Unified · Beverly Hills | 9–12 | 2.4 mi |
| Fairburn Avenue Elementary (school website, opens in a new tab) Los Angeles Unified · Los Angeles | K–5 | 2.4 mi |
| Beverly Vista Middle Beverly Hills Unified · Beverly Hills | 6–8 | 2.8 mi |
Source: California Department of Education · 2025-26 school locations. Downloaded Oct 2, 2026 UTC. This annual snapshot may not reflect later changes. Public schools only; not a complete list of education options. No ratings or attendance assignments are provided.
Check the California School Directory ↗Price and tax history
Asking price
- Current asking price
- $67,500,000
- MLS-reported original asking price
- $67,500,000
| Observed (UTC) | Asking price |
|---|---|
| Oct 2, 2026 05:32 | $67,500,000 |
MLS values are reported for this listing, not prior sales. Observation dates show when our importer saw an asking price, not when the MLS changed it. Up to 24 observations are retained; changes between refreshes may be missed. This is not a complete price or sales history.
Property taxes
Tax history is not available from the imported listing data.
Source: MLS feed. Only supplied tax years are shown, up to 10 years; this is not a county tax archive. Amounts may be corrected and taxes may change after purchase. Verify assessments and current taxes with the county. These values do not automatically fill the payment calculator.
Market trends in Beverly Hills
Active residential homes for sale in Beverly Hills, CA, available through this website's authorized feed. Includes residential subtypes; excludes rentals. Not the entire market or a valuation of this property.
Observed price activity · past 30 days
22 currently active listings have an observed price-change pair ending in this period. A listing can appear in both counts.
Calculated 2026-10-20 21:54 UTC. Source: this website's authorized MLS inventory. Import progress, freshness rules and coverage affect the figures. Medians exclude missing/invalid values; price per sq ft is the median of individual listing ratios. Price observations are limited to the last 24 per listing and may miss changes between refreshes. This is not a complete 30-day market report, historical inventory trend, appreciation measure, or sold-price analysis.
Payment calculator
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Illustration only—not a rate quote, preapproval, lending offer or affordability determination. Assumes equal monthly payments on a fully amortizing fixed-rate loan; no adjustable rates, interest-only periods or balloon payments. Excludes closing costs, utilities, maintenance, special assessments and other unentered costs. Actual payments and escrow can differ. Review a Loan Estimate with your lender.
Understanding homeownership costs — CFPB ↗