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City · 9,650 residents · Citrus County, Florida

Beverly Hills , Florida

In Beverly Hills, a typical home is worth $164,500 and typical rent is $1,199 a month. Compared with all of Citrus County, the typical home value is 33% lower, typical household income is 18% lower, and the share of households that own their home is 16 points lower.

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  • Typical home value

    $164,500

    33% below the county

    54% below Florida

    • Beverly Hills
    • Citrus
    • Florida

  • Typical rent

    $1,199a month

    8% above the county

    28% below Florida

    • Beverly Hills
    • Citrus
    • Florida

  • Typical household income

    $46,488a year

    18% below the county

    38% below Florida

    • Beverly Hills
    • Citrus
    • Florida

  • Households that own their home

    69%

    16 points below the county

    1 points above Florida

    • Beverly Hills
    • Citrus
    • Florida

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$232,684
1.8% less than 12 months ago
Typical rent
$1,688 a month

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Beverly Hills is in Citrus County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Citrus County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Beverly Hills apart

What this place has that others do not, from public data, most unusual first.

  1. Beverly Hills has the 21st lowest typical home value of the 480 cities in Florida with more than 5,000 people ($164,500).

  2. 69% of households in Beverly Hills own their home, against 85% in Citrus County.

  3. Beverly Hills has the 26th lowest typical household income of the 480 cities in Florida with more than 5,000 people ($46,488).

  4. Nearby, in Hernando, the typical rent is $964: 20% less than in Beverly Hills ($1,199).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Beverly Hills

What homes there are in Beverly Hills, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 91% of homes here, against 70% in Citrus County.

Year built

In Beverly Hills, half of the homes were built before 1981; in Citrus County, before 1990.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$897 a month

Citrus County: $1,354 a month

Without a mortgage

$352 a month

Citrus County: $447 a month

Owners with a mortgage

56%

Citrus County: 45%

In Beverly Hills, 56% of owners have a mortgage, and their typical cost is $897 a month, against $1,354 in Citrus County. Without one it drops to $352.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Beverly Hills gained value faster than in Citrus County: 103% against 87%.

The typical rent in Beverly Hills rose 41% over the same time; in Citrus County, it rose 31%.

While home values in Beverly Hills changed +103% and rent +41%, the typical household income rose 47%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBeverly HillsCitrus CountyFloridaUnited States
Rental vacancy Unreliable estimate8.1%7.6%5.5%
Homeowner vacancy Unreliable estimate1.1%1.4%0.9%
More than one person per room Unreliable estimate1.7%3.3%3.4%
People per household 2.102.242.512.53
Drive alone 79%74%70%69%
Carpool 16%8%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate2%2%3%
Work from home Unreliable estimate14%16%15%
Other means Unreliable estimate2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Beverly Hills has 2.10 people, fewer than in Citrus County (2.24).

Carpooling is common in Beverly Hills: 16% of workers get to work that way, against 8% in Citrus County.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Beverly Hills?

A typical home is tight for the typical income

We start with a typical home in Beverly Hills, worth $164,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 33% of the typical household income in Beverly Hills, which is $46,488 a year. For that payment to be 28% of income, a household would need to earn about $55,594 a year.

The calculator's FHA and conventional loan limits are those of all of Citrus County.

Your numbers

Local data
$

Starts at the typical home value in Beverly Hills. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $5,758 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,297

at 7.18% · 30 years

Loan amount
$161,520
Total interest
$232,389
Paid off in
November 2056

Includes $2,778 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,085 a month

  • Tight

    $1,085 to $1,395 a month

    Your payment · 33%

  • Hard

    more than $1,395 a month

Compared with the typical household income in Beverly Hills ($46,488 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,297
Principal & interest$1,094
Property tax$62
Home insurance$69
FHA mortgage insurance (MIP)$73

You need at least $5,758 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Beverly Hills and Citrus County

Beverly Hills is in Citrus County, Florida. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Beverly Hills's own numbers

Typical home value
$164,500
Typical monthly rent
$1,199
Typical yearly household income
$46,488
Households that own their home
69%
Effective property tax rate
0.45%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Citrus County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,194
Price change over 5 years (FHFA)
+66%
Homes in a high flood-risk zone
15%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Citrus County.

Everything about Citrus County

Buying

Buying a home in Beverly Hills

A typical home in Beverly Hills is worth $164,500: 33% below the county and 54% below Florida. With the typical household income in Beverly Hills ($46,488 a year), a typical home costs 3.5 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Beverly Hills 3.5 years
  • Citrus 4.3 years
  • Florida 4.8 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Citrus County

According to FHFA’s house price index, home prices in Citrus County rose 157% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Citrus County.

Period County Florida U.S.
Last year (2025) +1.0% −0.5% +2.9%
5 years (2020–2025) +66% +60% +47%
10 years (2015–2025) +157% +127% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Beverly Hills next to Citrus County, Florida and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Beverly Hills $164,500
  • Citrus $245,500
  • Florida $359,000
  • United States $332,700
Typical monthly rent
  • Beverly Hills $1,199
  • Citrus $1,107
  • Florida $1,669
  • United States $1,413
Typical yearly household income
  • Beverly Hills $46,488
  • Citrus $56,546
  • Florida $74,568
  • United States $80,734
See the full table
Beverly Hills next to Citrus County and Florida
Measure Beverly Hills Citrus County Florida U.S.
Typical home value $164,500 $245,500 $359,000 $332,700
Typical monthly rent $1,199 $1,107 $1,669 $1,413
Typical yearly household income $46,488 $56,546 $74,568 $80,734
Households that own their home 69% 85% 68% 65%
Typical yearly property tax $748 $1,430 $2,730 $3,119
Effective property tax rate 0.45% 0.58% 0.76% 0.94%
Renters with high rent for their income 55% 56% 60% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Citrus County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Beverly Hills

For a typical $164,500 home in Beverly Hills, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Beverly Hills's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,297a month

    Least cash to close
    Down payment
    $5,758
    Cash to close
    $10,693
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $73

  • Conventional, 5% down $1,267a month

    Down payment
    $8,225
    Cash to close
    $13,160
    Rate
    7.18%
    Mortgage insurance
    PMI · $78

  • Conventional, 20% down, no PMI $1,022a month

    Down payment
    $32,900
    Cash to close
    $37,835
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,174a month

    Down payment
    $24,675
    Cash to close
    $29,610
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Beverly Hills and for Citrus County.

Property tax

Effective rate in Beverly Hills

0.45%of the home’s value each year

$748 a year for the typical owner in Beverly Hills.

  • Beverly Hills 0.45%
  • Citrus 0.58%
  • Florida 0.76%

What Florida publishes Homestead exemption (Florida Department of Revenue)

Exemptions and deadlines in Florida

Flood risk in Citrus County

FEMA does not publish these numbers by city: they are for all of Citrus County.

Homes in the high-risk zone
15%
12,092
Of those, with NFIP insurance
39%
County Florida U.S.
Homes in the high-risk zone 15% 13% 3.5%
Of those, with NFIP insurance 39% 67% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Beverly Hills

Typical rent in Beverly Hills is $1,199 a month: 8% above the county. In Beverly Hills, 55% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Citrus County, by unit size. To pay the 2-bedroom one ($1,194 a month) without spending more than 30% of your income, you would need to earn $22.96 an hour working full time.

HUD fair market rent for all of Citrus County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $985 $18.94 $39,400
1 bedroom $988 $19.00 $39,520
2 bedrooms $1,194 $22.96 $47,760
3 bedrooms $1,653 $31.79 $66,120
4 bedrooms $1,993 $38.33 $79,720

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Beverly Hills

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Beverly Hills is in ZIP code 34465.

For 2 bedrooms it is $1,290: $96 more than the fair market rent for Citrus County ($1,194).

  • 34465 $1,290$1,790

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Beverly Hills when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Beverly Hills

HUD lists one building with rents for lower incomes in Beverly Hills.

  • Marina del Ray 265 Fathom Loop, Beverly Hills 34465 100 low-income homes · 1 bd: 66 · 2 bd: 34 · In service since 2004 · For older adults

See all 10 buildings in Citrus County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Beverly Hills

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 2 HUD-approved agencies with an office in Citrus County; 1 says it serves in Spanish.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in Beverly Hills

No down payment, repair or rent-help program on our list is for Beverly Hills or Citrus County. The ones below are statewide in Florida: they work in Beverly Hills the same as in the rest of the state.

Which programs do I qualify for? All programs in Florida

Housing counselors near Beverly Hills

The HUD-approved agencies closest to the center of Beverly Hills, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • University of Florida/Florida Cooperative Extension - Citrus County Cooperative Extension Service

    3650 W. Sovereign Path, Ste. 1, Lecanto · 7 miles away

    • Budget and financial counseling
    • Homebuyer education workshops
    (352) 527-5700

  • Community Legal Services of Mid-Florida, Inc. - Inverness Office

    106 N Osceola Ave, Inverness · 9 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 6 more
    (386) 255-6573

  • Ocala Housing Authority

    1629 NW 4th St, Ocala · 26 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 10 more
    (352) 369-2636

Every agency in Citrus County All counseling agencies in Florida

Help in Spanish near Beverly Hills

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Beverly Hills

HUD’s record names them for Beverly Hills or Citrus County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

All housing agencies in Florida Source: HUD

Cities

Other cities in Citrus County

These cities are also in Citrus County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Citrus County Housing in Florida

Nearby cities

The cities closest to Beverly Hills, with the typical home value.

Neighboring counties

If Citrus County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Beverly Hills.

All guides
A smiling girl holds up a small mushroom she found on a forest outing.

Questions

Housing questions about Beverly Hills

Short answers with the numbers for Beverly Hills and all of Citrus County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Beverly Hills?

The typical home value in Beverly Hills is $164,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Citrus County it is $245,500.

How much does it cost to rent in Beverly Hills?

Typical rent in Beverly Hills is $1,199 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Citrus County is $1,194.

What is the FHA loan limit in Beverly Hills?

Beverly Hills uses the FHA limit for all of Citrus County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Beverly Hills?

The typical homeowner in Beverly Hills pays $748 a year, according to the U.S. Census Bureau. That is 0.45% of the home’s value; in Citrus County, the rate is 0.58%.

Where can I find free help to buy or rent in Beverly Hills?

There are 2 HUD-approved counseling agencies with an office in Citrus County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).