ZIP 90210 vs ZIP 90212

This side-by-side compares ZIP 90210 (Beverly Hills, CA) and ZIP 90212 (Beverly Hills, CA) using the same Census ACS 5-Year table fields for both — no averages swapped in, no national proxies. ZIP 90210 has a population of 21,741 at 829 people per square mile, while ZIP 90212 has 11,555 at 4,670 per square mile. That difference in population size and density alone reshapes how every other metric should be interpreted — a higher-income ZIP with 1,200 residents behaves very differently from one with 45,000.

On income and education, ZIP 90210 reports a median household income of $187,801 against $118,019 in ZIP 90212, with per-capita income of $147,098 vs $111,467. The share of adults holding a bachelor's degree or higher is 68.1% in 90210 and 76.6% in 90212. Poverty rate reads 9.2% vs 7.6%, and unemployment 5.2% vs 11.0% — these four fields alone drive most of the difference in the scorecard grades you will see for each ZIP.

Housing separates these two ZIPs further: median home value sits at $2,000,001 in 90210 versus $2,000,001 in 90212, with median rent of $3,251 and $2,702 per month respectively. Homeownership rate is 70.7% vs 21.1%. When reading the comparison table below, focus on paired metrics rather than single winners — a ZIP with lower home values and lower income is not strictly "worse" if rent-to-income ratios and commute times land in the same zone. Every value is pulled from the exact same ACS table so the two columns are genuinely comparable.