Address and Property Overview
11490 Orum Road is a single-family residential property in Bel Air, Los Angeles County, California, with the ZIP code 90049. The parcel sits in the Mandeville Canyon area, near the border of Beverly Hills and the Santa Monica Mountains. Public records list the property as a detached home on a large lot, typical of the ultra-luxe residential enclave that surrounds it. The structure combines modern finishes with hillside lot characteristics, including elevation changes, retaining walls, and expansive views. The home is served by Los Angeles Unified School District boundaries and uses a private driveway access from Orum Road. The property is listed among high-value estates in the 90049 ZIP code, which consistently ranks among the most expensive in the nation according to Zillow research on luxury home markets Zillow.
Bel Air is one of the most expensive neighborhoods in Los Angeles, with median home prices far above the national average. The 90049 ZIP code includes multiple gated communities, estates, and trophy properties. Real estate platforms regularly track sales volume, days on market, and price-per-square-foot trends for this area. Recent data shows that homes in this ZIP code trade at premiums driven by privacy, lot size, and proximity to cultural and business centers. The neighborhood is served by luxury home builders, high-end architects, and specialized real estate brokerages that focus on ultra-high-net-worth buyers. Local property taxes are based on assessed value under California Proposition 13 rules, with annual increases capped at 2% plus inflation adjustments.
Ownership and Tax Information
Los Angeles County Assessor records identify the current owner of 11490 Orum Road, along with the legal description, parcel number, and assessed value. The property tax bill is calculated from the assessed value and any applicable exemptions, then sent by the Los Angeles County Tax Collector. Owners can view payment schedules, delinquency status, and historical tax data through the county's online portal. Assessment rolls are public and show the owner of record, mailing address for tax notices, and any liens or exemptions recorded against the parcel. Changes in ownership trigger a reassessment under California law, which can significantly affect the annual tax bill.
Property ownership at this address is often tied to trusts, LLCs, or corporate entities, which is common among high-net-worth individuals in Bel Air. Public deed records show transfers, grants, and liens that help trace the chain of title. Title companies and real estate attorneys use these records to verify ownership before closing a sale. The county recorder maintains digital images of recorded documents, including deeds, mortgages, and judgments. Investors and researchers can access these records through the Los Angeles County Registrar-Recorder/County Clerk website Los Angeles County Assessor.
Market Context and Nearby Comparable Sales
Real estate analytics platforms track sales of homes near 11490 Orum Road to establish price-per-square-foot benchmarks and estimate market value. Comparable properties in Bel Air and Mandeville Canyon typically feature large lots, modern architecture, and premium amenities such as home theaters, wine cellars, and smart-home systems. Transaction data shows that ultra-luxury homes in this area often sell above asking price during competitive cycles, while slower markets lead to longer days on market and price adjustments. Local brokers use comps to advise buyers and sellers on pricing strategy, inspection contingencies, and negotiation tactics.
The broader Los Angeles luxury market is influenced by factors such as interest rates, inventory levels, and high-net-worth migration patterns. Data from real estate platforms and industry reports show that Bel Air remains a top-tier destination for wealth preservation and trophy home investment. The area benefits