Walk Rodeo Drive this November and the construction fencing tells a more honest story than the headlines do. Two of the most talked-about luxury projects in Beverly Hills history, Louis Vuitton’s Frank Gehry-designed flagship and Tiffany & Co.’s new home at 360 N. Rodeo Drive, are both active job sites right now. Neither is open. Neither will be open for the 2026 holiday season, and based on reported timelines, neither will be open for several holiday seasons after this one. If you’re planning a Rodeo Drive visit expecting a ribbon-cutting, you’re a few years early.

Rodeo Drive’s Holiday 2026 Status at a Glance

As of November 1, 2026, Rodeo Drive is mid-build-out. Louis Vuitton’s Gehry-designed flagship and Tiffany’s 360 N. Rodeo Drive project are both under construction, not open to shoppers, according to LoveBeverlyHills, the City of Beverly Hills destination organization, in its roundup “Coming Soon to Beverly Hills.” Here’s the quick-reference breakdown.

Both headline projects point toward the back half of this decade. That’s the single fact worth carrying into any holiday shopping plan this year.

Louis Vuitton’s Frank Gehry Flagship: The Big Project Still Years Away

Louis Vuitton’s Rodeo Drive flagship, designed by Frank Gehry with interiors by Peter Marino, is anticipated to open in 2029, with construction beginning in the second half of 2026 and running roughly 44 months, per Beverly Loan’s “Louis Vuitton’s Frank Gehry-Designed Rodeo Drive Flagship” (2026) and Archinect’s Beverly Hills coverage.

The scale explains the timeline. LoveBeverlyHills describes the project as more than 100,000 square feet, combining fashion, architecture, art, dining, and hospitality under one roof, reportedly spanning 456 and 468 N. Rodeo Drive along with adjacent Beverly Drive parcels, per Beverly Loan’s reporting. That’s not a boutique renovation. It’s closer to a cultural compound, the kind of project LVMH has built in Osaka and Seoul, now landing in Beverly Hills with Gehry’s signature curvature and Marino’s interior language, the same architect behind decades of LV flagships worldwide.

Archinect, an architecture-industry publication tracking the project under both its “Louis Vuitton” and “Peter Marino” news tags, confirms the 2029 completion target and a construction start in late 2026. Joyce Rey’s 2026 piece “Beverly Hills’ Next Landmark Is Louis Vuitton’s Bold Vision for Rodeo Drive” frames it in similarly ambitious terms. None of these sources treat 2029 as a locked date. Large-scale builds involving historic streetscapes, multiple parcels, and a design this architecturally complex routinely shift. Treat 2029 as a target, not a promise, and expect incremental updates rather than a single surprise opening.

Tiffany & Co.’s New Flagship at 360 N. Rodeo Drive: What’s Changing and When

Tiffany’s new flagship at 360 N. Rodeo Drive, in the building formerly occupied by the Luxe Hotel, received commission approval in May 2026 for a three-story design with two retail levels, a third-floor restaurant seating 53, and a rooftop terrace, per the Beverly Hills Courier’s “Commission Approves New Tiffany & Co. Flagship Store” (May 21, 2026). Construction is reported from February 2026 through June 2028.

This is a genuine step up in ambition for the brand locally. LoveBeverlyHills reports the new flagship is expected to become Tiffany’s second-largest U.S. retail location after its Fifth Avenue flagship in New York, and that it’s intended to replace the current Two Rodeo Drive boutique entirely, not simply supplement it. That replacement detail matters for anyone assuming the old location will quietly persist alongside the new one. Based on reported plans, it won’t.

June 2028 is the anticipated completion date, not a guaranteed open-for-business date. Store build-outs, fixture installations, and staffing ramp-ups typically follow substantial completion by months, and nothing in the available reporting commits Tiffany to a specific public opening date even once construction wraps. Plan around “sometime in or after mid-2028,” not a calendar date.

Where to Actually Shop Tiffany This Holiday Season

For holiday 2026, Tiffany’s official store locator lists a Beverly Hills Rodeo Drive location at 210 N. Rodeo Drive. That address, not the future 360 N. Rodeo Drive site, is where current inventory, repairs, and in-person consultations are happening. Because the new flagship is slated to eventually replace the existing boutique, hours, services, and even the location itself could shift with little public notice as the 2028 timeline approaches.

This verification habit matters for every flagship on this corridor, not just Tiffany. Construction schedules on Rodeo Drive have a track record of adjusting, and the retailers themselves are the only reliable source for same-week operating status.

The Wider Build-Out: Hermès, Cartier, and the Evolving Corridor

Louis Vuitton and Tiffany aren’t the only houses reshaping Rodeo Drive. WWD, in “What to Watch: Beverly Hills Is Buzzing Again” (2026), reports that Hermès has acquired adjacent properties while Cartier and Tiffany are both developing larger flagships, placing three major maisons in active expansion mode simultaneously. That’s an unusual concentration of capital commitment on a single street, even by Rodeo Drive standards.

The Rodeo Drive Committee adds further texture. In “The Rodeo Drive Committee Names Kathy Gohari as President” (2026), the organization describes Louis Vuitton’s project alongside a slate of newly designed or renovated boutiques, including Tory Burch and Givenchy at Anderton Court, the Frank Lloyd Wright-designed retail building that’s long anchored the street’s architectural pedigree. No firm opening dates are available for these smaller projects, and the honest position is to treat them as part of an evolving cluster rather than a finished picture. Beverly Loan’s own 2026 analysis, “Rodeo Drive Transformation 2026: Alexander McQueen, Boucheron, and a Frank Gehry Louis Vuitton,” covers this same build-out in more depth, including houses beyond the two headline projects covered here.

What’s clear is direction, not completion. Hermès, Cartier, Tiffany, Louis Vuitton, Tory Burch, and Givenchy are all investing in Rodeo Drive at the same time, a signal about where these houses see their most important American real estate. None of that investment has fully landed yet.

What to Expect If You’re Shopping or Visiting Rodeo Drive This Season

Expect active construction fencing around the Louis Vuitton site near 456 and 468 N. Rodeo Drive and around 360 N. Rodeo Drive for Tiffany’s new flagship. Expect some sidewalk and parking adjustments near those blocks, consistent with multi-year builds in a dense commercial corridor. Expect the rest of the street, including existing Hermès, the current Tiffany boutique at 210 N. Rodeo Drive, and most other maisons, to operate on normal holiday hours.

Beverly Hills itself is leaning into the season regardless of construction. The Beverly Press & Park Labrea News covered the city’s September 2026 “Evening with the Mayor” event at Greystone Mansion, and The Alligood Group’s “Beverly Hills Holiday Lights 2026: What Changed and Why” documents adjustments to the city’s holiday lighting program this year. Rodeo Drive’s holiday identity, in other words, remains fully intact even while two of its most anticipated stores are still rising behind fencing.

Practical takeaway: build extra walking time if your route passes the active sites, confirm any boutique’s hours before you go, and don’t let press coverage of “new flagship” projects convince you a store has opened when it hasn’t.

Why This Matters for Beverly Hills Collectors and Owners

For collectors who hold pieces from these exact houses, Louis Vuitton leather goods, Tiffany jewelry, Hermès bags, Cartier watches, this build-out is a signal worth noting, not a reason to act on speculation. When maisons commit this level of capital to a single corridor, it reflects long-term confidence in that market’s collector base and resale demand, a pattern worth watching rather than a guarantee of any particular value outcome. Readers considering what this kind of brand investment means for handbag values specifically may want Beverly Loan’s related analysis, “Are Louis Vuitton Handbags a Good Investment in 2026?,” which addresses that question directly.

Whatever Rodeo Drive looks like in 2029, Beverly Hills collectors need liquidity on their own timeline today, not the street’s. Beverly Loan Company has operated as the city’s collateral lender since 1938, working directly with the categories these flagships represent: fine watches, jewelry, and designer handbags, including pieces like the Hermès Birkin covered in Beverly Loan’s dedicated guide on borrowing against that bag. Every item is assessed by certified gemologists and specialists who have handled these exact houses’ work for decades, with funding same-day and nothing reported to credit bureaus.

Beverly Loan’s position in this neighborhood isn’t new construction, it’s longstanding proximity. For more on why that location matters when you need fast capital against luxury collateral, see Beverly Loan’s piece “Why Location Matters: The Beverly Hills Lending Advantage.”

A Living Guide: What We’ll Update Next Quarter

This article is the first installment of a quarterly-refreshed guide to Rodeo Drive’s construction status, mirroring the format of Beverly Loan’s companion piece, “Rodeo Drive’s LV & Tiffany Flagships: 2027 Construction Guide.” Expect the next update to cover any shifts in Louis Vuitton’s 2029 target, progress on Tiffany’s 360 N. Rodeo Drive build toward its June 2028 completion date, and any newly confirmed timelines for Hermès or Cartier’s expansions.

Until then, the facts stand as reported: two landmark flagships under construction, both targeting completion years out, and a Rodeo Drive that remains fully open for holiday shopping everywhere construction fencing isn’t.