Burlingame is one of the most sought-after cities on the San Francisco Peninsula, and not just because of its location. What makes Burlingame genuinely different is how much variety it packs into 6.2 square miles. You can buy a panoramic estate in Burlingame Hills, a century-old Craftsman in Easton Addition, a walkable condo steps from Burlingame Avenue, or a transit-friendly home near the Caltrain station – all within the same city, all served by the same top-rated schools.
That variety is what makes choosing a neighborhood in Burlingame one of the most important decisions a buyer will make. The price ranges overlap. The lifestyles don’t.
This guide breaks down every major Burlingame neighborhood: what it looks like, who it’s best for, what to expect at the price point, and what the typical buyer in each area cares about. If you’re serious about buying in Burlingame, this is where to start.
The Burlingame market moves fast. The median sale price sits around $2.85M, homes spend an average of 15 days on market, and roughly 52% sell above asking price. Knowing the neighborhoods before you start touring saves time and avoids expensive surprises.
Burlingame Hills: The Peninsula’s Premier Luxury Neighborhood
Best for: Buyers seeking panoramic views, privacy, and estate-scale living
Price range: $4M to $7M+
Burlingame Hills is the crown of the Burlingame market. Positioned on the western hillside of the city, it sits next to Interstate 280 and offers some of the most dramatic views anywhere on the Peninsula: sweeping panoramas of the San Francisco Bay, the hills of Marin, and on clear days, the city skyline itself.
Properties here are spread out. Large lots, long driveways, mature trees – this is not a neighborhood where you’re close to your neighbor. Architectural styles range from Mediterranean estates and Tudor Revivals to elevated mid-century homes and contemporary builds that make the most of the elevated topography.
Buyers in Burlingame Hills are almost always choosing this neighborhood specifically for the views and the separation. It’s a quieter pocket of the city – you drive to shops and restaurants rather than walk – but that’s exactly the trade-off its residents want.
The neighborhood consistently records some of the highest sale-to-list ratios on the Peninsula. Inventory is limited by design – large parcels and hillside terrain keep density low – which means demand consistently outpaces supply at this price point.
If you want the single best address in Burlingame, Burlingame Hills is the answer. Buyers interested in luxury homes in Burlingame CA will find the Hills sets the ceiling for the entire market.
Raypark: Prestigious Addresses with a Strong Community Feel
Best for: Buyers wanting larger lots, beautiful architecture, and a tight-knit neighborhood
Price range: $3M to $5M
Raypark sits in North Burlingame and carries one of the most prestigious residential reputations in the city. Homes here tend to sit on larger lots than in the flatlands below, with architectural styles spanning Spanish Mission, Tudor, Craftsman bungalow, and custom contemporary builds.
The neighborhood has a lived-in quality that newer developments never quite replicate. Streets are well-kept and quiet, with mature trees and front gardens that reflect decades of care. Families with school-age children consistently rank Raypark near the top of their Burlingame shortlists – it’s walking distance to Lincoln Elementary and Franklin Elementary, and close to Burlingame Intermediate School.
Raypark buyers typically value architectural character and neighborhood stability over urban convenience. There’s a genuine sense of community here – longtime residents, active block associations, and low turnover. When a home does come available, multiple offers tend to follow quickly.
For buyers comparing Burlingame Hills vs other neighborhoods, Raypark offers a compelling middle ground: more accessible than the Hills but with more character and lot size than the flatland neighborhoods. It’s the neighborhood that rewards buyers who look carefully at what they’re getting for the money.
Easton Addition: Burlingame’s Most Storied Historic Neighborhood
Best for: Buyers who want historic character, architectural authenticity, and family-friendly streets
Price range: $2.5M to $4M
Easton Addition traces its name to Ansel Easton, whose extensive landholdings formed the early backbone of what would become this part of Burlingame after the city incorporated in 1910. The neighborhood that carries his name is defined by architecture from the 1910s, 1920s, and 1930s – Tudors, Colonials, English Revivals, and Craftsman homes set on a mostly flat, walkable grid.
This is the neighborhood that stops buyers mid-tour. The building stock has scale and material choices that give block after block a continuous, cohesive aesthetic. Old-growth magnolias and sycamores shade the sidewalks. The homes themselves tend to sit on larger lots than you’d expect given their vintage, which pushes values higher and attracts buyers who want room to grow without starting from scratch architecturally.
Easton Addition captures roughly 25% of Burlingame home sales in any given year – an outsized share that reflects genuine, sustained demand. Some streets carry historic designations, which limits what future owners can do to the facades. That’s a feature, not a limitation, for buyers who chose this neighborhood precisely because of what’s already there.
Families consistently choose Easton Addition for buying a home in Burlingame when they want the full historic Peninsula experience. Prices reflect that preference. The median sits near $3.6M, making it the second-priciest enclave in Burlingame after the Hills.
Lyon-Hoag: Burlingame’s Original Subdivision
Best for: Buyers who want upscale character close to downtown amenities
Price range: $2.5M to $4M
Lyon-Hoag holds a unique place in Burlingame history: it was the city’s first subdivision, platted in 1896, with sales accelerating after the 1906 earthquake sent San Francisco residents searching south for stability. The neighborhood takes its name from two founding directors of the Bank of Burlingame, which helped finance the early real estate purchases there.
That history shows in the streets. Lyon-Hoag has broad, well-kept roads and a mix of architectural styles – Arts and Crafts, Mediterranean, Tudor, and Contemporary – built across more than a century of Burlingame development. Most homes were constructed between 1908 and the mid-20th century, with a scattering of newer builds on infill lots.
What buyers in Lyon-Hoag consistently cite is the location. The neighborhood sits in eastern Burlingame, close to Washington Park, Burlingame High School, the city recreation center, and – critically – within easy walking distance of Burlingame Avenue. That’s a genuine differentiator for buyers who want neighborhood character without sacrificing walkable access to restaurants, coffee shops, and daily errands.
Homes for sale in Burlingame CA near downtown tend to attract a wide buyer pool. Lyon-Hoag sits squarely in that category – a neighborhood with real historical depth and proximity that’s hard to replicate at the same price point.
Burlingame Avenue Corridor: Walkable, Vibrant, and Commuter-Ready
Best for: Buyers who want walkability, urban convenience, and easy Caltrain access
Price range: $1.5M to $3M
The Burlingame Avenue corridor is what most buyers picture when they imagine living in downtown Burlingame. The commercial strip along Burlingame Avenue – lined with independent boutiques, wine bars, upscale restaurants, and the Sunday farmers market – is one of the most genuinely walkable retail environments on the Peninsula.
Housing in this part of Burlingame is diverse: classic Victorians and Craftsman bungalows sit alongside newer condos and townhomes. Single-family home prices center in the $2.4M to $2.8M range, while condos start well below that. The Walk Score for this neighborhood reaches 93 – among the highest in Burlingame.
Caltrain access is a key draw. The Burlingame station puts San Francisco about 26 minutes away by rail, making this one of the cleanest commute stories on the Peninsula for buyers working in the city. The completed Burlingame Square Transit Hub near the station adds bike racks, lighting, and better wayfinding – a sign the city continues to invest in transit infrastructure around this corridor.
Buyers choosing the Burlingame Avenue area are optimizing for lifestyle first. They want a coffee shop they can walk to, a dinner reservation they can walk home from, and a Caltrain platform a short distance away for work. The Burlingame Avenue real estate market reflects that lifestyle premium – prices stay competitive because the inventory near downtown rarely sits long.
Caltrain Corridor: Rising Popularity with SF Professionals
Best for: SF commuters, first-time luxury buyers, buyers prioritizing transit access
Price range: $1.5M to $3M
The Caltrain corridor in Burlingame has evolved. A decade ago, buyers treated proximity to the tracks as a trade-off – some noise, some vibration, lower prices to compensate. Today, with electrified Caltrain service and improved station infrastructure, transit-proximity is a selling point.
This part of Burlingame sits near the Burlingame and Millbrae stations, with Millbrae just one stop south serving as the Peninsula’s major intermodal hub connecting Caltrain, BART, and SamTrans. For buyers whose employers are in San Francisco, the math is straightforward: roughly 26 minutes from Burlingame station to San Francisco, with frequent service during commute hours.
Homes in this area skew toward condos, townhomes, and smaller single-family properties – an accessible entry point for buyers who want Burlingame’s top-rated schools and safe, tree-canopied streets without the $3M to $5M price tag of the more established neighborhoods. It’s a genuine option for buyers who are entering the Burlingame market and building equity.
The Burlingame CA real estate market for first-time luxury buyers increasingly focuses on this corridor. Inventory near the station tends to move quickly because the value proposition is clear: Burlingame schools, Burlingame lifestyle, at a price point that’s achievable.
Burlingame Park: Stately Homes Steps from Downtown
Best for: Buyers who want historic grandeur and downtown walkability in the same address
Price range: $2M to $4M
Burlingame Park occupies a rare position: it’s one of the city’s most architecturally distinguished neighborhoods and it’s also steps from Burlingame Avenue. That combination – estate character with urban convenience – is what keeps this neighborhood consistently competitive.
The homes here are stately. Craftsman, Tudor, and Mediterranean-inspired designs sit on mature, shaded lots. The streetscape has a storybook quality that photographs well and, more importantly, lives well. Longtime residents and families who’ve grown up in the neighborhood give it a stable, community-oriented feel that some of the newer developments lack.
Prices start just under $2M for smaller properties and can reach $4M for larger estates. New construction on expansive lots can push higher. The range reflects both the variety in the building stock and how much buyers are willing to pay for the address.
For buyers who’ve been looking at Burlingame neighborhoods near downtown, Burlingame Park tends to be the answer when walkability and architectural quality both matter. It doesn’t force a choice between the two.
A Note from Jenn: Helping a Buyer Choose Between Two Neighborhoods
One conversation I have with buyers regularly is the Easton Addition versus Burlingame Park question. Both neighborhoods attract similar buyers: families who want historic character, tree-lined streets, and a genuine sense of place. Both are close to strong schools. The price ranges overlap substantially.
What I walk buyers through is the question of daily life. In Easton Addition, you’re living inside one of the Peninsula’s most architecturally cohesive historic neighborhoods – it’s its own world, and the historic character runs deep. You give up a little downtown access. In Burlingame Park, you’re a short walk from Burlingame Avenue, and the neighborhood has that same beautiful architecture, but the urban edge is right there when you want it.
I had clients a few years ago – a family moving from San Francisco who were adamant they wanted the walkability of the city – who fell in love with a Tudor in Easton Addition on their third showing. They’d assumed they needed the downtown access. Once they were there, walking those shaded streets, they realized what they were looking for was the sense of place, not the distance to a coffee shop. They’ve been there five years. They love it.
That’s the kind of knowledge that only comes from being deeply embedded in a market. Born and raised in Hillsborough, with 20+ years helping buyers navigate the Burlingame real estate market, I know these neighborhoods the way a local knows their own block – because I do.
How to Choose the Right Burlingame Neighborhood for Your Lifestyle
Burlingame’s seven distinct neighborhoods offer a genuine range of lifestyles. Narrowing them down comes down to a few honest questions:
How important is walkability?
If walking to dinner, the farmers market, or the Caltrain platform matters to you, focus on the Burlingame Avenue corridor, Lyon-Hoag, or Burlingame Park. These neighborhoods give you the highest walk scores in the city. Burlingame Hills and Raypark are car-dependent by design.
Do you value architectural character or modern convenience?
Easton Addition, Lyon-Hoag, and Burlingame Park offer historic homes with deep architectural character. If you’d rather have a newer build with modern systems, Burlingame Hills and parts of Raypark have better options there.
What’s your actual budget ceiling?
Be honest about this. Burlingame Hills and Raypark require a real commitment at the $3M to $7M+ level. Easton Addition and Burlingame Park sit at $2M to $4M. The Burlingame Avenue corridor and Caltrain corridor offer the most flexibility at $1.5M to $3M for condos, townhomes, and smaller single-family properties.
How do the schools factor in?
The good news: the Burlingame Elementary School District serves the entire city and ranks in the top 5% of California districts, with math proficiency at 71% versus a statewide average of 34%. No neighborhood in Burlingame has a school disadvantage. Your kids are well served in any of these areas.
Do you commute to San Francisco?
If yes, weight your decision toward the Caltrain corridor, Burlingame Avenue area, or Lyon-Hoag – all within easy reach of the Burlingame station. For the Burlingame Hills buyer, the commute to the station is a short drive, which most find entirely manageable.
Frequently Asked Questions About Burlingame CA Neighborhoods
What are the best neighborhoods in Burlingame CA for families?
Burlingame has several outstanding options for families. Raypark, Easton Addition, and Burlingame Park are consistently popular choices – all offer larger lots, strong community ties, and easy access to Burlingame’s top-rated schools. The Burlingame Elementary School District serves the whole city and ranks in the top 5% in California, so the school quality is excellent regardless of which Burlingame neighborhood you choose.
What is the most expensive neighborhood in Burlingame CA?
Burlingame Hills is the most expensive neighborhood in Burlingame, with prices typically ranging from $4M to $7M and above. Easton Addition follows closely as Burlingame’s second-priciest enclave, with a median near $3.6M. Both neighborhoods attract buyers who place a premium on architectural quality, lot size, and exclusivity.
What is the most affordable way to buy into Burlingame CA real estate?
The Caltrain corridor and the Burlingame Avenue area offer the most accessible entry points into Burlingame, with condos and townhomes starting in the $1.5M range. These areas offer the full benefit of Burlingame’s school district, safe streets, and the “City of Trees” lifestyle at a lower price point than the city’s prestigious estate neighborhoods.
Is Burlingame CA a good place to buy for SF commuters?
Burlingame is one of the strongest commuter cities on the Peninsula for San Francisco professionals. The Burlingame Caltrain station puts downtown San Francisco about 26 minutes away by rail. The nearby Millbrae Station, one stop south, adds BART connections as well. Burlingame neighborhoods close to the station – including the Caltrain corridor and the Burlingame Avenue area – are particularly well-positioned for daily commuters.
How does Burlingame Hills compare to other Burlingame neighborhoods?
Burlingame Hills stands apart for its panoramic Bay views, larger lots, and estate-scale properties. It’s more private and car-dependent than the city’s flatland neighborhoods, and it commands significantly higher prices. Buyers comparing Burlingame Hills to other areas like Easton Addition or Burlingame Park are typically choosing between seclusion and views on one side, versus walkability and neighborhood character on the other.
What is Burlingame CA known for?
Burlingame is known as the “City of Trees” – a reference to the more than 18,000 trees that line its streets and parks. It’s also known for top-rated schools, a walkable downtown along Burlingame Avenue, and one of the most competitive real estate markets on the Peninsula. About 52% of Burlingame homes sell above asking price, and the median sale price sits near $2.85M.
Which Burlingame neighborhood has the most historic homes?
Easton Addition and Burlingame Park have the deepest concentrations of historic architecture in Burlingame. Easton Addition features Tudors, Craftsman homes, and English Revivals built primarily from the 1910s through the 1940s, with some streets carrying historic designations. Burlingame Park also has a strong stock of early 20th-century architecture, with a location that places it just steps from downtown.
How long do homes stay on the market in Burlingame CA?
The Burlingame market moves quickly. Homes spend an average of about 15 days on the market before going under contract. Desirable neighborhoods like Easton Addition and Burlingame Hills often see multiple offers within the first week of listing. Working with an agent who has deep Burlingame neighborhood knowledge is a genuine advantage in this environment.
Is Lyon-Hoag a good neighborhood in Burlingame CA?
Lyon-Hoag is one of Burlingame’s most interesting neighborhoods for buyers who want character and location together. As Burlingame’s original subdivision – platted in 1896 – it has genuine historical depth. It sits close to Washington Park, Burlingame High School, and Burlingame Avenue, making it a strong choice for buyers who want upscale architecture without giving up walkable access to downtown Burlingame amenities.
What Burlingame neighborhood is best for buyers who want both luxury and walkability?
Burlingame Park is the clearest answer here. It combines stately historic architecture with a location that puts Burlingame Avenue just steps away. Lyon-Hoag is also a strong option. Both give buyers a real luxury neighborhood experience while keeping the full downtown Burlingame lifestyle accessible on foot.
Ready to Find Your Burlingame Neighborhood?
Knowing the neighborhoods is step one. The next step is knowing which specific streets, blocks, and properties within those neighborhoods represent the best opportunity for your situation.
Jenn Gilson has been helping buyers find the right home in Burlingame and across the Peninsula for over 20 years. Ranked #1 at Golden Gate Sotheby’s International Realty, born and raised in adjacent Hillsborough, and with family roots in Peninsula luxury development through Gilson Development, Jenn brings a level of neighborhood-level knowledge that goes well beyond the typical agent relationship.
If you’re ready to start your Burlingame home search – or if you’re still deciding which neighborhood fits your life – call Jenn directly at 650-642-6957 or visit jenngilson.com to get started.
The right Burlingame neighborhood is out there. Let’s find it.
