Living in Burlingame, CA: A Neighborhood-by-Neighborhood Buyer's Guide

Burlingame calls itself the City of Trees, and the name fits. Rows of tall eucalyptus line El Camino Real, and many residential streets are shaded by trees that are older than the houses beneath them. Add two walkable downtowns, a Caltrain station, and a ten-minute drive to SFO, and it is easy to see why Burlingame is one of the most sought-after small cities on the Peninsula.It is also a city where the details of each house matter a great deal. Much of Burlingame was built before World War II, and a beautiful older home can hide expensive surprises. Before real estate, I spent five years as a construction superintendent, so in this guide I cover both sides: what it is like to live in each part of Burlingame, and what I look at closely in the homes there.

The big picture

**Size and feel:** a small city of about 30,000 people, mostly residential, with a strong local identity
**Two downtowns:** Burlingame Avenue and Broadway, each with its own shops, restaurants, and cafes
**Transit:** the historic Burlingame Caltrain station near Burlingame Avenue, plus quick access to Highway 101 and Interstate 280
**Location:** minutes from SFO, about 20 to 30 minutes from San Francisco by car outside rush hour, and well placed for Silicon Valley commutes

Single-family homes in Burlingame are generally among the most expensive on the mid-Peninsula, and well-kept homes near the downtowns often draw multiple offers. Condos and apartments, mostly along El Camino Real and near downtown, offer a lower-priced way into the city.

Near Burlingame Avenue: Lyon Hoag and the downtown neighborhoods

The streets around Burlingame Avenue are where many buyers picture themselves: flat, walkable blocks of older homes, a short walk to coffee, dinner, and the Caltrain station. Lyon Hoag and the surrounding neighborhoods have many homes from the 1910s through the 1940s, often on modest lots.**What I look at here:** original or early foundations, and whether the house has been bolted and braced for earthquakes; electrical panels and any remaining knob-and-tube wiring; clay sewer laterals, which often need a camera inspection; and the permit history of past additions. Homes near downtown also see more foot traffic and some train noise, so I suggest visiting at different times of day.

Easton Addition and Burlingame Park: tree-lined and established

Easton Addition, west of El Camino, is known for curving, tree-lined streets and a mix of Spanish, Tudor, and traditional homes, many from the 1920s and 1930s. Burlingame Park, near the border with Hillsborough, is known for larger lots and some of the city's grandest homes. Both are among the most desirable areas in Burlingame.**What I look at here:** large, mature trees are part of the beauty, but roots can affect foundations, driveways, and sewer lines, and Burlingame protects many trees, so you cannot always remove one that is causing trouble. I also look at original drainage, since older lots were not always graded to move water away from the house. Several creeks run through this part of the Peninsula, so for homes near a creek, I check the flood zone and drainage closely.

Around Broadway: a second downtown

The Broadway district in north Burlingame has its own character: a long-standing neighborhood main street with restaurants, bakeries, and shops. The surrounding blocks, including Burlingame Village and nearby streets, offer a mix of older single-family homes and small multi-unit buildings, often at a slightly lower price point than the areas closest to Burlingame Avenue.**What I look at here:** the same older-home checklist applies, foundation, seismic work, electrical, and sewer. This part of the city is also closer to the SFO flight paths and Highway 101, so I always encourage buyers to spend time at the property and listen.

Ray Park and Mills Estate: mid-century homes toward the hills

Moving west toward Interstate 280, the homes get newer. Neighborhoods such as Ray Park and the Mills Estate were largely built after World War II, with ranch-style and mid-century homes, larger yards, and in some spots, views of the bay. Many buyers like these areas for their quieter streets and easy access to 280.**What I look at here:** mid-century homes avoid some of the problems of 1920s houses, but they have their own: original galvanized water pipes, aging roofs, single-pane windows, and in some cases, low-slope roofs that need careful maintenance. On sloped lots, I look at drainage, retaining walls, and the Natural Hazard Disclosure report for any mapped landslide risk.

Planning to remodel or add on?

Many Burlingame buyers plan to update or expand an older home. It is worth knowing before you buy that Burlingame has a design review process for many residential projects, including new homes and many second-story additions. That can add time and cost to a remodel. If expansion is part of your plan, look at what the zoning allows for the specific lot, and talk with the city's planning department or an architect early. California law also generally allows accessory dwelling units (ADUs), subject to local rules, which can add flexibility on larger lots.

Schools

Most of Burlingame is served by the Burlingame School District for elementary and middle school, and by the San Mateo Union High School District for high school, which includes Burlingame High School. Attendance areas are set by address and can change, so always confirm the assigned schools directly with the districts before you buy. No agent can guarantee a school assignment.

How to approach buying in Burlingame

**Budget for the house, not just the price.** In a city of older homes, a realistic plan for foundation, electrical, plumbing, and sewer work matters as much as the purchase price.
**Read the seller's inspection reports closely, and add your own where it counts.** A sewer camera inspection and, for older homes, a structural opinion are often worth it.
**Spend time at the property.** Train, freeway, and aircraft noise vary block by block.
**Be ready to move.** Well-priced homes near the downtowns can sell quickly, so have your financing and inspections lined up before you find the one.

Let's walk Burlingame together

Burlingame rewards buyers who know what to look for, both in the neighborhood and inside the walls. If you are thinking about buying here, I am happy to tour homes with you, compare neighborhoods, and point out what deserves a closer look, in English or Mandarin.Sky Lin | Mosaik Real Estate | DRE #02253259

Sky Lin Real Estate Agent Area served: San Francisco, CA, Alameda County, CA, San Mateo, CA, San Mateo County, CA, Redwood City, San Mateo County, CA, Berkeley, Alameda County, CA, Oakland, Alameda County, CA, Millbrae, San Mateo County, CA, Palo Alto, Santa Clara County, CA, Burlingame, San Mateo County, CA, Foster City, CA, San Carlos, CA Expertise: International Buyers, First-Time Buyer