Burlingame is one of the Peninsula's most layered markets. Within a single city, you can buy a stately Tudor on a walkable flat block, a mid-century ranch on a hillside with bay views, a tight bungalow near downtown, or a newly built contemporary on a half-acre. Two of the city's most sought-after addresses — Easton Addition and Burlingame Hills — sit at the opposite ends of this spectrum. They are both prestigious, both desirable, both priced at a premium. But they reward completely different lifestyles.
This guide compares Burlingame Hills and Easton Addition head to head: architecture, lot character, schools, walkability, prices, and the kind of family or buyer who thrives in each.
What Makes Easton Addition Distinctive?
Easton Addition is Burlingame's quintessential flat, walkable, traditional-architecture neighborhood. It is where many buyers picture "Burlingame" when they imagine the city — stately older homes, mature tree canopy, generous front lawns, and sidewalks you can actually stroll on a Sunday evening.
The neighborhood sits south of Easton Drive, west of El Camino Real, and extends toward the 280 corridor. Streets like Cabrillo, Forest View, Laguna, and Summit Drive represent its core. Homes are predominantly substantial Tudors, Colonials, Mediterraneans, and English-style residences from the 1920s through 1940s, with thoughtful contemporary renovations and occasional new construction on teardown lots. Lot sizes generally run 7,500 to 12,000 square feet, larger than Burlingame's downtown-adjacent neighborhoods but smaller than Hillsborough's one-acre minimums just up the hill.
Easton Addition's appeal is quiet prestige. You can walk your children to school. You can walk or bike to downtown Burlingame Avenue and its restaurants. The streets are flat, the tree canopy is mature, and the architectural character feels continuous and curated rather than piecemeal. For buyers who want Burlingame's traditional charm at its most refined expression, Easton Addition is the answer.
What Makes Burlingame Hills Distinctive?
Burlingame Hills is a hillside community west of Interstate 280 in unincorporated San Mateo County. Although homes carry a Burlingame mailing address and access Burlingame schools, Burlingame Hills is not technically part of the City of Burlingame. This has meaningful implications for municipal services, property tax rates, and permitting.
The neighborhood sits on the wooded slopes above the flatlands, with winding roads, larger lots, and the semi-rural character that hillside Peninsula communities are known for. Many homes have bay views, tree-filtered light, and a sense of privacy that flat neighborhoods cannot replicate. Architecture trends toward mid-century ranches, updated contemporaries, and newer hillside homes designed to maximize views and integrate with the natural terrain.
Lot sizes are generally larger than Easton Addition — often 10,000 to 20,000 square feet, with some parcels running half an acre or more. The tradeoff is geography: Burlingame Hills is a driving neighborhood, not a walking one. Downtown Burlingame is a five-to-ten-minute drive. Schools require a car ride or bus. For buyers who prioritize privacy, views, and larger land over walkability, Burlingame Hills delivers.
How Do the Schools Compare?
Both neighborhoods feed into the Burlingame School District, one of the top-rated public K-8 systems in San Mateo County, followed by Burlingame High School within the San Mateo Union HSD.
The specific elementary assignment differs based on address.
Easton Addition Schools
Easton Addition typically feeds into Lincoln Elementary or McKinley Elementary, depending on the exact boundary line. Both schools are well-regarded with consistent test scores, strong parent involvement, and active community cultures. Lincoln in particular is known for a tight-knit parent community whose members often stay in the neighborhood through all eight elementary and middle school years.
From elementary, students advance to Burlingame Intermediate (middle school) and then Burlingame High School. Burlingame High consistently ranks among the top public high schools in San Mateo County and sends a meaningful percentage of graduates to UC schools, Cal State, and private universities.
Burlingame Hills Schools
Burlingame Hills homes within the Burlingame School District boundary typically feed Roosevelt Elementary, one of the district's strong campuses. Roosevelt has an active parent community and solid academics. From elementary, students continue through Burlingame Intermediate and Burlingame High School — the same path as Easton Addition.
For parents evaluating school options, the high school destination is identical between the two neighborhoods. The elementary experience is the main variable, and all three campuses (Lincoln, McKinley, Roosevelt) are strong. Boundaries can shift, so always verify the specific assignment for any address under consideration.
School boundary lines drive pricing on nearly identical homes. Our free school district comparison tool lets you see ratings, program details, and current home prices for any Burlingame elementary or any other Peninsula district side by side.
Architecture and Lot Character
This is where the two neighborhoods diverge most visibly.
Easton Addition is defined by traditional architecture: Tudors, Colonials, English Revival, Mediterraneans, and occasional Craftsman homes. The building stock is largely 1920s through 1940s, with consistent scale and material choices that give the neighborhood its continuous aesthetic. New construction exists but is usually designed to respect the neighborhood's traditional character rather than break from it. Lots are flat and rectangular with formal front yards and detached garages common.
Burlingame Hills is defined by terrain. Architecture varies widely: original 1950s and 1960s ranches, updated contemporaries, newer hillside custom homes, and everything in between. Lots are irregular, often sloped, and sized to the land rather than to a grid. Landscaping tends toward native and drought-tolerant plantings that thrive on the hillside. Views — bay, Peninsula, or wooded canyon — define the desirability of individual properties. Two homes 200 feet apart can have entirely different view quality and therefore entirely different values.
What Are the Price Differences in 2026?
Pricing reflects the different appeals of each neighborhood.
- Easton Addition entry: $3M to $3.5M for smaller homes or those needing meaningful updates.
- Easton Addition typical: $4M to $5.5M for well-maintained four-bedroom family homes on standard lots.
- Easton Addition premium: $6M to $8M+ for larger lots, new construction, or exceptional architectural pedigree.
- Burlingame Hills entry: $2.5M to $3M for older properties needing updates on smaller or less-view-favored lots.
- Burlingame Hills typical: $3.5M to $4.5M for updated homes on good lots with some view.
- Burlingame Hills premium: $5M to $7M+ for newer construction on larger parcels with strong view premiums.
On a per-square-foot basis, Easton Addition generally runs 20% to 35% higher than Burlingame Hills at comparable quality levels. The premium reflects walkability, flat lot desirability, and architectural continuity. Burlingame Hills offers more land and view for the dollar.
"I've had clients tour an Easton Addition Tudor and a Burlingame Hills contemporary in the same afternoon and fall in love with both. The decision almost never comes down to price — it comes down to whether the family wants to walk or drive to daily life."
Stay informed: Get monthly market updates and neighborhood insights delivered to your inbox. Subscribe to Lisa's Market Minute.
Commute and Lifestyle
Both neighborhoods access 101, 280, and SFO within minutes, but daily life feels different.
From Easton Addition, downtown Burlingame Avenue is a 5 to 10 minute walk. Caltrain's Burlingame station is walkable to bikeable. Weekend errands happen on foot. Restaurant dinners happen without starting the car. Parents often walk children to Lincoln or McKinley. The neighborhood's village-scale rhythms are a genuine lifestyle feature.
From Burlingame Hills, nearly everything requires a car. Downtown Burlingame is five minutes by car. Caltrain is seven to ten. Schools require driving or bus. The tradeoff is the environment at home: larger lots, quieter streets, views, and a meaningful separation from the rhythm of commerce that defines the flatlands. Many Burlingame Hills residents cherish the distinction and would not trade hillside privacy for sidewalk strolls.
Who Thrives in Each Neighborhood?
- Easton Addition fits: families who prioritize walkability and traditional architecture; parents who want to walk children to school; buyers drawn to continuous neighborhood character; those who value proximity to downtown and Caltrain; empty-nesters looking to downsize from Hillsborough while staying in Burlingame.
- Burlingame Hills fits: families who prioritize privacy, larger lots, and views; buyers who prefer contemporary or mid-century architecture; those who appreciate a more natural, wooded setting; remote-working professionals who do not commute daily; buyers who find value in larger land at a lower per-square-foot price.
Frequently Asked Questions
Q: Is Easton Addition considered the best Burlingame neighborhood?
A: It is consistently among the top three or four Burlingame neighborhoods by price per square foot, demand, and longevity of ownership. Other strong contenders include Lyon-Hoag, Burlingame Park, and the area immediately around the country club. "Best" depends on lifestyle priorities; Easton Addition is the most traditional and architecturally curated.
Q: Are Burlingame Hills homes in Burlingame city limits?
A: No. Burlingame Hills is unincorporated San Mateo County, though homes carry a Burlingame mailing address and most are within the Burlingame School District. This means residents do not pay Burlingame city taxes or receive Burlingame city services — sheriff rather than police, county-managed permits, and different trash or utility providers in some cases.
Q: Can you walk to downtown Burlingame from Burlingame Hills?
A: Technically yes, but most residents drive. The walk involves descending a significant slope and crossing 280, so while the physical distance is modest, the practical walkability is limited. Residents who want walkable daily life typically choose Easton Addition or neighborhoods closer to Burlingame Avenue.
Q: Which neighborhood is better for resale?
A: Both have strong long-term resale fundamentals. Easton Addition's walkability, architecture, and consistent character support durable demand. Burlingame Hills' views, privacy, and larger lots appeal to a narrower but loyal buyer pool. Easton Addition typically has faster days-on-market; Burlingame Hills sometimes takes longer but sells at strong prices when the right view-driven buyer appears.
Q: Are there good new-construction options in either neighborhood?
A: Yes in both, though the architectural expectations differ. Easton Addition new construction is usually designed to respect the traditional neighborhood aesthetic. Burlingame Hills new construction is often contemporary, designed to capture views and integrate with the hillside terrain. Permitting timelines vary meaningfully between Burlingame city (Easton Addition) and San Mateo County (Burlingame Hills).
How to Decide
The practical way to choose between Burlingame Hills and Easton Addition is to spend a morning in each. Drive up through the Hills. Walk the Easton Addition streets. Have coffee on Burlingame Avenue. Ask yourself what the rhythm of daily life should feel like — walkable or driving, flat or hilly, traditional or contemporary, curated or natural. The answer usually clarifies itself within a few hours.
Both neighborhoods attract sophisticated buyers who care deeply about where they live. Neither is a compromise choice. They simply reward different values. If you are weighing the two, I would welcome the chance to walk you through both in detail and help you find the home that fits your life.