San Mateo County Heritage tree city

Burlingame

European village charm on the Peninsula

Median Sale
$3,170,000
April 2026 · 25 closings

Burlingame Real Estate Market Snapshot

Median Sale Price
$3,170,000
+6.2% vs prior-year median
Avg. Days on Market
9
% List Price Received
105%
Months of Inventory
0.8
Homes Sold (April 2026)
25
Median price trend
2025 · $2,985,000 April 2026 · $3,170,000
List-price received
105%
90%100%120%+

As of April 2026 · Source: SAMCAR/MLSListings

Living in Burlingame

Burlingame is the central Peninsula's village, a city of 30,000 with downtown Burlingame Avenue's restaurants and boutiques anchoring daily life and Easton Drive's heritage tree canopy defining its residential character. The city spans roughly 4.4 square miles with a remarkable concentration of architectural integrity: the Heritage Tree Ordinance, in place since 1975, has preserved Burlingame's distinctive eucalyptus, pine, and oak canopy across decades of development pressure.

Daily life in Burlingame centers on Burlingame Avenue, a walkable mile-long commercial corridor mixing local restaurants, independent retailers, and longstanding institutions. Washington Park, Pershing Park, and Bayside Park anchor the city's recreational infrastructure, and the Burlingame Public Library serves as a civic gathering point. The Caltrain station sits at the eastern end of Burlingame Avenue, putting downtown San Francisco roughly 30 minutes away by rail.

Burlingame School District (K-8) operates six elementary schools and Burlingame Intermediate School, with high school students attending Burlingame High School in San Mateo Union HSD. The district consistently performs strongly in state assessments. Combined with the city's heritage tree protections, walkable downtown, and family-oriented parks, Burlingame appeals to families wanting a more village-scale Peninsula city without sacrificing school quality or commute access. Many buyers cite the city's combination of distinct sub-neighborhoods as a primary draw.

Burlingame's downtown commercial district has expanded its residential-corridor adjacency over the past decade, with mixed-use development around the Caltrain station and along Broadway. The city's character continues to balance walkable village scale against the heritage tree protections and design review requirements that have shaped its built environment since 1975.

Schools

Burlingame is served by Burlingame School District (K-8), which operates six elementary schools (Franklin, Hoover, Lincoln, McKinley, Roosevelt, Washington) and Burlingame Intermediate School. The district consistently performs strongly in state assessments. High school students attend Burlingame High School in San Mateo Union High School District. Notable private options include Mercy High School (girls, 9-12), Sacred Heart Schools Atherton (PK-12), Notre Dame Elementary, and Our Lady of Angels School. The combination of strong public K-12 access plus elite private alternatives drives substantial family demand throughout the city. Buyers and sellers in this segment of the market typically weigh school district access, lot size, and proximity to commercial amenities when narrowing target neighborhoods, with experienced agents helping triangulate priorities against current inventory.

Lifestyle

Daily life centers on Burlingame Avenue, a walkable mile-long commercial corridor mixing local restaurants, independent retailers, and longstanding institutions. Broadway in north Burlingame provides a secondary commercial district with casual dining and family-oriented retail. The city operates Washington Park (with tennis, pool, and weekend programming), Pershing Park, Mills Canyon (with hiking trails), and Bayside Park. The Burlingame Public Library and the historic Kohl Mansion grounds anchor civic and cultural infrastructure. Annual Burlingame on the Avenue and Pet Parade events draw families from across the Peninsula and reinforce the city's village character throughout the year. Buyers and sellers in this segment of the market typically weigh school district access, lot size, and proximity to commercial amenities when narrowing target neighborhoods, with experienced agents helping triangulate priorities against current inventory.

Commute

Burlingame Caltrain station sits at the eastern end of Burlingame Avenue, providing direct rail access to San Francisco in approximately 30 minutes and to Silicon Valley in 30-45 minutes. US-101 runs along the eastern edge of the city; Interstate 280 sits to the west via the Hillsdale Boulevard interchange. San Francisco International Airport is approximately 10-15 minutes north, making Burlingame a popular choice for travel-heavy professionals. For private aviation, San Carlos Airport sits about 8 minutes south. The Broadway Caltrain station serves north Burlingame. Bicycle infrastructure on Burlingame Avenue and Easton Drive supports daily commuting and recreation across the city. Buyers and sellers in this segment of the market typically weigh school district access, lot size, and proximity to commercial amenities when narrowing target neighborhoods, with experienced agents helping triangulate priorities against current inventory.

Market

The Burlingame Market Right Now

Burlingame's first quarter of 2026 closed 19 single-family transactions in March at a median sale price of $3,280,000, with homes averaging 21 days on market and selling at 108% of list price (SAMCAR via MLSListings). Compared to the 2025 annual median of $2,985,000, March 2026 reflects approximately a 9.9% lift, consistent with the Peninsula's supply-constrained pattern in early 2026. Months of inventory ran at 0.9, and homes priced and prepared for the current market continued to clear quickly. Total March 2026 sale volume reached approximately $61 million across 19 closed transactions. Buyers preparing competitive offers should arrive with full pre-approval, condensed contingency timelines, and clear underwriting on local zoning and design review considerations. Sellers with professional staging and accurate pricing have continued to capture multiple competing offers within days, matching the broader trajectory described in the California 2026 housing market forecast for Silicon Valley. Sellers preparing properties with professional staging and accurate pricing have continued to capture multiple competing offers. The combination of school district access, supply scarcity, and proximity to major employers continues to drive sustained demand. The supply-constrained pattern matches the broader Peninsula trajectory described in the California 2026 housing market forecast. Inspection windows and disclosure packages are typically more involved given the age and scale of properties in this market segment. Buyers should arrive with full pre-approval and condensed contingency timelines to remain competitive in this market.
Easton Drive west of El Camino and California Drive from Burlingame Avenue to Palm were designated heritage groves in 1976. — Burlingame public records
Transactions

What Buyers and Sellers Should Know About Burlingame

Burlingame's Heritage Tree Ordinance (passed 1975) makes it illegal to harm distinctive trees within city limits (City of Burlingame Heritage Tree Ordinance). Trees defined as distinctive originally included any tree more than four feet in diameter, plus those of certain age, rarity, or historical significance. Easton Drive west of El Camino, and California Drive from Burlingame Avenue to Palm, were designated heritage groves in 1976. The Howard-Ralston Eucalyptus Row and the Easton Addition contain dense heritage tree inventory protected since 1975, and removal triggers significant in-lieu fees. Buyers planning construction, additions, or accessory dwelling units should engage Burlingame Planning and complete tree assessments early; the city's design review process applies to most second-story additions and new construction. San Mateo County's base documentary transfer tax of $1.10 per $1,000 of consideration applies at recording; Burlingame does not impose an additional municipal transfer tax. Standard California disclosures apply (California Civil Code §1102), with the Easton Addition's heritage grove status potentially adding tree-related disclosure considerations during transactions. The Burlingame Hills neighborhood is a separate California Special District with its own permit considerations distinct from City of Burlingame procedures. Buyers in Burlingame Hills should verify which permitting authority applies to their parcel before planning improvements. The Easton Addition's heritage-grove status means most lots have at least one designated heritage tree, and any planned construction footprint should be modeled against the tree-protection-zone requirements during the underwriting phase rather than after acceptance. The Howard-Ralston Eucalyptus Row, designated alongside the Easton Drive heritage groves, runs through the eastern part of the city and shapes both visual character and tree-protection requirements for adjacent parcels. Burlingame's tree replacement requirements during construction can run several thousand dollars per protected tree affected.
Field Notes

Market Notes by Lisa M. Lum

Burlingame's Q1 2026 readings show the city's central-Peninsula village character holding firm: $3.28M median, 108% list-to-sale, and 0.9 months of inventory — among the tightest supply readings on the Peninsula. The Heritage Tree Ordinance's protections, in place since 1975, continue to differentiate Burlingame's neighborhoods at the micro-level: Easton Addition's heritage groves command meaningful premiums, while Lyon-Hoag and Mills Estate provide more attainable entry points with the same school district access. Buyers planning future renovations should account for arborist consultations and tree-protection-zone requirements early in their underwriting.

Updated 2026-05-03

Burlingame Neighborhoods

Distinct residential areas within Burlingame, each with its own character, lot patterns, and market dynamics.

  • Burlingame Hills

    Burlingame Hills sits at higher elevation in the western part of the city near I-280, with elevated lots offering Bay views and substantial mature canopy. Lot sizes typically run from 7,500 to 15,000 square feet, with a mix of mid-century estates and updated newer construction. The neighborhood maintains its own community structure as a distinct California Special District. The neighborhood's combination of elevation and Burlingame School District access continues to draw families who want hillside character without leaving the city's school feeder pattern.

    Explore Burlingame Hills →

  • Easton Addition

    Easton Addition is the heart of Burlingame's heritage tree protection, with eucalyptus, pine, cypress, and oak groves designated since 1976. Architecture along Easton Drive trends toward 1910s-1930s estate properties on substantial lots. The neighborhood's mature canopy and historic character make it one of the city's most visually distinctive residential districts.

    Explore Easton Addition →

  • Lyon-Hoag

    Lyon-Hoag is a mid-tier residential pocket between Burlingame Avenue and Highway 101, with consistent mid-century single-family construction on roughly 5,000-7,000 square foot lots. The neighborhood serves as an active entry point into Burlingame's market for buyers prioritizing school district access and downtown walkability over estate-scale lots.

    Explore Lyon-Hoag →

  • Burlingame Park

    Burlingame Park is a historic neighborhood north of downtown with consistent 1910s-1930s estate-style architecture and mature canopy. Lot sizes typically run 6,000-10,000 square feet, with strong design review under city heritage tree and architectural standards. The neighborhood's walkability to downtown and consistent character drive sustained demand.

    Explore Burlingame Park →

  • Ray Park

    Ray Park sits in the southwestern part of Burlingame, with mid-century single-family construction and consistent neighborhood character. Lot sizes typically run 6,000-7,500 square feet. The neighborhood feeds into Roosevelt Elementary and provides a more attainable entry point into Burlingame compared to Easton Addition or Burlingame Park estate prices.

    Explore Ray Park →

  • Mills Estate

    Mills Estate is a planned mid-twentieth-century neighborhood in the northwestern corner of Burlingame, with consistent ranch-era architecture and walkable cul-de-sac streets. Lot sizes typically run 5,000-7,000 square feet. The neighborhood maintains active community programming and serves as a steady mid-tier market segment within the city.

    Explore Mills Estate →

Frequently Asked Questions about Burlingame

What is the median home price in Burlingame?
In March 2026, the median single-family sale price in Burlingame was $3,280,000 with homes averaging 21 days on market and selling at 108% of list price. The 2025 annual median was $2,985,000 (SAMCAR via MLSListings).
What is Burlingame's Heritage Tree Ordinance?
Burlingame's Heritage Tree Ordinance (passed 1975) protects distinctive trees within city limits, originally defined as any tree more than four feet in diameter plus those of certain age, rarity, or historical significance. Removal triggers significant in-lieu fees and permit requirements.
What schools serve Burlingame?
Burlingame is served by Burlingame School District (K-8) operating six elementary schools plus Burlingame Intermediate School. High school students attend Burlingame High School in San Mateo Union HSD.
Are there sub-neighborhoods within Burlingame?
Yes. Distinct sub-neighborhoods include Burlingame Hills (elevated, larger lots), Easton Addition (heritage tree district, classic architecture), Lyon-Hoag, Burlingame Park, Ray Park, and Mills Estate. Each has different lot patterns and price points.
What are the heritage groves in Burlingame?
Easton Drive west of El Camino, and California Drive from Burlingame Avenue to Palm, were designated heritage groves in 1976. The Howard-Ralston Eucalyptus Row and the Easton Addition contain dense heritage tree inventory protected since 1975 (City of Burlingame).
What is the transfer tax in Burlingame?
San Mateo County charges a base documentary transfer tax of $1.10 per $1,000 of consideration. Burlingame does not impose an additional municipal transfer tax beyond the county base.
What is the transfer tax in Burlingame, San Mateo County?
San Mateo County charges a base transfer tax of $1.10 per $1,000 of consideration, paid by the seller at close. Some cities add a local supplemental tax. Burlingame does not impose an additional municipal transfer tax beyond the county base.
Does Burlingame require a sewer lateral inspection at sale?
Several San Mateo County jurisdictions require a private sewer lateral compliance certificate before close of escrow. The requirement varies by city — confirm with your transaction coordinator early in the listing process.
What disclosures are required when selling a home in Burlingame?
California requires Transfer Disclosure Statement, Natural Hazard Disclosure, lead-based paint (pre-1978), water-conserving plumbing fixtures, and smoke and carbon monoxide alarm certifications. San Mateo County properties may also require sewer lateral compliance and local supplemental disclosures.
What is the difference between median and average home price in Burlingame?
Median price is the middle number when all sale prices are sorted — half of homes sold above, half below. It resists distortion from a few very expensive sales. Average price is the arithmetic mean and can be skewed upward by individual high-end transactions. Median is the more reliable indicator of typical Burlingame home pricing.

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Last updated 2026-05-10 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150