Burlingame · San Mateo County

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.

Median Sale
$3,280,000
March 2026 · 19 closings

Burlingame Hills Real Estate Market Snapshot

Median Sale Price
$3,280,000
+9.9% vs prior-year median
Avg. Days on Market
21
% List Price Received
108%
Months of Inventory
0.9
Homes Sold (March 2026)
19
Median price trend
2025 · $2,985,000 March 2026 · $3,280,000
List-price received
108%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Burlingame Hills

Burlingame Hills sits on the wooded slopes west of Interstate 280, an unincorporated pocket of San Mateo County rather than a neighborhood inside the City of Burlingame. Homes carry a Burlingame mailing address and the area's children typically attend Burlingame School District schools, but the land itself falls under county jurisdiction with its own special-district services and permitting (City of Burlingame). Lots run larger than the city's flatlands, often 7,500 to 15,000 square feet, with mid-century ranches, updated contemporaries, and newer hillside custom homes set against the canyon canopy.

Daily life is geared to the car rather than the sidewalk: downtown Burlingame Avenue is a five-to-ten-minute drive down the hill, and the elevation gives many parcels Bay or Peninsula views that flat blocks cannot match. The pocket's combination of hillside privacy and access to Burlingame School District attendance keeps demand steady from families willing to trade walkability for view, lot, and tree cover (Burlingame Hills vs Easton Addition).

Schools

Burlingame Hills addresses inside the Burlingame School District boundary typically feed Roosevelt Elementary, one of the K-8 district's six campuses, then continue to Burlingame Intermediate School and on to Burlingame High School in San Mateo Union High School District (Burlingame School District; San Mateo Union HSD). Boundary lines can shift between enrollment cycles and the unincorporated status of Burlingame Hills means a small number of fringe addresses may sit outside the district, so families should verify the current assignment for any specific parcel before writing an offer.

Lifestyle

The neighborhood's character is hillside and wooded rather than walkable. Mature canopy and the proximity of Mills Canyon Park give residents trail access at the city's western edge, while downtown Burlingame Avenue and Broadway sit a short drive down the hill for restaurants, retail, and the Burlingame Public Library. The Heritage Tree Ordinance applies inside city limits rather than the unincorporated hillside, but the surrounding tree cover and view-oriented siting define daily life here, with most properties relying on private outdoor space rather than commercial walkability (City of Burlingame Heritage Tree Ordinance).

Commute

Interstate 280 is the defining commute artery, with on-ramps a short drive from most Burlingame Hills streets giving direct access south to Silicon Valley and north to San Francisco. US-101 sits a few minutes east through downtown Burlingame for buyers heading to SFO or the bayshore corridor, and the Burlingame Caltrain station is roughly a ten-minute drive at the eastern end of Burlingame Avenue. The hillside geography means most trips begin with a short downhill drive to a flat-lands corridor before joining the regional network.

Market

The Burlingame Hills Market Right Now

Burlingame Hills transactions are reported inside the broader Burlingame single-family market, which closed 19 sales in March 2026 at a median price of $3,280,000, average days on market of 21, and an average sale-to-list ratio of 108 percent (SAMCAR/MLSListings, 2026-03). The 2025 annual median for Burlingame ran $2,985,000 across 171 closed sales at 106 percent of list (SAMCAR/MLSListings, 2025 annual), so March 2026 reflects a roughly ten percent lift in median price. Burlingame Hills typically prices above the citywide median for view parcels on larger lots and below it for older mid-century properties needing updates, with newer hillside custom builds clearing the upper end of the band described in the Burlingame neighborhoods buying guide.
Transactions

What Buyers and Sellers Should Know About Burlingame Hills

Because Burlingame Hills is unincorporated, permitting flows through San Mateo County rather than the City of Burlingame Planning Commission's Design Review process that governs flat-lands additions and new construction (City of Burlingame Planning Commission). The city's Heritage Tree Ordinance and 1976 heritage-grove designations cover Easton Drive and California Drive inside city limits and do not bind unincorporated parcels, though county tree and grading rules still apply on hillside lots (City of Burlingame Heritage Tree Ordinance, 1975). San Mateo County's base documentary transfer tax of $1.10 per $1,000 of consideration applies at recording, and Burlingame Hills, like the city itself, does not carry an additional municipal transfer tax (San Mateo County Assessor-Clerk-Recorder). Buyers should also confirm services such as water, sewer, and refuse, which on the unincorporated hillside come through county special districts rather than city departments.
Field Notes

Market Notes by Lisa M. Lum

Recent activity in Burlingame Hills tracks the broader Burlingame pattern, with the citywide 108 percent sale-to-list ratio in March 2026 indicating that well-prepared hillside listings continue to clear at or above asking when staging, disclosures, and arborist or geotechnical reports are in hand. View parcels and updated newer construction tend to draw multiple offers inside the first listing cycle, while older mid-century homes priced for renovation underwriting move on a longer timeline as buyers model permitting through San Mateo County rather than the city.

Updated 2026-05-05

Frequently Asked Questions about Burlingame Hills

Is Burlingame Hills part of the City of Burlingame?
No. Burlingame Hills is an unincorporated pocket of San Mateo County west of Interstate 280, even though homes carry a Burlingame mailing address. Permitting, services, and design review run through the county and local special districts rather than the City of Burlingame.
Which schools serve Burlingame Hills?
Most Burlingame Hills addresses inside the Burlingame School District boundary feed Roosevelt Elementary, then Burlingame Intermediate, and on to Burlingame High School. A small number of fringe parcels may sit outside the district, so verify the current assignment for any specific address before writing an offer.
How does Burlingame Hills price compare to flat-land Burlingame?
Burlingame's March 2026 median was $3,280,000 across 19 single-family sales (SAMCAR/MLSListings). Burlingame Hills view parcels and newer construction tend to clear above that band, while older mid-century homes needing updates often trade below it, with view, lot size, and condition driving the spread.
Does Burlingame's Heritage Tree Ordinance apply in Burlingame Hills?
Not directly. The 1975 Heritage Tree Ordinance and 1976 heritage-grove designations cover parcels inside the City of Burlingame. Burlingame Hills is unincorporated, so San Mateo County tree, grading, and slope rules govern instead, though buyers planning removal should always verify with the county before closing.
What is the transfer tax in Burlingame Hills, 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 Hills does not impose an additional municipal transfer tax beyond the county base.
Does Burlingame Hills 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 Hills?
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 Hills?
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 Hills home pricing.

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Last updated 2026-05-06 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150