Hillsborough · San Mateo County

Lower North Hillsborough

Lower North Hillsborough sits between El Camino Real and the foothills in the northern half of town, with a mix of mid-century estates and updated 1980s-2000s construction on lots typically running from a half acre to an acre.

Median Sale
$7,152,000
March 2026 · 10 closings

Lower North Hillsborough Real Estate Market Snapshot

Median Sale Price
$7,152,000
+28.5% vs prior-year median
Avg. Days on Market
39
% List Price Received
105%
Months of Inventory
2.7
Homes Sold (March 2026)
10
Median price trend
2025 · $5,564,000 March 2026 · $7,152,000
List-price received
105%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Lower North Hillsborough

Lower North Hillsborough occupies the flatter northern half of Hillsborough, bounded loosely by El Camino Real to the east and the foothills rising west toward Country Club. Lots typically run from a half acre to about an acre under the town's R-1 sub-district minimums (Town of Hillsborough Municipal Code Chapter 17.32), which makes it the most accessible price band inside Hillsborough relative to the larger Country Club and Historic Estates parcels further south and west.

Housing stock in Lower North leans to mid-century ranch and split-level homes plus a measured share of updated 1980s through 2000s construction. The pocket sits closest to Burlingame's Broadway commercial corridor and the Burlingame Caltrain station, giving Lower North buyers walkable downtown access that the upper-elevation Hillsborough neighborhoods do not share. Town-wide rules still apply: no commercial zoning, no streetlights, and limited sidewalks by design (Town of Hillsborough General Plan).

Schools

Lower North Hillsborough addresses fall inside the Hillsborough City School District (K-8), most commonly attending North School and then Crocker Middle School depending on attendance area (Hillsborough City School District). High school students attend the San Mateo Union High School District, primarily Burlingame High School given the northern geography of the pocket. Buyers should confirm the current attendance assignment for any specific address with HCSD before writing an offer.

Lifestyle

Lower North's defining lifestyle advantage is proximity to Burlingame's Broadway and Burlingame Avenue commercial districts, both reachable in roughly 5 to 10 minutes downhill. Residents typically socialize at the Burlingame Country Club or Crystal Springs Riding and Driving Club, consistent with the rest of Hillsborough. The pocket retains the town's residential-only character with no commercial frontage, no streetlights, and substantial mature canopy (Town of Hillsborough General Plan).

Commute

The Burlingame Caltrain station sits roughly 5 to 10 minutes east, with direct rail access to San Francisco in 30 to 45 minutes and to Silicon Valley in 25 to 40 minutes. US-101 is reachable via Broadway, and Interstate 280 sits a short distance west via the Hillsborough cross streets. San Francisco International Airport is approximately 10 minutes north, which makes Lower North a frequent choice for travel-heavy executives weighing Hillsborough against Burlingame proper.

Market

The Lower North Hillsborough Market Right Now

Lower North trades inside the broader Hillsborough single-family market, which closed 130 homes in 2025 at a median price of $5,564,000 and an average 35 days on market (SAMCAR/MLSListings, 2025 annual). March 2026 closed 10 single-family sales townwide at a median of $7,152,000, an average 39 days on market, and 105 percent of list (SAMCAR/MLSListings, 2026-03). Lower North homes typically transact below the townwide median given the smaller lot footprints and absence of the view premium that Country Club and Historic Estates command, with the pocket functioning as the most common Hillsborough entry band for buyers prioritizing school district access over hillside lot scale (California 2026 housing market forecast).
Transactions

What Buyers and Sellers Should Know About Lower North Hillsborough

Lower North addresses sit under Hillsborough's R-1 Single-Family Residential zoning, with sub-district minimum lot sizes most commonly at the half-acre to one-acre band relative to the larger one-acre-plus minimums elsewhere in town (Town of Hillsborough Municipal Code Chapter 17.32). The Architectural and Design Review Board reviews all new construction, substantial remodels, and additions and routinely extends project timelines (Town of Hillsborough Architectural and Design Review Board); buyers planning changes should engage Town Planning and ADRB early. San Mateo County's documentary transfer tax of $1.10 per $1,000 of consideration applies at recording, with no additional Hillsborough municipal transfer tax (San Mateo County Assessor-Clerk-Recorder). Standard California disclosures apply (Transfer Disclosure Statement, Natural Hazard Disclosure, lead-based paint, water-conserving fixtures, smoke and CO alarm certifications). Sellers with documented prior ADRB approvals on past renovations have meaningful disclosure advantages, since buyers want clarity on what changes the board has already cleared.
Field Notes

Market Notes by Lisa M. Lum

Lower North continues to function as the most accessible entry band inside Hillsborough, with transactions typically clearing below the townwide March 2026 median of $7.15M while still capturing Hillsborough City School District attendance. Recent activity in the pocket suggests buyers underwrite Burlingame walkability and shorter Caltrain access as the primary tradeoffs against the hillside view premium that defines Country Club and Historic Estates further south and west. Sellers preparing well-documented properties with prior ADRB approvals on file have continued to clear quickly within the town's broader 39-day average days on market.

Updated 2026-05-05

Frequently Asked Questions about Lower North Hillsborough

How does Lower North Hillsborough differ from the Country Club area?
Lower North sits in the flatter northern half of town with lots typically from a half acre to an acre, while Country Club is the elevated hillside enclave around Burlingame Country Club with one-acre-and-up lots and panoramic views. Lower North trades view premium for closer Burlingame walkability and a more accessible Hillsborough price band.
What schools serve Lower North Hillsborough?
Lower North addresses fall inside Hillsborough City School District, most commonly North School and Crocker Middle, then San Mateo Union High School District (typically Burlingame High School). Boundaries can shift, so confirm the current attendance assignment for any specific address with HCSD before writing an offer.
Does the Architectural and Design Review Board still apply in Lower North?
Yes. Hillsborough's ADRB reviews all new construction, substantial remodels, and additions across the entire town, including Lower North (Town of Hillsborough Architectural and Design Review Board). The process is among the strictest on the Peninsula and routinely extends project timelines, regardless of which Hillsborough sub-neighborhood the property sits in.
Are lot sizes smaller in Lower North than the rest of Hillsborough?
Lots in Lower North most often fall at the lower end of the town's R-1 minimums, roughly a half acre to an acre, versus one acre and up in Country Club and Historic Estates. The town's R-1 sub-district structure governs minimum lot size by location (Hillsborough Municipal Code Chapter 17.32).
What is the transfer tax in Lower North Hillsborough, 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. Lower North Hillsborough does not impose an additional municipal transfer tax beyond the county base.
Does Lower North Hillsborough 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 Lower North Hillsborough?
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 Lower North Hillsborough?
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 Lower North Hillsborough home pricing.

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