Burlingame Real Estate: Homes With Big Lots and Amazing Views in Burlingame Hills Neighborhood

Table of Contents

• Why Burlingame Hills Neighborhood Stands Apart
• Burlingame Hills Location and What to Expect
• Homes and Pricing in Burlingame Hills
• Neighborhood Character: Sidewalks, Parks, and Trails in Burlingame Hills
• Featured Property Type: One-Level Ranch Homes on Large Lots
• Practical Tips for Buying in Burlingame Hills
• FAQs About Burlingame Hills Neighborhood
• Final thoughts

Why Burlingame Hills Neighborhood Stands Apart

The Burlingame Hills neighborhood delivers something rare on the Peninsula: large, private lots combined with sweeping views. If you prefer room between houses, mature oaks and other canopy trees, generous setbacks, and homes that sit well back from the street, this part of Burlingame deserves a close look. Lots here often provide multiple kinds of outlooks — neighborhood and treetop scenes, wooded canyon perspectives, and dramatic north-facing vistas that can include the San Francisco skyline, the airport, and distant East Bay hills — so buyers who prize scenic sightlines will be especially drawn to the area. You’ll also find larger house footprints (including the occasional rare one-level ranch of 2,500–3,000+ square feet), multiple garages or outbuildings that lend ADU potential, and a level of privacy that’s hard to match elsewhere on the Peninsula. The trade-offs are real: the terrain is hillier than flatter neighborhoods, sidewalks and street lights are scarcer, and parts of the area are unincorporated (with some county-run services rather than city-run). For many buyers, though, those trade-offs are exactly the appeal — more space, more trees, and more room to breathe in an otherwise densely built region.

Burlingame Hills Location and What to Expect

This area sits east of Skyline Boulevard, just south of Mills Estates and north of Hillsborough, with Alvarado and nearby neighborhood streets often serving as informal eastern edges. The hills here cover a fairly large swath of geography but include relatively few houses compared with flatter parts of Burlingame, which is why lots are larger and yards feel more private. You’ll notice generous setbacks, mature oaks, and homes tucked back from the road — features that create the sense of space that draws many buyers to the area.

Parts of the neighborhood are unincorporated, which means some services — planning and permitting, certain road maintenance, and other municipal functions — may be handled by the county rather than the city. That can affect timelines and points of contact for things like building permits or tree/landscape work, so it’s something to check early if you’re considering a purchase. The mix of incorporated and unincorporated parcels is one reason property ownership here sometimes comes with different service providers and expectations than in flatter Burlingame neighborhoods.

The neighborhood feels quieter at night — fewer sidewalks and street lights give streets a more secluded, rural character, and many residents appreciate the calm and privacy even if it means less late‑night pedestrian activity or traditional trick‑or‑treat routes. The terrain is hillier, with steeper driveways and occasional limited street parking, and public transit options are scarcer, so most households rely on cars. At the same time, Burlingame Hills is popular with commuters because of easy access to Highway 280, making daily trips up to San Francisco or down the Peninsula convenient; residents also benefit from nearby outdoor amenities like the Skyline Park off‑leash area and Mills Canyon trails for hiking and trail running.

Homes and Pricing in Burlingame Hills

Typical pricing in the Burlingame Hills neighborhood starts in the high $2 million range, with most homes selling between about $3 million and $4.5 million. What you get for that investment is noticeably different than the flatter parts of Burlingame: average homes here are larger — commonly three or four bedrooms and often with generous secondary bedrooms or flexible bonus rooms — and they sit on much bigger lots that create distance from neighbors and room for gardens, terraces, and sometimes multiple outbuildings. Some parcels approach or exceed an acre, while others are more modestly sized but still larger than the narrow city lots found closer to downtown; a handful of properties are marketed as tear-downs or renovation projects and attract buyers who want to build or expand. Because the inventory is limited, properties that combine flat usable yard, privacy, and clear views tend to command premiums, so buyers should expect a range of condition and lot footprints at similar price points.

Price per square foot tends to be lower here than in the flattest, most walkable Burlingame neighborhoods, but because houses in the hills are typically larger and lots more substantial, the total sale price often ends up higher. In practical terms that means a buyer trading a small flat bungalow for a hillside property will usually gain more interior space, more outdoor living area, additional garage or ADU potential, and significantly more privacy for the same—or only slightly higher—price per square foot. There are trade-offs to consider: hillside homes can mean steeper driveways, more landscape upkeep, and occasionally longer permitting timelines if parts of the neighborhood are unincorporated, so factor those carrying costs and timing issues into your budget. Finally, market dynamics in the hills can be different — fewer comparable sales, unique lot characteristics, and buyer preferences for views or single-level living can all influence negotiation and value — so working with an agent who understands how to value both the land and the house is particularly useful here.

Neighborhood Character: Sidewalks, Parks, and Trails in Burlingame Hills

Expect big setbacks from the road and lots of mature vegetation. Sidewalks are scarce once you head into the hills, which gives streets a more secluded, rural feel. For outdoor time, Skyline Park provides a newer off-leash dog area, and Mills Canyon Wildlife Area offers nearly 1.35 miles of loop trails for hiking and trail running.

What different views look like here

Views in the Burlingame Hills neighborhood vary by lot orientation: neighborhood views (looking at houses and treetops), canyon views (over wooded ravines), and panoramic north-facing views that can include the San Francisco skyline, the airport, and the East Bay hills.

Views often require cooperation between neighbors to trim trees and open sightlines. A thoughtfully maintained canopy and coordinated trimming can transform a peek-a-boo view into something expansive and dramatic.

Featured Property Type: One-Level Ranch Homes on Large Lots

One of the rare finds in the Burlingame Hills neighborhood is a true one-level house around 3,000 square feet on a large parcel. A single-story layout that size is uncommon on the Peninsula, especially paired with acreage and views. These homes suit a wide range of buyers: those who want aging-in-place convenience, families who value the single-floor flow, or anyone who prefers the lifestyle of a ranch-style home.

Interior highlights buyers value

• Open but practical floor plans: A mix of galley and open kitchen concepts with breakfast nooks and garden sightlines.
• High-end appliances: Thermador ranges and refrigerators are common upgrades.
• Radiant heated floors: An even, dust-free way to heat the house that many owners find worth the investment.
• Large primary suites and spa-like baths: Bigger-than-average primary baths with separate tubs and showers are not unusual.

Garages, ADUs, and usable outdoor space

Properties often include multiple garage areas and usable outbuildings. Some sellers have converted garages into living space and kept additional detached garages or unfinished spaces that are ripe for conversion into an ADU or workshop. On lots that run down a hillside, usable yard space varies, but pockets of flat lawn and terraced areas can support play, entertaining, or gardening.

Practical Tips for Buying in Burlingame Hills

• Decide if hills are for you: Drive the streets at different times of day to get a feel for commuting patterns and evening light.
• Look beyond MLS flags: Views and special features are sometimes only visible in photos or in-person; don’t rely on checkbox filters alone.
• Consider future ADU potential: Detached garages or unfinished structures can add value and flexibility.
• Check tree ownership and city rules: Heritage trees and permits affect what you can trim or remove to preserve a view.

“You can’t buy a view. You can only maintain it.” A good view often comes from neighbor collaboration and thoughtful landscape management.

VIEW HOMES FOR SALE IN BURLINGAME, CA

FAQs About Burlingame Hills Neighborhood

What price range should I expect in the Burlingame Hills neighborhood?

Most homes sell between about $3 million and $4.5 million, with entry points in the high $2 million range. Larger lots and homes push prices higher, and truly flat acreage is far more costly.

Are sidewalks and street lights common in the Burlingame Hills neighborhood?

No. The hills area has fewer sidewalks and street lights compared with flatter Burlingame neighborhoods. Streets feel quieter and more private but less walkable for trick-or-treating or long sidewalk strolls.

Can I find one-level homes with big square footage here?

Yes, though they are rare. Single-story homes around 3,000 square feet do exist and are highly desirable for their convenience and flow.

Is radiant floor heating common and worth it?

Radiant heated floors are a popular luxury in some homes here. They provide even heat, cut down on dust circulation, and often add measurable comfort and resale value.

How private are lots in the Burlingame Hills neighborhood?

Privacy is one of the neighborhood’s biggest draws. Large setbacks, mature oaks, and lot siting on hillsides provide excellent privacy compared with flatter, denser parts of Burlingame.

Final thoughts

The Burlingame Hills neighborhood offers a distinctive Peninsula lifestyle: large lots, bigger homes, and a chance to own meaningful outdoor space with exceptional views. For buyers prioritizing privacy, space, and a one-level living option, this neighborhood checks many boxes. The hills ask for tradeoffs — less sidewalk density and hillier terrain — but reward those who value openness, privacy, and scenic vistas.

Read More: Burlingame Terrace: The Flat, Walkable Heart Between Two Downtowns