Burlingame's BEST & WORST Neighborhoods Ranked

Burlingame neighborhoods each have their own personality, and that is exactly what makes this city so special. We have 11 distinct neighborhoods, plus a downtown that is genuinely one of the best on the Peninsula. Some Burlingame neighborhoods are better for walkability. Some are better for larger homes. Some are better for privacy, schools, or value. And yes, some are simply more in demand than others.

This ranking is opinionated by design. What lands near the bottom for one buyer might actually be the perfect fit for someone else. Still, after a lifetime in Burlingame and helping hundreds of buyers and sellers here, we have seen pretty clearly which Burlingame neighborhoods tend to appeal to the broadest range of people and why.

If you are trying to figure out where to focus your home search, this guide will help you compare the city’s Burlingame neighborhoods from worst to best, with the tradeoffs that matter most: price, home size, walkability, commute access, lot size, and overall feel.

How We Ranked the Best Burlingame Neighborhoods in 2026

When comparing Burlingame neighborhoods, we are really balancing a few big factors:

• Walkability to downtown, Broadway, parks, and schools
• Home size and lot size
• Price and value within the Burlingame market
• Neighborhood character, including trees, privacy, and overall charm
• Commute convenience to 101, 280, and Caltrain
• Buyer demand and long term popularity

Also important: lower on this list does not mean bad. In Burlingame, even the more overlooked neighborhoods still have a lot going for them.

11. Burlingame Gardens

Burlingame Gardens sits south of Broadway and east of Caltrain, near 101, the Porsche / Audi dealership area, and just north of Oak Grove and Burlingame High School. It is well located and very practical.

This is what many people would call a starter neighborhood for Burlingame. That matters, because buying into Burlingame at all is a big goal for a lot of people, and Burlingame Gardens offers one of the more accessible entry points.

Why people like it:

• Walkable to Burlingame High School
• Near the Burlingame Aquatic Center
• Close to Broadway dining and errands
• Minutes from Washington Park and downtown
• Typically the city’s most affordable neighborhood

The tradeoff is size. Homes here tend to be smaller, usually 2 to 3 bedrooms and roughly 1,200 to 1,700 square feet, often on smaller lots. Pricing generally falls from the mid $1 millions to the mid $2 millions.

So yes, you are still paying the Burlingame premium, but if your top priority is simply getting into one of the Burlingame neighborhoods and enjoying the city’s lifestyle, Burlingame Gardens absolutely deserves a look.

10. Burlingame Grove

Just north of Broadway, Burlingame Grove is another solid option for buyers who want location and charm without chasing the very top end of the market.

This neighborhood is known for walkable streets, smaller homes, and easy access to Broadway’s shops and restaurants. The Millbrae BART and Caltrain connection is not far away, and 101 is close, which helps commuters a lot.

Lincoln Elementary is also nearby, just across El Camino. For many families, school proximity is a huge part of why Burlingame Grove stays on the radar.

Typical homes are around 1,100 to 1,800 square feet, usually with 2 to 3 bedrooms. You do see occasional newer construction around the $4 million mark, and some streets really stand out. Cambridge and Oxford are two of the prettiest streets in the neighborhood, full of attractive homes and great tree coverage.

The median home price is about $2.3 million. Overall, Burlingame Grove is one of those Burlingame neighborhoods that works really well if you care more about convenience than square footage.

9. Mills Estates

Now we head into the hills. Mills Estates is up by 280, just south of Trousdale, and it has a more suburban, planned feel than the flatter parts of Burlingame.

Compared with some of the city’s older neighborhoods, Mills Estates feels more organized in layout and generally offers larger homes. Most properties have 3 to 5 bedrooms and range from around 1,800 to 3,000 square feet.

The big upside here is obvious: views. Being higher up the hill means some homes have sweeping panoramic outlooks that are hard to beat.

The downside is also obvious: walkability. Many buyers in Burlingame want flat streets and an easy stroll to parks, schools, or downtown. Mills Estates gives up some of that in exchange for more house, more views, and quick access to 280.

Franklin Elementary is nearby and accessible for many families in the area. Burlingame Plaza is also convenient at the bottom of Trousdale. Median pricing is around $2.8 million.

8. Burlingame Hills

Burlingame Hills is quieter, woodier, and more private than Mills Estates. If Mills Estates feels planned, Burlingame Hills feels tucked away.

This is one of the most secluded Burlingame neighborhoods, with winding roads, bigger lots, and a much stronger sense of separation from the flatter core of town. Lot sizes often range from 7,000 to 10,000 square feet, which is a big deal in Burlingame.

Median pricing is around $3 million, and for the lot sizes, that can actually represent pretty good value compared with larger homes in flatter, more central neighborhoods.

The tradeoffs are exactly what you would expect:

• Fewer sidewalks
• Less walkability
• Living significantly up the hill

But for people who want peace, space, privacy, and strong access to 280, Burlingame Hills can be a great fit. Some homes also get terrific airport views, which sounds unusual until you see how dramatic those outlooks can be.

7. Burlingame Village

Burlingame Village is one of the more underrated Burlingame neighborhoods, especially for buyers who want something flat, family friendly, and relatively approachable in price.

Located in the northern part of the city, just north of Burlingame Grove, the neighborhood is anchored by Village Park. That park is a major asset, with a soccer field, preschool, playground, and basketball court.

And then there is one of the neighborhood’s quirkiest perks: when Guittard is making chocolate across the tracks, the whole area can smell like chocolate. It is one of those hyper local details that makes Burlingame feel fun and personal.

Most homes here are the classic Burlingame mix of 2, 3, and some 4 bedroom houses. The median home price is around $2.1 million, with many properties topping out around $3 million.

Another interesting feature is the number of cul-de-sacs. Streets like Hamilton, Clovelly, and Killarney offer something that is actually fairly rare in Burlingame. If a cul-de-sac lifestyle matters to you, Burlingame Village is worth paying attention to.

6. Burlingame Terrace

Burlingame Terrace is one of the most central of all Burlingame neighborhoods, and that centrality is really its superpower.

It sits right between Burlingame Avenue to the south and Broadway to the north, which means you get easy access to both of the city’s major commercial districts. If we had to pick the most walkable and central neighborhood in Burlingame overall, Burlingame Terrace would be a serious contender.

It is also close to Burlingame High School, the Aquatic Center, the track, athletic fields, and all the other amenities around the high school campus.

Beyond location, another major plus is tree coverage. Burlingame is proud of its trees for good reason. The city has been a Tree City USA for more than 30 straight years, with about 18,000 public trees and regular city health checks on them. Burlingame Terrace benefits from that canopy.

Housing here includes a nice mix of architectural styles, typically 2 to 4 bedrooms and roughly 1,200 to 2,200 square feet. Prices usually start in the low $2 millions and can run into the $3 millions, with a few higher sales near $4 million at the top end.

5. Lyon Hoag

Lyon Hoag is one of the flatter, more walkable Burlingame neighborhoods, and its location is tough to argue with. Downtown Burlingame, Burlingame Avenue, and Washington Park are all close enough that daily life feels easy here.

Most homes in Lyon Hoag are 2 to 3 bedrooms and around 1,100 to 1,900 square feet, which makes the neighborhood appealing for smaller families, downsizers, and buyers who want charm without needing a huge house.

That said, there is also serious demand for larger homes here, and newer construction has been appearing more often in recent years. Those bigger, newer properties can reach into the high $3 millions or more.

Most lots are around 5,000 to 6,000 square feet, with some larger ones around 7,500 square feet on streets like Bloomfield, Clarendon, and Arundel. Attached garages are more common here, which can be a meaningful advantage if you are thinking long term about yard space or a possible ADU.

Median pricing is around $2.3 million, with much of the market starting in the low $2 millions and climbing toward $4 million for larger, newer homes.

4. Ray Park

With Ray Park, we move firmly into the top tier of Burlingame neighborhoods.

Families love this area for a few simple reasons. First, the park itself is a true neighborhood anchor, with baseball, soccer, lots of activity, and even a recently added dog park. Second, Lincoln Elementary is right next door, which is a huge draw.

The housing stock is dominated by 1950s and 1960s ranch homes, many of them beautifully updated. Ranch floor plans are especially popular because they often offer:

• Open concept layouts
• Kitchens that connect well to the yard
• Attached two car garages
• Newer construction era compared with older parts of Burlingame

Originally, many of these homes were built as 3 bedroom, 2 bath properties, but over time quite a few have gained second stories or expanded footprints. If you drive through Ray Park today, the neighborhood feels increasingly polished and competitive.

Median pricing is around $3.4 million, and values have risen significantly in recent years. There are also larger lots in what some people think of as Upper Ray Park near Valdivia, where homes can feel a little more private while still staying close to the neighborhood’s core amenities.

3. Easton Addition

This is where opinions get interesting. Plenty of locals would put Easton Addition at number one. We get that. It is one of the most sought after Burlingame neighborhoods in the entire city.

Easton Addition has a strong community feel, tree lined streets, and a huge amount of neighborhood identity. Halloween here is legendary. It is basically ground zero for trick or treating in Burlingame, with elaborate decorations, packed streets, and a level of energy that turns the area into a regional destination.

It is also the only neighborhood in Burlingame with its own branch library besides the main downtown library. That alone says a lot about how established and community oriented Easton Addition is.

Architecturally, the neighborhood is diverse. Smaller homes may be around 1,500 to 1,600 square feet, while larger ones often reach 2,500 to 3,000 square feet. Easton Addition is also one of the best places in Burlingame to find a newer 3,000 square foot home on a 6,000 square foot lot.

Median home pricing is close to $3 million, but the range is wide. Smaller homes can trade in the low $2 millions, while newer or newly built larger homes can climb into the $4 million to $5.5 million range.

Easton Addition is massive by Burlingame standards, with around 1,500 homes. That means a meaningful portion of all home sales in Burlingame happen here. For many buyers, Easton Addition is the default answer when they think about the most desirable Burlingame neighborhoods.

Read More: Burlingame's 2nd Most Expensive Neighborhood and Why It Draws 25% of Buyers (Easton Addition)

2. Burlingables

If Easton Addition has tree lined streets, Burlingables is a tree paradise. It has the highest tree density in the city, and the atmosphere reflects that immediately.

This neighborhood is close to the Burlingame Community Center, downtown Burlingame, Washington Park, and Burlingame High School. In other words, it checks almost every location box that people care about.

Most homes here are smaller than what you will often find west of El Camino. Expect many 2 to 3 bedroom homes around 1,000 to 1,900 square feet, plus some newer construction around 2,700 square feet.

Lot sizes are usually closer to 5,000 square feet instead of 6,000, but because attached garages are common, many properties still have very usable yard space. That flexibility matters.

Pricing reflects the demand. A really attractive 2 bedroom home can fall in the low to mid $2 millions, and remodeled 3 bedroom homes often hover around $3 million. Some properties sell above $4 million, though the neighborhood’s lot sizes naturally limit how many very large homes can be built.

Burlingables lands this high because it blends trees, walkability, centrality, and charm in a way very few Burlingame neighborhoods can match.

1. Burlingame Park

At the top, we have Burlingame Park.

This is probably the most exclusive of all Burlingame neighborhoods, though in Burlingame that usually means more expensive rather than flashy. You are not getting giant gated estates here like parts of Hillsborough. What you are getting is prestige, location, larger lots, beautiful streets, and some of the city’s best homes.

Burlingame Park sits west of El Camino and right next to Hillsborough, while still being highly walkable to Burlingame Avenue and downtown. That combination is incredibly powerful. For many buyers, it offers the possibility of a more luxurious home while still enjoying daily walkability.

The streets are pancake flat, heavily tree lined, and charming in a way that feels almost historic, which makes sense because the neighborhood has historic protections tied to construction and demolition review.

Pershing Park is also here, including a small but memorable feature: the only kids basketball hoop in Burlingame.

From a real estate standpoint, Burlingame Park skews larger. Starter homes are often around 1,700 to 1,900 square feet, while bigger homes can easily reach 3,000 to 4,000 square feet. There is a strong mix of remodeled and new construction homes, and the architecture is especially interesting.

This is the luxury end of Burlingame. Sales in the $6 million to $7 million range are very real here. For buyers who want top tier Burlingame neighborhoods and are willing to pay for it, Burlingame Park often rises to the top of the list.

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Final Thoughts on Burlingame Neighborhoods and Where to Live

The biggest takeaway is that the best Burlingame neighborhoods depend on what matters most to you.

If you want value and a foothold in the city, Burlingame Gardens or Burlingame Village may make sense. If you want privacy and larger lots, the hills deserve a close look. If you want family appeal, parks, and schools, Ray Park is excellent. If you want classic prestige, Burlingame Park is hard to top.

And if we are being honest, one of the reasons Burlingame is so desirable is that even its lower ranked neighborhoods are still pretty great places to live.

That is the magic of Burlingame. The city has variety without losing its identity. The trees matter. The walkability matters. The schools, parks, architecture, and downtown energy all matter. The challenge is not finding good Burlingame neighborhoods. The challenge is figuring out which one fits your life best.

Ready to buy in the right Burlingame neighborhood? I can help you compare homes, understand tradeoffs (price vs. lot size vs. walkability), and find the best options currently on the market. Call or text 650-822-7088 to get started today.

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