Is Burlingame the Best Place to Live in San Mateo County?

If you’re weighing options for the best place to live in San Mateo County, Burlingame consistently rises to the top. Tree-lined streets, a compact downtown with great dining, excellent public schools, and a central peninsula location make it an irresistible choice for many families and professionals. This guide explains why Burlingame often earns that reputation, who it suits best, practical trade-offs, and what to expect if you decide to move here.

Quick Snapshot of Living in Burlingame, CA
Burlingame’s Tree-Lined Streets, Parks, and Neighborhood Feel
Schools in Burlingame, CA: Why Families Move Here
Downtown Burlingame: Burlingame Avenue and Broadway District
Burlingame, CA Location: Transit, Commute, and Peninsula Access
Burlingame Neighborhoods: Flat and Walkable vs. Hillside Homes
Burlingame, CA Real Estate: Housing Costs and What You Get
Parks, Youth Sports, and Active Family Life in Burlingame
Libraries, Civic Life, and Community Institutions in Burlingame
Who Should Consider Moving to Burlingame, CA (And Who Might Not)
The Intangible Value of Living in Burlingame
Is Burlingame, CA the Best Place to Live in San Mateo County?
Frequently Asked Questions About Living in Burlingame, CA
Closing thoughts

Quick Snapshot of Living in Burlingame, CA

Urban-but-neighborhood feel: A small city (about 30,000 people) made up of a dozen distinct neighborhoods.
Stunning tree canopy: More than 18,000 trees and a long streak as a Tree City USA community.
Parks for every block: Over 19 parks with recreational fields, dog areas, and family spaces.
Top-tier public schools: Strong test scores, small class sizes, and active local funding for programs.
Walkable downtowns: Two lively corridors—Burlingame Avenue and Broadway—packed with bakeries, restaurants, and shops.
Commuter-friendly: Caltrain service, proximity to 101 and 280, and just minutes from SFO.

Burlingame’s Tree-Lined Streets, Parks, and Neighborhood Feel

Burlingame wears its “city of trees” title proudly. The city has been a Tree City USA for more than thirty consecutive years and maintains a high tree density. Every tree is inspected on a schedule by the parks department, which shows up in the quiet beauty of the residential streets and contributes heavily to that neighborhoody vibe people seek.

There’s roughly one park per neighborhood, so green space is never far. Washington Park is the largest and serves as a community hub with playgrounds, sports courts, and a recently built community center that acts as an event and gathering spot for all ages.

Community Center and public investment

The city invested heavily in public amenities. A $52 million community center anchors Washington Park, offering spaces for seniors, teens, kids, classes, and a ballroom that hosts community events. That level of civic investment signals robust local services and a city government that prioritizes quality of life.

Schools in Burlingame, CA: Why Families Move Here

Education is a major draw. The Burlingame School District serves roughly 3,200 K–8 students—about 10% of the town—and achieves student-teacher ratios in the mid-teens, rivaling many private schools. There are six public elementary schools, one public middle school, and one public high school. The community actively funds classrooms: the local education foundation raises millions annually for arts, PE, and enrichment, and a recent parcel tax passed with over 70% support to keep teacher salaries competitive.

Downtown Burlingame: Burlingame Avenue and Broadway District

Burlingame actually has two main commercial corridors. Burlingame Avenue is a long, pedestrian-friendly main street with nearly every category of business you’d expect: bakeries, restaurants, boutiques, specialty stores, and a lively farmers market most months of the year. If date night matters, this street checks the box—outdoor dining and a compact, walkable scene.

Broadway runs through several northern neighborhoods and has a more local, small-business feel with longtime neighborhood spots, cafes, and family-friendly businesses. Both corridors work well for casual strolls and everyday errands.

Best food and café highlights

Bakery scene: Copenhagen Bakery and several newer artisan bakeries make the town famous for pastries and a signature “chocolate pizza.”
International flavors: Strong Italian and Asian options, plus a standout Burmese restaurant and other neighborhood gems.
Coffee and quick bites: A mix of specialty coffee shops and national brands make errands convenient.

Burlingame, CA Location: Transit, Commute, and Peninsula Access

Location is a major reason Burlingame is often called the best place to live in San Mateo County. The Caltrain station sits a short walk from downtown, and since the electrification and schedule updates trains typically stop about every 20 minutes. Commuting to Silicon Valley or San Francisco by rail is realistic—30–40 minutes to many South Bay campuses and under an hour to much of San Francisco.

Nearby highways 101 and 280 give good driving options. The town’s midpoint location means it’s simple to be flexible: work north, work south, or meet in the city without moving house.

Burlingame Neighborhoods: Flat and Walkable vs. Hillside Homes

The classic peninsula trade-off applies here: do you prefer flat and walkable or hilly and private? Flat neighborhoods west of El Camino Real tend to be more walkable, closer to downtown, and command higher price per square foot. Hilly neighborhoods closer to 280 trade walkability for more privacy, views, and sometimes lower price per square foot.

Popular neighborhoods include:

Burlingame Park: Wide streets, large lots, easy walk to downtown, and among the most coveted addresses.
Easton / Easton Addition: A favorite for newer construction and larger family homes.
Burlingame Terrace and Grove: North-of-downtown neighborhoods with strong community ties.
Mills Estates and Burlingame Hills: Hillier parts of town for buyers seeking views and privacy.

Burlingame, CA Real Estate: Housing Costs and What You Get

Be prepared: Burlingame is one of the most expensive towns on the peninsula. Typical price ranges (general guide) look like this:

Two-bedroom homes: Often start in the high $1 million range and go up to low $2 million.
Three-bedrooms: Commonly begin in the low $2 million range and extend well into the high $2 millions.
Four+ bedrooms: Starting around $3 million and stretching to $5–6 million and beyond depending on lot and finishes.

Lot size varies by location. Flatter neighborhoods west of El Camino tend to have 6,000 square foot lots more often, whereas areas east of El Camino often have 5,000 square foot lots. Burlingame Park pockets can include unusually large lots for the peninsula, even record-setting parcels in the tens of thousands of square feet.

Parks, Youth Sports, and Active Family Life in Burlingame

Organized youth sports have a strong presence: soccer clubs, lacrosse teams, baseball leagues, swim teams, and community recreation programs fill the calendar. The Burlingame Aquatic Center is the largest public swimming pool between San Francisco and Santa Clara. Murray Field, TopGolf nearby, and numerous tennis courts and pickleball courts provide options for every age and interest.

Burlingame is very dog friendly. Off-leash windows in selected parks, neighborhood dog parks, and many downtown restaurants welcome well-behaved dogs outside. It’s common to see people dining with their dogs at their feet or walking together along the avenues.

Libraries, Civic Life, and Community Institutions in Burlingame

The public library system is a standout. Per-capita funding, an active library foundation, and robust programming—hundreds of story times each year—make the libraries true neighborhood anchors. The main library and smaller branches offer meeting rooms, family activities, speaker series, and community events that strengthen civic life.

Who Should Consider Moving to Burlingame, CA (And Who Might Not)

Burlingame fits well for:

Families who value top public schools, walkable neighborhoods, and abundant parks.
Commuters wanting central peninsula access to both San Francisco and Silicon Valley.
Professionals in biotech, finance, or tech who appreciate proximity to South San Francisco, San Francisco, and major peninsula hubs.
Buyers who value quality municipal services and steady civic investment.

Consider other towns if:

Budget constraints prioritize more home for your dollar; nearby San Mateo, San Carlos, or parts of Redwood City and Belmont may offer different price/space trade-offs.
A very young single lifestyle —some people prefer living in the city center of San Francisco for nightlife, culture, and late-night energy.
Preference for a stronger Spanish or Mexican dining scene —other peninsula cities have deeper offerings in this specific category.

Beyond schools and commute times, Burlingame delivers a set of soft, everyday advantages: quick municipal response times, consistent street and park maintenance, holiday lights and community events, and neighbors who tend to be highly engaged in local life. Those "soft things" often have outsized impact on happiness and long-term property value.

Is Burlingame, CA the Best Place to Live in San Mateo County?

The short answer: for many people, yes. Burlingame combines a rare mix of walkable downtown life, top public schools, and a central peninsula location with excellent public services. Whether it is the absolute best depends on individual priorities: housing budget, desire for nightlife versus neighborhood quiet, preference for flat walkability versus hills and views. For families who value schools and community and professionals who need commute flexibility, Burlingame is frequently the best place to live in San Mateo County.

Frequently Asked Questions About Living in Burlingame, CA

Is Burlingame family-friendly?

Yes. Burlingame offers strong public schools, many parks, youth sports, and community programs. The active school foundation and recent parcel tax support classroom programming and teacher salaries, and numerous neighborhood events create a family-focused environment.

How walkable is Burlingame?

Extremely walkable in many neighborhoods. The overall walk score is high, especially close to Burlingame Avenue and Broadway where groceries, bakeries, cafes, and shops are within easy walking distance for daily life.

What’s the commute like to San Francisco or Silicon Valley?

Caltrain service runs frequently and now includes electric trains with faster schedules. Driving is convenient thanks to 101 and 280. Typical rail commutes into San Francisco or many Silicon Valley campuses run about 30 to 40 minutes, depending on your stop.

Are housing prices reasonable?

Burlingame is an expensive market relative to much of the Bay Area. Expect to pay a premium for walkable, flat neighborhoods near downtown. Buyers seeking more square footage for the dollar may consider nearby towns, but many will find the premium worth it for the town’s overall lifestyle and long-term value retention.

What neighborhoods are best for families who want to walk to downtown?

Burlingame Park, Easton Addition, and the flat areas west of El Camino are excellent for walkability and family life. These areas combine larger lots, tree-lined streets, and easy access to downtown amenities.

Closing Thoughts

Burlingame’s mix of trees, parks, downtown charm, excellent schools, and central peninsula location is a compelling package. For many buyers who can afford it, those attributes make Burlingame the best place to live in San Mateo County. If you prioritize walkability, community services, and strong public education, this town deserves a top spot on your list.

If you’re exploring options across the peninsula, start by comparing your must-haves: commute time targets, school priorities, and whether walkability or yard size matters more. Those choices will usually point you to the neighborhood that best fits your life.

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