The Top Neighborhood on Every Burlingame Home Buyer's Wishlist: Burlingame Park

Table of Contents

• Introduction
• Burlingame Park's location and walkability
• Burlingame Park's market snapshot
• How to improve your chances when buying in Burlingame Park
• Historic designation and building in Burlingame Park
• New construction and cost expectations in Burlingame Park
• Parks, trees, and community life in Burlingame Park
• Downtown access, shopping, and local amenities
• A closer look: a Pepper Drive home in Burlingame Park
• Renovation tips for Burlingame Park homes
• Is Burlingame Park the right neighborhood for you?
• FAQs About Burlingame Park
• Closing thoughts

Introduction

Burlingame Park is the neighborhood people mention first when they talk about combining classic charm, generous lots, and walkable living on the Peninsula. Located just west of El Camino Real and east of Hillsborough, Burlingame Park delivers a mix of large, tree-lined properties and easy access to downtown Burlingame and Broadway. For many buyers, Burlingame Park is the place that feels like Burlingame in one neat package.

Quick snapshot

The neighborhood includes roughly 451 homes, which represents about 7 percent of the city. Most houses are older and full of architectural detail, set on larger flat lots than you usually find in the flats. Where many flat neighborhoods offer 5,000 to 6,000 square foot lots, Burlingame Park frequently has lots ranging from 7,000 to 10,000 square feet. That extra space shapes the feel of the streets and the kinds of projects buyers can consider.

High tree density, mature maples, and neighborhood parks like Pershing Park and Heritage Park anchor the area. The city’s reputation as a Tree City USA and the dedicated parks department show up in the streetscape: mature canopy, shade, and a very residential, settled vibe that buyers pay a premium for in Burlingame Park.

Burlingame Park's location and walkability

Burlingame Park sits in a sweet spot for people who want to be close to urban amenities yet live on leafy streets. It is walkable to downtown Burlingame and the Broadway corridor, making it possible to walk for bakeries, restaurants, and shops while owning a bigger lot than you would find walking distance to downtown in many other towns.

This blend of walkability and lot size is one of the principal reasons Burlingame Park attracts buyers who might otherwise look toward Hillsborough for space or other Peninsula towns for schools and newer construction. In short: Burlingame Park lets you have both a walkable lifestyle and room to breathe.

Burlingame Park's Market snapshot

Burlingame Park is one of the most expensive neighborhoods in the city. Median pricing has been measured in the multimillion dollar range, commonly in the low to mid millions, and the neighborhood has produced exceptional high-end sales that push values even higher. While a few trophy homes have sold for $9 million and even $17 million, the typical sweet spot for Burlingame Park tends to be between about $3.5 and $6 million.

Sales activity is relatively low compared with larger markets. In a given year there may be only a few dozen sales; in some recent years the neighborhood saw fewer than 20 closings. That means competition can be intense when the right property hits the market, and it also means off-market and pocket listings become important tools for buyers and agents active in Burlingame Park.

Days on market and competition

Houses in Burlingame Park typically sell quickly—often within one to two weeks—so buyers need a plan. Even if Burlingame Park appears “slow” relative to other parts of the city, a fourteen-day median days on market still translates to fast-moving inventory compared with most regions. If you want to buy in Burlingame Park, you must be prepared, responsive, and often creative.

How to improve your chances when buying in Burlingame Park

Competition and limited inventory mean strategy matters. Here are practical tactics that buyers who succeed in Burlingame Park use.

• Be first and decisive. When a relevant property hits the MLS, act quickly. A well-prepared offer presented early will be taken more seriously.
• Build relationships with local agents. Off-market opportunities are common. Agents who are connected in Burlingame Park can notify you before public listing, which can be the difference between winning and missing out.
• Know your priorities. Decide whether location, lot size, original character, or modern layout is most important so you can be flexible on other items.
• Prepare financing. Have pre-approval and, if possible, cash or bridge in hand. Sellers in Burlingame Park often prefer offers with fewer contingencies and speedy closings.

Historic designation and building in Burlingame Park

Burlingame Park is unique in Burlingame because it carries a historic designation for the neighborhood. That designation affects renovation and teardown plans. If a home appears historic, the city may require a research review (which can cost several thousand dollars) to determine whether the house must be preserved.

If a property is deemed historic, you cannot tear down the structure without preserving the facade and exterior character. The rule was created to protect the neighborhood’s architectural fabric after a period when builders were demolishing older homes and replacing them with modern infill. If you are planning new construction, set aside time and budget to confirm the property’s historic status and understand permit constraints.

New construction and cost expectations

If you plan to build new in Burlingame Park, expect construction costs to be high and plan your budget conservatively. A modern new build in Burlingame commonly starts at over $1,000 per square foot, but that is a baseline: typical projects most often fall in the mid-to-high $1,000s per square foot once you factor in desirable finishes and current labor/market conditions. For higher-end custom homes with premium finishes, complex structural work, or extensive site improvements you can easily see numbers approach or exceed $2,000 per square foot.

Several specific factors push costs up in Burlingame Park. Soft costs — architect and engineering fees, survey and soils reports, historic research reviews (required in this neighborhood for some properties), plan check and permit fees — add thousands to the budget before construction even begins. Site complexity matters too: grading, retaining walls, tree protection or removal, challenging access for heavy equipment, and utility connections all increase both direct costs and construction time. If a property requires a teardown with hazardous-material abatement or special facade-preservation work (to satisfy historic rules), those items are meaningful line items that buyers sometimes under-estimate.

Compared with Palo Alto and some other Peninsula cities, Burlingame Park can be relatively more cost competitive — often 15–30% less per square foot than comparable high-end builds in Palo Alto — but it remains an expensive market to build in. Work with local architects, builders, and an experienced permit consultant early on so you can get accurate, site-specific estimates, realistic timelines (typically 12–24 months for a full teardown-and-rebuild when you include design and permitting), and a well-defined contingency strategy to manage surprises once construction begins.

Parks, trees, and community life in Burlingame Park

Burlingame Park benefits from a strong parks system and a dense urban canopy. The city maintains more than 18,000 trees and multiple parks across a small set of neighborhoods. Pershing Park is a defining green space for Burlingame Park; it features playgrounds, a basketball hoop, open lawns, and shaded seating. That park and the surrounding streets create the kind of neighborly scene families and retirees both value.

Because lot sizes are generous but not enormous, neighbors interact easily. You can play in your backyard and still be close enough to visit across the street. That balance between privacy and community is a big part of Burlingame Park’s appeal.

Downtown access, shopping, and local amenities

Downtown Burlingame and the Broadway corridor provide a healthy mix of bakeries, restaurants, shops, and services. While it does not have as many restaurants as some neighboring downtowns, Burlingame’s food and retail scene boasts standout options and local favorites. You can walk to a high-quality bakery, a fine dining spot, the public library, and everyday conveniences without losing the residential calm that defines Burlingame Park.

A closer look: a Pepper Drive home in Burlingame Park

Pepper Drive is one of the most sought-after streets in Burlingame Park. The houses here represent the neighborhood’s strengths: mature landscaping, street privacy, and classic architectural details.

The example home is a split-level house originally built in 1927. The front entry is elevated with several steps, and original hardwood floors, arched doorways, crown moldings, and a wood-burning fireplace create that old-school Burlingame charm many buyers seek.

Inside, the layout balances formality and everyday function in a way that feels both comfortable and quintessentially Burlingame. A formal dining room sits just off the entry—large enough for holiday gatherings—while the living room looks out over the leafy street canopy, framed by original arched openings and crown moldings that reinforce the home’s period charm. The kitchen, though not a sprawling modern open-plan, is practical and well-appointed with built-in cabinetry and thoughtful storage; it opens to a short stair down into a lower family room that works well as a TV/media space, homework nook, or playroom. Original hardwood floors, a wood-burning fireplace, and built-in shelving throughout the main level add texture and utility, and plentiful windows provide soft, dappled light from the mature maples outside.

The house measures roughly 2,340 square feet and sits on a little over a 6,000 square foot lot—slightly larger than many flats in Burlingame—so you get a welcome bit more outdoor space without moving into hillside acreage. The backyard is functional and private enough for gardening, a small lawn, or an outdoor dining area, while the long driveway and detached garage add flexibility for parking, storage, or an eventual ADU project. Lot size here creates possibilities that many buyers prize: room for modest expansions, mature landscaping, and better separation between neighbors compared with tighter flat lots.

Bedrooms are located upstairs, offering privacy from the main social spaces, and the lower level contains a second family room and an additional bathroom—features that make the plan adaptable for families, guests, or a multi-use home office. The overall floor plan highlights the best parts of older construction—characterful details, thoughtful built-ins, and a human-scale arrangement of rooms—while also including the small quirks typical of prewar homes: slightly separated living zones, a compact kitchen footprint, and some non-linear circulation. For many buyers, that tradeoff is acceptable because the location, lot, and architectural bones are excellent; those buyers often choose to move in and then remodel selectively over time—opening walls, adding a powder room on the main level, or reconfiguring the kitchen—to create a more contemporary flow without losing the home’s essential character.

Yard, garage, and ADU considerations

The lot and garage provide options. Many properties include detached two-car garages and long driveways. Converting a garage to an accessory dwelling unit is common on the Peninsula, but buyers should weigh storage needs, parking, and resale value before converting.

If you convert a garage to an ADU, make sure you keep practical storage solutions for bikes and bulk items. Some buyers preserve a partial garage, build above it, or design a flexible space to balance rental potential and everyday use.

If you'd like to know more about this Pepper Drive home — additional photos, floor plans, pricing history, or to schedule a private tour — call or text me at 650-822-7088 — happy to help you navigate Burlingame Park.

Renovation tips for Burlingame Park homes

• Preserve defining exterior details when feasible to maintain neighborhood character and avoid historic restrictions or pushback from local design review.
• Focus on the kitchen and main living level for value-add renovations because these spaces most affect marketability in Burlingame Park.
• Consider modest expansions that increase flow while respecting lot coverage, setbacks, and neighbors’ sightlines.
• Work with architects who understand the city’s permit process, especially when a property could be historic or when adding square footage near lot lines.

Is Burlingame Park the right neighborhood for you?

Choose Burlingame Park if you want an authentic Burlingame experience: tree-lined streets, parks, downtown proximity, and larger flat lots without the extremely large acreage of Hillsborough. If you prize walkability, a sense of community, and architectural character, Burlingame Park stands out.

If you need brand-new construction with contemporary, open-layout living immediately, consider whether you are willing to remodel an older home or pay a premium for a newer infill property. Burlingame Park offers both options, but the typical inventory leans toward classic, character-rich homes.

VIEW HOMES FOR SALE IN BURLINGAME, CA

If you are actively shopping, build a team: lender, agent, and architect/designer who know Burlingame Park and the city’s permitting environment. Monitor both MLS and off-market sources, and be prepared to move quickly when an appropriate property becomes available. If you’d like professional help navigating the market, I can connect you with local lenders and designers, tap into off-market opportunities, and represent you—call or text me at 650-822-7088 to get started.

FAQs About Burlingame Park

Where exactly is Burlingame Park located?

Burlingame Park sits west of El Camino Real, east of Hillsborough, north of Broadway, and south of the Easton Addition area. It includes Pershing Park and Heritage Park and contains quiet residential streets like Pepper Drive.

What are typical lot sizes in Burlingame Park?

Lots in Burlingame Park commonly range from about 7,000 to 10,000 square feet, larger than the 5,000 to 6,000 square foot lots typical in other Burlingame flats. This additional space is a major draw for buyers.

How expensive is Burlingame Park compared with other Burlingame neighborhoods?

Burlingame Park is among the most expensive neighborhoods in Burlingame. Median prices frequently fall in the multimillion dollar range, often higher than most other neighborhoods, with a typical sweet spot between $3.5 and $6 million.

Are there historic protections in Burlingame Park?

Yes. Burlingame Park has a historic designation. If a property is determined to be historic, the facade and external character must be preserved, and demolition can be restricted or complicated. Always verify before planning a teardown.

Is it practical to convert the garage into an ADU in Burlingame Park?

Converting a two-car garage to an ADU is possible and common, but consider storage, parking, and resale tradeoffs. Many buyers keep at least some garage or storage space while designing an ADU that maximizes value and functionality.

How quickly do homes sell in Burlingame Park?

Homes in Burlingame Park often sell within one to two weeks of listing. Inventory is limited, so buyers should be ready to act quickly and present strong offers.

What kind of home will I typically find for under $4 million in Burlingame Park?

Under $4 million you will usually find move-in-ready classic homes or smaller lots with tasteful updates. Larger or fully renovated homes typically push higher into the $4 million plus range, but opportunities exist in the low $3 million range for buyers who prioritize location and are willing to remodel.

Closing thoughts

Burlingame Park is a neighborhood that balances old-world charm and modern living needs. Mature trees, larger lots, close-in walkability, and a strong sense of community make it one of the most desirable neighborhoods on the Peninsula. Whether you prioritize location, character, or space, Burlingame Park delivers a combination of qualities that is hard to replicate.

If a neighborhood that feels like Burlingame in miniature appeals to you, Burlingame Park should be high on your list. Be prepared, be patient, and work with experienced local professionals. When the right property appears in Burlingame Park, it often moves fast—and for good reason.

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