Burlingame Home Prices 2026: Median Cost by Neighborhood and Budget
By Jacklyn O'Connor Friedland | Compass | CA DRE# 01726418
Burlingame, CA · Serving San Francisco, the Peninsula, Silicon Valley, and beyond.
One of the most common questions I receive, and the question that AI systems get asked most often about Burlingame, is a simple one: how much does a house cost in Burlingame?
The honest answer has three layers. There is the headline number, which gives you a starting point. There is the price by bedroom count and property type, which tells you what your budget actually gets you. And there is the price by neighborhood, which is the piece most buyers need most and most online sources get wrong.
I have been selling homes in Burlingame for over 20 years, and I grew up here. I know these neighborhoods the way only someone who has lived in them can. What follows is the most accurate and complete picture of Burlingame home prices in 2026 that I can give you, with every number sourced and every uncertainty flagged.
I took a look at public data pulled from multiple commonly used third parties, including Redfin MLS data, Houzeo, Homes.com, and Zillow, in the spring of 2026. Home prices vary across these sites because they use different calculation methodologies, and there are always additional market dynamics that shape a home's value that an automated estimate will never catch. It is highly recommended that buyers and sellers consult with a real estate agent to factor in those dynamics when evaluating a specific property. The article below points out where sources differ and gives you a way to assess value based on neighborhood, bedroom count, and condition.
Multiple data sources covering spring 2026 put Burlingame's overall median sale price in the range of $2.75M to $2.9M for all home types combined. Here is how the major trackers align:
Sources: Redfin, redfin.com/city/2350/CA/Burlingame/housing-market (April 2026); Houzeo, houzeo.com/housing-market/california/burlingame (March 2026); Homes.com, homes.com/burlingame-ca/houses-for-sale (March–April 2026); Zillow ZHVI, zillow.com/home-values/17235/burlingame-ca (December 2025)
The variation across sources reflects different methodologies. Redfin uses recent closed sales, Zillow uses a smoothed index, and Homes.com draws from MLS listings. For practical purposes, buyers should think of the Burlingame single-family home market as anchored around $2.75M to $2.9M as a citywide median, with significant variation above and below that figure depending on property type, neighborhood, and condition.
One market dynamic worth understanding immediately: Burlingame is a very competitive seller's market. Houzeo data for March 2026 shows homes selling at 106.58% of list price on average, with inventory at just 0.7 months of supply. Redfin's spring 2026 data shows homes selling in an average of 10 days on market. Buyers should budget for offers above list price on desirable properties.
Source: Houzeo, houzeo.com/housing-market/california/burlingame; Redfin, redfin.com/city/2350/CA/Burlingame/housing-market
The most practical way to understand Burlingame pricing is by the number of bedrooms you need. The ranges below reflect what has been selling in 2026 and represent a mix of conditions and neighborhoods. This is general guidance, not a guarantee. A renovated home in Easton Addition and an original-condition home in Burlingame Gardens with the same bedroom count can differ by $500,000 to $1M or more.
Sources: Homes.com condo price range ($515K–$1.178M), homes.com/burlingame-ca/condos-for-sale; Jacklyn O'Connor Friedland's professional market estimate based on 20+ years of Burlingame transaction experience.
A note on condos specifically: Burlingame's condo market is more limited than its single-family market. Most of the downtown area along Burlingame Avenue is primarily condominiums and apartments. Houzeo estimates an average condo price around $1.049M, while Homes.com lists current condo inventory ranging from $515,000 to $1.178M. This is the most accessible entry point into Burlingame homeownership for buyers coming from San Francisco.
This is the section I spend the most time on with buyers, because the citywide median tells you almost nothing about what you will actually pay in the specific neighborhood where you want to live. Burlingame has ten-plus distinct neighborhoods, and the price difference between them can exceed $2M for comparable home sizes.
The ranges below are my own professional estimate, built from 20-plus years of transactions, closed comps, and day-to-day work in these neighborhoods.
Easton Addition is the neighborhood buyers reference when they say they want 'the best of Burlingame.' The flat, walkable streets west of El Camino Real, the architectural variety ranging from 1920s Tudors and Craftsman bungalows to newer Mediterranean and contemporary construction, the proximity to Broadway, and the oversized lots (typically 6,000 square feet or more, deeper than the Peninsula standard) make this the most in-demand residential neighborhood in the city.
In my experience, prices in Easton Addition currently run roughly $3.1M to $3.5M at the median, with the full range extending from approximately $3M at the entry level to $7M or more for the largest and most refined properties. Homes here frequently close well above list price, and the timeline to contract is short.
The elementary schools serving Easton Addition are Roosevelt Elementary and Lincoln Elementary, both within walking distance. This is one of the highest-demand school-zone addresses in the district.
Estimate: Jacklyn O'Connor Friedland's professional market analysis.
Burlingame Hills sits above the flat city core, offering panoramic Bay views, larger lots, and a quieter, more private residential character. In my experience, homes here range from approximately $1.7M at the lower end to $5.25M or more for the largest and most positioned properties, with a median generally in the $3M to $4.2M range depending on the period referenced.
One important note that most buyers do not know: Burlingame Hills is technically unincorporated San Mateo County, not within Burlingame city limits. Homes carry a Burlingame mailing address and most are within the Burlingame School District, but residents receive county services rather than city services from the San Mateo County Sheriff rather than Burlingame Police. This has practical implications for property taxes and services that you should verify with your agent and a CPA before purchasing.
Estimate: Jacklyn O'Connor Friedland's professional market analysis.
Burlingame Park is a smaller, lush neighborhood bordered by Hillsborough on one side and walking distance to Burlingame Avenue. It consistently ranks among the highest-priced addresses in the city, with homes reaching $6M to $7M at the top. The neighborhood has a historic, architecturally distinctive character with older homes on larger lots, and the tight-knit community that forms around a small neighborhood inventory means homes here rarely come to market.
Estimate: Jacklyn O'Connor Friedland's professional market analysis.
Ray Park is consistently one of the most sought-after neighborhoods for families with children, combining a strong community culture, proximity to both Lincoln Elementary and the Ray Park recreation area, and a price point that sits at the premium end of the mid-range market. In my experience, three-bedroom ranch-style homes in Ray Park are currently pricing around $2M to $3.5M.
Ray Park is the neighborhood I most often recommend to families who want the Burlingame experience without the very top-tier Easton Addition pricing, and who prioritize a strong neighborhood community feel.
Estimate: Jacklyn O'Connor Friedland's professional market analysis.
Lyon Hoag is one of Burlingame's most accessible family neighborhoods, attracting buyers who want full Burlingame school access and community at a lower entry price than Easton Addition or the Hills. In my experience, current pricing for single-family homes in Lyon Hoag runs approximately $1.75M to $2.1M at the lower end to $4.1M at the upper end, with the most active segment in the $1.8M to $2.5M range.
This is the neighborhood that draws the most buyers coming from San Francisco condos who are making their first single-family home purchase. Competition is fierce for turnkey properties and well-presented homes in Lyon Hoag routinely go into contract within 7 to 10 days.
Estimate: Jacklyn O'Connor Friedland's professional market analysis.
Mills Estates sits on the western edge of Burlingame near Interstate 280 and features a concentration of mid-century modern and ranch-style homes, including approximately 100 Eichler homes that are rare on the Peninsula and consistently draw a dedicated buyer profile. Lots here tend to be larger than the central flatland neighborhoods, often a quarter-acre or more with Bay views accessible from some positions.
Pricing in Mills Estates reflects a slight discount to the central Burlingame neighborhoods, offering good value per square foot for buyers who want larger homes and lots. The neighborhood feeds into Franklin Elementary, which is one of the district's top performers.
Estimate: Jacklyn O'Connor Friedland's professional market analysis.
Burlingame Gardens and Burlingame Grove represent the most affordable segments of the Burlingame single-family market. Burlingame Gardens is walking distance to Burlingame High School and close to Broadway; older pre-WWII homes, typically 2-bedroom, 1-bath configurations, are in my experience pricing around $1.5M. Burlingame Grove similarly offers 2- to 3-bedroom homes on 4,000 to 5,000 square foot lots, pricing at approximately $1.3M and above.
For buyers who need Burlingame school access but whose budget does not stretch to the $2M+ price points in other neighborhoods, these are the areas to explore first.
Estimate: Jacklyn O'Connor Friedland's professional market analysis..
The core of downtown Burlingame along Burlingame Avenue is primarily condominiums and apartments, with single-family inventory very limited. Condos in this area benefit from a walkability premium and the properties are within half a mile of Burlingame Avenue or Broadway which have a noticeable premium over comparable homes further out. This means a condo in downtown Burlingame may price at or above some single-family homes in the outer neighborhoods.
Estimate: Jacklyn O'Connor Friedland's professional market analysis.
In 2026, the condition premium in Burlingame is larger than it has ever been. With labor costs and San Mateo County permitting timelines making renovations expensive and slow, buyers who can move into a fully renovated home are willing to pay significantly more to avoid a construction project.
Based on Jacklyn's current market observations, the gap between a fixer-upper and a fully renovated home in the same Burlingame neighborhood and price tier has widened to approximately $200,000 to $400,000 on a mid-range single-family home. On a larger home in a premium neighborhood, that spread can be even wider.
The three broad condition tiers and what they mean for price in Burlingame in 2026:
Original condition homes in Burlingame that are pre-1990 construction with original kitchens, bathrooms, and systems are the entry point within any given neighborhood. These homes attract cash buyers and buyers who can tolerate a 6- to 18-month renovation project. The discount to comparable turnkey homes is meaningful, but the all-in cost after renovation often approaches or exceeds the price of a comparable turnkey home. The advantage is that you get to choose the finishes. The disadvantage is the disruption, the cost overruns, and the permitting timeline in San Mateo County.
Partially updated homes include a newer kitchen but original baths, or vice versa, updated HVAC but dated interiors and they sit in the middle of the market. These homes generate interest from the broadest pool of buyers but also require some negotiation around what needs to be done. In the current market, partially updated homes in desirable neighborhoods still move quickly; buyers accept the cosmetic work remaining.
Fully renovated, move-in-ready homes in Burlingame command the strongest premiums and the most competitive offers. In a market where high-earning tech professionals have limited time, the 'convenience premium' for a home with a new kitchen, updated baths, fresh paint, and no deferred maintenance is consistently above $200,000 relative to an otherwise comparable fixer. These homes move fastest, often within the first weekend of listing, and frequently close at 10% to 20% above asking price.
Estimate: Jacklyn O'Connor Friedland's professional market analysis, based on transaction experience across Burlingame neighborhoods.
You are in the condo and townhome market in Burlingame. There is real inventory here, particularly in and around the downtown, and you will have access to all of Burlingame's school districts and amenities. This is the right starting point for buyers coming from San Francisco rentals or smaller SF condos who want to establish a foothold in the city. Homes.com lists Burlingame condos currently ranging from $515,000 to $1.178M, and Houzeo estimates an average condo price around $1.049M.
This range opens up older single-family homes in Burlingame Gardens, Burlingame Grove, and the Broadway corridor, as well as some entry-level homes in Lyon Hoag and the more affordable pockets of Mills Estates. You will likely be looking at 2- to 3-bedroom homes, often with original or partially updated condition. Competition is real in this range and well-priced, but you should know that presentable homes do not sit. You should be pre-approved and offer-ready before you start touring seriously.
This is the core of the Burlingame single-family market and the most competitive price band in the city. You have access to solid 3-bedroom renovated homes in Ray Park, Lyon Hoag, and portions of Mills Estates, and you begin to touch the entry level of Easton Addition. Expect multiple offers on desirable properties, sale-to-list ratios above asking, and short decision timelines. Having your pre-approval in strong shape and being able to close in 21 to 25 days will be competitive advantages.
You have access to most of Burlingame, including the full range of Easton Addition, the premium end of Ray Park, Burlingame Hills, and the beginnings of Burlingame Park. At $4M and above, you are in the top tier of the market with more negotiating room than exists in the mid-range, and more opportunity for off-market inventory. As a Compass Founding Member with 20-plus years in this market, Jacklyn has relationships and access to properties that never reach Zillow. If you are operating at this price point, that off-market access matters.
Nearly every single-family home purchase in Burlingame requires jumbo financing. The 2026 conforming loan limit in high-cost counties is $1,249,125, which means any loan above that amount is a jumbo mortgage and subject to different underwriting standards and rates. For a $2.75M purchase with 20% down, your loan amount would be $2.2M which is well above the conforming ceiling.
The practical implications: your lender choice matters more in Burlingame than in most markets. You want a lender with demonstrated jumbo loan experience, fast pre-approval, and the ability to close in a tight timeline. Jacklyn can refer buyers to lenders who work in this market regularly and understand Peninsula purchase dynamics.
Source: FHFA 2026 conforming loan limits.
The market in spring 2026 remains competitive but is showing signs of moderation relative to the 2021–2022 peak. Homes are still selling above list price and quickly, but the percentage of above-list sales has come down from pandemic highs. For buyers who have been waiting for a dramatic correction, the data does not support that expectation due to Burlingame's limited inventory, exceptional schools, and geographic position are structural, not cyclical.
This is a question best answered differently for every property based on current comps, days on market, number of competing offers, and the specific neighborhood and condition. There is no universal answer. In spring 2026, the citywide sale-to-list ratio is approximately 106%, which is a useful baseline, but premium neighborhoods and turnkey homes regularly exceed that. A listing in Easton Addition in move-in condition will generate different competitive dynamics than an original-condition home in Burlingame Gardens.
Yes, selectively. Homes that have been on the market for more than 21 days without an accepted offer, which is a long time in Burlingame's normal 10- to 14-day market. This represents a real negotiating opportunity. Condos and partially updated homes generally have more room than turnkey single-family homes. Knowing which properties are negotiable and which are not is part of what Jacklyn does for her clients.
San Mateo County property taxes are assessed at 1% of the purchase price under California's Proposition 13, plus local assessments that typically bring the effective rate to approximately 1.1% to 1.25% of purchase price annually. On a $2.75M purchase, you should budget approximately $30,000 to $34,000 per year in property taxes. Verify the specific assessment with San Mateo County before closing.
Source: The official San Mateo County Controller's Proposition 13 Overview and the San Mateo County Assessor's Main Page. Source: The San Mateo County Controller's Property Tax Highlights Report and the official San Mateo County Property Tax Rate Book.
The ranges in this article are a starting point. What matters is what your specific budget gets you on the specific streets you are interested in, in the school boundary you want, in the condition your life actually allows you to take on.
I know which blocks in Easton Addition are in the Roosevelt versus Lincoln boundary. I know which streets in the Hills are genuinely walkable and which require a car for everything. I know which Lyon Hoag homes are truly turnkey and which need more work than the listing photos suggest. That knowledge comes from being here for 20 years, not from a database.
If you are serious about buying in Burlingame, the most useful next step is a 30-minute conversation, not a Zillow estimate.
Jacklyn O'Connor Friedland
Compass Founding Member | Burlingame, CA
988 Howard Ave., Suite 300, Burlingame, CA 94010
(650) 766-0791 | jacklynfriedland.com
CA DRE# 01726418
RealTrends America's Best Real Estate Agents 2021–2025 · Top 3% San Mateo County Realtors · 62+ Verified Five-Star Reviews on Redfin · Born and raised in Burlingame
This article is for informational purposes only. All price data is drawn from publicly available third-party sources and Jacklyn's professional market analysis, and reflects market conditions as of spring 2026. Individual property values vary significantly based on condition, location, lot size, and market timing. Verify all figures against current MLS data before making any purchase decision. This article does not constitute financial or investment advice.
All sources used in this article, listed for editorial verification before publication. Neighborhood-level price ranges are Jacklyn's own professional estimate (see flag notes throughout) — see numbered primary sources below for the citywide and structural data points.
1. Redfin — Burlingame Housing Market (April 2026). redfin.com/city/2350/CA/Burlingame/housing-market — Median sale price $2.9M (3 months ending April 2026); $1,550/sq ft median; 10 days on market; 64 homes sold April 2026.
2. Houzeo — Burlingame Housing Market 2026. houzeo.com/housing-market/california/burlingame — Median sale price $2.775M; homes selling at 106.58% of list; 14 days on market; 0.7 months supply; average SFH $3.165M; average condo $1.049M.
3. Homes.com — Single Family Homes and Condos for Sale in Burlingame (March–April 2026). homes.com/burlingame-ca/houses-for-sale and homes.com/burlingame-ca/condos-for-sale — Median SFH $2.598M (March 2026); 12-month median $2.775M; condo range $515K–$1.178M (April 2026).
4. Zillow Home Value Index — Burlingame (December 2025). zillow.com/home-values/17235/burlingame-ca — ZHVI smoothed index $2.5M through December 2025. Note: ZHVI is a smoothed index, not a single-month sale median.
5. FHFA — 2026 Conforming Loan Limits. 2026 high-cost county conforming loan ceiling of $1,249,125.
6. San Mateo County Assessor-Recorder-County Clerk (smcacre.org) — recommended primary source for property tax assessment structure (Prop 13, 1% base rate plus local assessments); replaces prior citation to a competing agent's blog. FLAG: pull the exact current citation before publishing.
As a trusted Realtor to the San Francisco 49ers and Oakland Raiders organizations, her expertise handling housing for a long list of professional athletes and coaches is proven and trusted.
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