Burlingame Neighborhoods: Architecture & Lot Types Explained

Trying to make sense of Burlingame’s neighborhoods can feel like comparing apples to oranges. Streets change character within a few blocks, and lot types shift as you move away from Burlingame Avenue. You want a home that fits your lifestyle, not just a pretty facade. In this guide, you will learn how architecture and lot types vary across Burlingame’s core zones, how those differences translate to daily life, and what to check before you write an offer. Let’s dive in.

How Burlingame is organized

Burlingame’s housing patterns line up with a few clear zones. As you move away from Burlingame Avenue and the Caltrain corridor, you see predictable changes in architecture, lot size, and density. Thinking in zones helps you compare like with like and choose a home that matches how you live.

• Downtown and Burlingame Avenue core. Walkable blocks with a mix of older homes, small multi-unit buildings, and later infill. Many addresses sit within a 5 to 15 minute walk of shopping, dining, and the Caltrain station.
• Western residential grid just west of El Camino Real. A classic single-family grid with Craftsman, revival styles, and early ranches on compact, tidy parcels.
• Burlingame Hills on the eastern slope. Larger, often sloped lots with mid-century and custom homes, added privacy, and elevated views.
• North and bayside pockets. Quieter streets near the Bay with mid-century and infill housing, plus bay-related planning considerations.
• Transit and Broadway nodes. Higher-density choices near stations and along main corridors, including condos and townhomes.

Downtown and Burlingame Avenue

Architecture and homes

You will find late 19th and early 20th century Victorians and Edwardians in pockets, classic Craftsman bungalows, and small apartment or condo buildings. Some older homes have been converted or updated through infill townhomes and walk-up flats.

Lots and yards

Lots tend to be smaller urban parcels. Many homes favor additions or full remodels over large expansions. Off-street parking can be limited, and some garages are detached or converted.

Who it fits

If you value walkability and transit, this area places you close to Burlingame Avenue and the Caltrain station. The trade-off is less yard space and a more urban, mixed-density feel.

Checks to run

Confirm legal unit status for any converted homes and review on-street permit parking rules. For parcel specifics, verify lot area and records with the San Mateo County Assessor and current MLS data.

West residential grid

Architecture and homes

West of El Camino Real you will see Craftsman and American Foursquare designs, Spanish or Mediterranean revival styles, and modest early to mid-century ranches. Many have been expanded or modernized over time.

Lots and yards

Parcels are typically compact and rectangular, with corner lots sprinkled throughout. Yards are often larger than downtown but smaller than hillside areas. Expect a traditional single-family rhythm of front yards, sidewalks, and street trees.

Who it fits

If you want a single-family feel near parks, schools, and everyday amenities, this grid offers balance. You can reach Burlingame Avenue or Broadway in a short drive or a pleasant walk from many blocks.

Checks to run

Think through parking layout and garage access on narrow lots. If you plan to add an accessory dwelling unit, consult Burlingame Planning for local ADU standards.

Burlingame Hills and eastern slopes

Architecture and homes

Hillside streets include mid-century moderns, 1960s or 1970s ranches and split-levels, and larger custom contemporaries. Many homes have multi-level floor plans that work with the slope.

Lots and yards

Lots are larger, often sloped, and offer more privacy. Building footprints and outdoor areas tend to be bigger, and some properties capture views.

Who it fits

If you want space, privacy, and a larger footprint, the hills deliver. The trade-off is more maintenance, potential grading considerations, and a different feel from the walkable downtown grid.

Checks to run

Hillside projects can trigger geotechnical reports and special grading permits. Expect to review drainage, retaining structures, and stormwater management for larger improvements.

North bayside pockets

Architecture and homes

These areas near the shoreline feature mid-century homes, newer infill, and some small single-family cottages. In edge locations you may see light industrial-to-residential transitions.

Lots and yards

Parcels vary, but some have unique planning overlays due to proximity to the Bay. Shoreline-adjacent properties can include setback or environmental easements.

Who it fits

If you want quieter streets and potential bay outlooks, this can be a fit. The trade-off is reviewing floodplain and sea-level rise considerations before tackling additions or new builds.

Checks to run

Check FEMA flood maps for flood zone status and consult city resilience programs for sea-level rise planning. Flood insurance and elevation needs depend on parcel specifics.

Transit and Broadway nodes

Architecture and homes

Closer to stations and along main corridors, you will find higher-density residences such as condo buildings, stacked flats, townhomes, and mixed-use developments.

Lots and yards

Private outdoor space is more limited, with balconies or small patios more common than large yards. The benefit is low-maintenance living.

Who it fits

If you prize a shorter commute and easy access to shops and services, these nodes are practical for commuters and downsizers.

Checks to run

Review HOA rules, parking allocations, and any mixed-use impacts like ground-floor retail activity.

Lot types that matter

Smaller urban lots

You will see these downtown and in the western grid. They work well for remodels, smart additions, and outdoor areas that prioritize function over size.

Medium suburban lots

Scattered through residential blocks, these lots allow modest additions, garages, and gardens while keeping maintenance manageable.

Large hillside lots

Common in Burlingame Hills. They support larger homes, multi-level plans, and sometimes accessory dwellings, with fewer immediate neighbors.

Shapes and access

• Rectangular interior lots are the norm and are simple to plan around.
• Corner lots add frontage and light, with options for planting and parking.
• Flag or irregular hillside parcels appear in the hills and may involve shared driveways or steeper access.
• Bayfront or shoreline-adjacent parcels can include setback rules and environmental easements.

Rules that shape options

Zoning basics

Zoning controls lot coverage, setbacks, and allowed unit types. The City of Burlingame’s zoning map and municipal code are the official references for what you can build and how big.

ADUs

California law broadly enables accessory dwelling units, and Burlingame applies local standards for setbacks, height, design, and permitting. Check with Burlingame Planning about any lot-size or setback exceptions that may apply to your parcel.

Historic review

Some older blocks include historic resources or overlays that affect exterior changes. If you are eyeing a period home, review the city’s historic resources inventory and understand the review process before planning major exterior work.

Hillside development

Steep slopes can require geotechnical reports, special grading permits, and higher costs for foundations or retaining walls. Build timelines can be longer due to technical review.

Flood and sea-level rise

For bay-adjacent properties, confirm flood zone status through FEMA maps and review local sea-level rise guidance. Requirements for elevation, drainage, and insurance vary by mapped risk and parcel elevation.

Trade-offs to weigh

Walkability vs yard size

Near Burlingame Avenue and Broadway, you get shops, dining, and Caltrain access within a 5 to 15 minute walk. In exchange, lots are smaller. In the hills, you gain more outdoor space and privacy while relying more on driving.

Privacy vs daily convenience

Hillside homes offer more buffer from neighbors and often larger footprints. Downtown and grid homes keep you close to parks, schools, and errands, with more activity around you.

Renovation vs turnkey

Many Burlingame homes have been thoughtfully remodeled. If you are renovating a period home, weigh potential mechanical upgrades and seismic improvements against the premium for a newer or fully rebuilt residence.

Time and regulatory risk

Major additions or new builds on hillsides, in historic areas, or near the bay can face longer timelines due to grading, preservation, or resilience reviews. Budget time and contingency.

Quick picks by lifestyle

Walkable urban living

• Consider downtown and Burlingame Avenue blocks.
• Expect smaller lots and mixed housing types.
• Enjoy easy access to retail, restaurants, parks, and Caltrain.

Single-family with yard

• Look to the western residential grid.
• Find compact to medium lots with a traditional neighborhood feel.
• Close to parks and community amenities.

Privacy and views

• Focus on Burlingame Hills and eastern slopes.
• Larger, sloped lots and multi-level homes.
• More space between neighbors and potential views.

Transit-first or low-maintenance

• Explore transit nodes and Broadway corridors.
• Condos and townhomes with reduced yard work.
• Convenient for commuting and lock-and-leave living.

Compare two addresses fast

• Confirm parcel facts. Pull the Assessor’s parcel number, lot area, and legal description from San Mateo County records and cross-check the MLS.
• Check slope and soil. Hillside addresses may need geotechnical work for additions or new builds.
• Review flood risk. For bayside properties, look up FEMA flood maps and the city’s sea-level rise planning.
• Verify parking. Older lots can have narrow driveways, detached garages, or street-permit considerations.
• Assess ADU potential. State law helps, but local standards guide setbacks, height, and design.
• Plan timeline. Factor in historic review, grading, or environmental steps where relevant.

Work with a local pro

Choosing between Burlingame’s micro-neighborhoods comes down to matching architecture, lot type, and rules to the way you live. You should feel confident about the practical details, from grading and drainage to ADU feasibility and historic review. With deep Peninsula roots and hands-on construction and remodeling experience, Julie offers trusted guidance on what is possible and what it will take to get it done. If you want a curated, low-stress process from search to closing, connect with Julie Baumann for a tailored plan.

FAQs

What are the main Burlingame zones?

• Burlingame organizes naturally into five zones: downtown and Burlingame Avenue, the west residential grid, Burlingame Hills, north bayside pockets, and transit or Broadway nodes.

Where can I find larger lots in Burlingame?

• Larger lots are most common in Burlingame Hills and on the eastern slopes, with more privacy, sloped terrain, and room for larger building footprints.

What home styles are most common?

• You will see Craftsman and early revival styles in the grid, mid-century and custom homes in the hills, and a mix of older homes, small apartments, condos, and infill near downtown and transit nodes.

Is flooding a concern near the Bay?

• Some bayside parcels may be in FEMA flood zones or subject to local sea-level rise planning, which can affect elevation needs, drainage, and insurance requirements.

Can I add an ADU on my lot?

• State law broadly allows ADUs, and Burlingame applies local standards for setbacks, height, design, and permitting, so consult the city for parcel-specific guidance.

How close are homes to Caltrain and dining?

• Many downtown and Broadway-adjacent addresses fall within a 5 to 15 minute walk of shops, restaurants, and the Caltrain station, with higher-density options near transit.