Burlingame Park vs. Easton Addition: A Deep Dive into Burlingame's Two Most Exclusive Neighborhoods
Burlingame Park vs. Easton Addition: A Deep Dive into Burlingame's Two Most Exclusive Neighborhoods
Burlingame is home to some of the most desirable—and most expensive—real estate on the San Francisco Peninsula. At the top of the market are two distinct neighborhoods: Burlingame Park and Easton Addition. While both are highly sought-after, they offer very different experiences.
We're breaking down the key similarities and differences in walkability, lot size, market dynamics, and more to help you understand what makes each neighborhood unique.
The Real Estate Landscape: Supply and Scarcity
The fundamental difference between these two neighborhoods is the sheer number of available homes, which dictates market dynamics and scarcity.
Easton Addition: With 1,555 homes, this neighborhood accounts for roughly 25% of all housing inventory in Burlingame (6,200 total houses). This volume is why East Edition consistently accounts for about 25% of all home sales in Burlingame every year, and it offers a bigger variety of price points.
Burlingame Park: This is a much more exclusive pocket with only 451 homes. This small inventory means there are significantly fewer sales, approximately one-third the number of sales per year compared to Easton Addition. For buyers, this translates to very limited availability, making patience—or a willingness to write a massive check—essential.
Recent Sales Snapshot (2024-2025 Projected)
| Neighbornood | 2024 Sales | 2025 Projected Sales |
|---|---|---|
| Easton Addition | 56 | 40-42 |
| Burlingame Park | 16 | ~12 |
In 2023, San Mateo County saw the fewest sales in 25 years. Despite this, limited supply and low turnover have resulted in prices hitting an all-time high by the end of the third quarter of 2025.
Pricing and Lot Value
| Neighborhood | 2025 Median Sales Price2025 Average Sales Price | 2025 Average Sales Price | Price Per Square Foot (Comparison Context) |
|---|---|---|---|
| Easton Addition | $3.678 Million | $3.646 Million | $1,541 (Compared to BGP) |
| Burlingame Park | $3.8 Million | $5.546 Million | $631 (Compared to East Edition's $1,541) |
The small data set in Burlingame Park makes its average price highly volatile, but it's generally fair to conclude that an average home on an average-sized lot in Burlingame Park will be more expensive than its Easton Addition counterpart, primarily due to its superior walkability to downtown.
A key data point on scarcity: A lot in Easton Addition recently set a record high sale for a 6,000 sq. ft. teardown lot at $2.85 million. Lot value in Burlingame Park is now likely to be hard to find under $3 million.
Lot Size and Historic Designation
Easton Addition: Typical lot size is around 6,000 square feet.
Burlingame Park: On average, lots here are larger, with sizes like 7,500 square feet being more common.
A crucial difference for homeowners looking to rebuild is the Historic Designation in Burlingame Park.
In most of Burlingame, including Easton Addition, you can generally buy and tear down a home to build new (while following architectural and city guidelines).
In Burlingame Park, you cannot simply knock down a structure. The home must go through a process to determine if it is historic. If it is, you will typically need to preserve the facade and how it presents to the street, limiting new construction options.
Walkability and Local AmenitiesBoth neighborhoods are west of El Camino Real and offer high tree density, giving them an "exquisite" feel. They are both considered super walkable, meaning proximity to "stuff"—shops, restaurants, and grocery stores.
| Feature | Burlingame Park | Easton Addition |
|---|---|---|
| Walkability | Walking distance to Downtown Burlingame and Burlingame Avenue (the peninsula's second-biggest retail corridor). | Southern part is convenient to Broadway (major freeway exit, bustling intersection with great restaurants and the Farmers Market). Northern part is about a 10-minute walk. |
| Parks | Pershing Park, the largest in the neighborhood, featuring a low basketball hoop for kids | Close to the beautiful Ray Park (picnic area, dog park, tennis courts, playground).Has its own small, cute branch of the Burlingame public library in the heart of the neighborhood.Roosevelt (south) and Lincoln (north). |
| Library | Near the main branch of the Burlingame Public Library on Primrose downtown. | Has its own small, cute branch of the Burlingame public library in the heart of the neighborhood. |
| Schools (Public) | Washington Elementary School. Walkable, but you often have to cross El Camino and California Drive, so driving is common. | Roosevelt (south) and Lincoln (north). |
| Schools (Private) | N/A | Our Lady of Angels (K-8 Catholic) and nearby Mercy High School (all-girls high school in Cole Mansion). |
For those who prefer the character of an older home with "good bones" and a nice floor plan, both Burlingame Park and Easton Addition fit the bill. These older homes are often larger, with formal dining and living rooms, unlike the mostly ranch-style homes found in areas like Mills Estates or Burlingame Village.
Whether you prioritize the exclusivity and larger lots of Burlingame Park or the diverse housing stock and lively Broadway access of Easton Addition, both neighborhoods represent a massive accomplishment for any homeowner. The first step in finding your perfect fit is often understanding the complex local factors and data.
If you are thinking about making a move in Burlingame and would like to have a conversation about which neighborhood aligns best with your lifestyle, reach out to me.
This article is copyrighted by Raziel Ungar and may not be reproduced or copied without express written permission.
