Ray Park, Burlingame: Neighborhood Guide, Home Prices with Home Tours

Ray Park is a neighborhood of ranch-style homes in Burlingame, and homes for sale here are rare. Only 4 of the 459 homes in Ray Park sold over the last year, which is less than 1% of the neighborhood. When 2 homes with very different floor plans and price points came on the market at the same time, I toured both of them so you can see what your budget buys in Ray Park.

Below, I cover where Ray Park is, the schools and the park, what homes cost, and a full tour of both homes, this was shot in June 2026, so the figures would reflect that time period.

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Where is Ray Park in Burlingame?

Ray Park is west of El Camino Real, south of Trousdale Drive, and east of the Mills Estates neighborhood. It is just north of Easton Addition, and the 2 neighborhoods feel like next-door neighbors.

Mills Peninsula Hospital is at the northern edge of the neighborhood. The current hospital opened about 10 years ago and cost about $700 million, and it replaced the hospital where I was born in the early 1980s. My son was born at the new hospital.

Burlingame Plaza on Trousdale Drive is close by. It has Lunardi's, which is a very good grocery store, along with Luca's Delicatessen, Chipotle, and other local businesses. Luca's is so popular that one of my team members waited 30 minutes for a sandwich there on a weekend.

Ranch-style homes in Ray Park

Many people picture Burlingame homes as older houses with hardwood floors, arched doorways, and a lot of character. Ray Park is different, because it is one of the newer neighborhoods in Burlingame and its original homes are all ranch style. When you see a home in Ray Park that is not a ranch, it is usually a new build or a ranch that had a second story added.

I like ranch floor plans because they are open. The kitchen or living room usually opens to the backyard, and most homes have an attached garage. These homes may not have all the character of older homes in Easton Addition, but buyers look for them because they live so well.

Ray Park is also the one neighborhood in Burlingame where you can expect an attached 2-car garage. In other neighborhoods, an attached 1-car garage is already a good find.

More owners in Ray Park are choosing to invest in large projects, and you can see several new builds on streets like Balboa Way.

Commuting from Ray Park

Ray Park is a convenient neighborhood for commuters. To get on 101, you head north and take the Millbrae entrance. The Millbrae BART and Caltrain station is a long walk, an easy bike ride, or a short drive away, and Millbrae is the southernmost stop on the BART line.

If you need to get to 280, you drive a few blocks north to Trousdale Drive and head up the hill. You can be on 280 in 3-4 minutes.

Streets, trees, and why people stay in Ray Park

Ray Park and Mills Estates have the widest streets of any neighborhood in Burlingame, and Ray Park has the widest streets of any flat neighborhood in the city. The neighborhood also has good tree density, with a lot of mature trees.

The low turnover shows how much people like living here. Burlingame typically sees 2.5-3% of its homes sell each year, while Ray Park saw less than 1% of its homes sell over the last year. Ray Park is a small neighborhood, so the numbers move around, and in some past years it has had 8-10 sales. Even so, very few owners here choose to sell.

Ray Park schools: K-8 within walking distance

Lincoln Elementary School is in the heart of Ray Park, so children in the neighborhood can walk to school. The Burlingame Village neighborhood, east of El Camino Real, is also assigned to Lincoln Elementary, and there is usually a crossing guard at El Camino.

Burlingame Intermediate School, the only public middle school in Burlingame, is also in Ray Park. That means a family here can walk to school from kindergarten through 8th grade. Burlingame High School is a couple of miles away, which is about a 10-minute drive.

The park at Ray Park

Ray Park is the name of the neighborhood and also the name of its park. Burlingame has 19 parks and 12 neighborhoods, and while every park is a little different, Ray Park is near the top of my list.

The city completed a major renovation of the park about 5 years ago. The playground was redone around 2019-2020, and the rest of the park, including a new grass field, was finished around 2021. The field is the go-to spot for Burlingame Girls Softball.

The park also has tennis courts. Other places to play tennis in Burlingame include Washington Park, Burlingame High School, and Laguna Park. The Bay Club also bought the former Broadway Tennis Center in Burlingame a few years ago, and it is now an indoor facility where people can play when it rains.

Street-level details that affect value in Ray Park

In Burlingame, small location details can affect value down to the street level. Homes across from the park and Lincoln Elementary get a little more traffic, especially around school drop-off and pickup at about 8:00 and 3:00. Most buyers are fine with that, but it is worth knowing.

Further south, on the east side of Balboa Way and into Easton Addition, many homes back up to apartment buildings on El Camino Real. Some of those buildings can see into the backyards. On parts of Davis Drive, you can see Mills Peninsula Hospital from the backyard, and I believe that affects value a little.

We do not see much of a price difference between the 2 sides of a block, even though I believe there should be one. My view is that if you are already paying a premium to live in Burlingame, it is worth paying a little more for the best location you can get, because noise matters a lot to buyers.

Ray Park home prices

Over the last year, through the end of 2025, the average sale price in Burlingame was $3,253,000 and the median sale price was about $2.7 million. Prices have already gone up significantly in the first quarter of 2026.

In Ray Park, the average sale price over the same period was about the same as Burlingame overall, at a little over $3.2 million. The price per s/f in Ray Park was over $1,700. With only 4 sales, it is hard to draw much more from those numbers than the fact that Ray Park is expensive and in high demand.

A home in Ray Park starts in the low-to-mid $2 millions and goes up to $4 million and more. A new-construction home on Devereux Drive recently set a new high for the neighborhood. It had 4 bedrooms on a 6,000 s/f lot a few doors from Lincoln Elementary, and it was listed at $4.7 million and sold for $5 million. We had not seen a Ray Park home sell that high before, and the price lines up with other sales in the first few months of 2026.

What your budget buys in Burlingame

• A 2-bedroom home in Burlingame starts at about $2.2-2.5 million.

• A 3-bedroom budget should start in the mid $2 millions, and it can easily reach the mid $3 millions. You can spend $3.5-3.7 million on a 3-bedroom home in a flat Burlingame neighborhood.

• Every $100,000-$200,000 of extra budget for a 3-bedroom home gets you a newer home, a better floor plan, or possibly an attached garage. A quieter street adds to the premium as well.

• A 4-bedroom home in Burlingame starts at about $3.5-3.8 million, and it can go up to about $6 million.

• Buyers who plan to tear down and rebuild in Easton Addition should know that 2 recent lot-value sales closed at about $2.8 million and $2.85 million. Another home on Newhall Road sold for a little over $3.1 million.

Upper Ray Park, the hidden pocket

One part of Ray Park that many people outside the neighborhood do not know about is what I call upper Ray Park. If you take Ray Drive west a few more blocks, just south of Burlingame Intermediate School, you reach Valdivia Way and Hayward Drive. There is no through traffic, the streets are beautiful, and there is a little bit of a hill.

I sold a home on Valdivia Way several years ago that stood out to me. It had an 11,000 s/f, pancake-flat lot and about 3,500-4,000 s/f of living space on 1 level, and it backed up to Franklin Elementary School. I believe a home like that could easily sell for $5.5-6 million today.

A lot of wealth has been created in this area over the last 5-15 years. Many people who bought homes and completed projects are choosing to hold on to them, so quality inventory rarely comes up in Burlingame. When it does, buyers should be prepared for a lot of competition.

How fast homes sell in Ray Park and Burlingame

A Burlingame home that is well priced, in good condition, on a good street, and marketed with good photography can sell within 1-2 weeks, well over the asking price. It is not unusual to see 5 or 10 offers on a home like that.

Home tour 1: a 3-bedroom ranch with a central courtyard

The first home has 3 bedrooms, 3 full baths, an office, and 1,980 s/f of living space on 1 level. Most homes in Ray Park are on 6,000 s/f lots, and this one has an attached 2-car garage.

Homes around 2,000 s/f are one of the biggest supply gaps in the Burlingame and Hillsborough market, and a 1-level home at that size is at the top of many buyers' lists. I would give this floor plan an A for its square footage.

The courtyard

The courtyard in the middle of the home is what makes this floor plan unusual in a positive way. The only other homes on the Peninsula with a central courtyard are Eichlers, and this home has a very different style that feels more connected to the outdoors. The courtyard has a seating area, a storage area, and a beautiful Japanese maple, and the indoor-outdoor flow works well for almost any buyer.

The kitchen and entertaining wing

A previous owner renovated the home before my clients bought it a little over a decade ago, and I believe walls were removed to create the open entertaining wing. It has a dining area, a breakfast area, and a wet bar with a built-in wine fridge.

The kitchen has a lot of space, a 6-burner range with a Bosch hood, a dishwasher, a large built-in fridge, and a big island. The kitchen faces the street side of the home, but it opens so well to the yard that it is one of the few layouts like this I have seen done exceptionally well. The island works well for homework, for entertaining, or for a mahjong night.

The living area and the office

The living area has a wall of textured tile that looks like a wood finish, and I believe it is porcelain. The hardwood floors appear to be original, and that style of flooring was common in the 1950s and 1960s.

The home also has an office, which is high on many buyers' lists. You could add French doors for more privacy, or lower the window for a better view of the yard. The room could also work as a nursery, a workout space, or a guest room with a small futon.

The bedroom wing

The guest bath near the living area is a full bath, and the washer and dryer are inside the home rather than in the garage, as they are in most older Burlingame homes. Two bedrooms share a full bath, and the second bedroom is a little bigger than the first.

On 5,000-6,000 s/f lots, homes in Burlingame are close to their neighbors. From the first bedroom, you can see into a neighbor's second-story bedroom. At our own home, we planted a green screen around the sides and back of the property, and I recommend that to any homeowner. This home has a gap in the plantings that would be easy to fill.

The primary suite has room for a king-size bed, views of the back of the property and the living area, and an en suite bath with a shower. I believe there is enough space to add a bathtub. Most buyers are fine as long as the home has 1 bathtub.

Garage and ADU potential

The attached 2-car garage is quite deep. Because the home also has parking for 2 cars in front, I would consider converting the garage into a junior ADU. It has good ceiling height, and the angled roof means you could raise the ceiling. I estimate the conversion could cost about $200,000-$300,000. You would need to check with the city first, and you could keep garage-style doors so you can still store bikes inside. You can see examples in my guide to ADUs in San Mateo County.

Home tour 2: a 1948 ranch at the more affordable end

The second home is on the more affordable end for Ray Park. It has 3 bedrooms, 2 baths, and about 1,600 s/f of living space, and it was built in 1948. It also has an attached 2-car garage. The block is very flat and walkable, with beautiful homes and a lot of trees.

I would give this floor plan an A-minus or a B-plus. The living area has built-ins, a lot of natural light, and a view through to the dining room and kitchen. All 3 bedrooms are in 1 wing of the house. The original hardwood floors are beautiful, with a wider plank than you see in many homes from that era. The home also has a fireplace, which you could remove if you wanted more seating options.

A home built in 1948 counts as a newer home in Burlingame. My own home was built in 1940, another home we own in Burlingame was built in 1924, and my parents' home was built in 1911.

The kitchen and dining area

The dining area has good privacy from the neighboring home. If I bought this home, I would consider opening up the walls to create more flow to the backyard. The kitchen is a good size for a home of about 1,600 s/f, and it has a dishwasher, a fridge, an oven, and a sink in a central layout with a beautiful view of the yard. A kitchen that opens to the yard as a great room would make this home even better.

The bedrooms and baths

The hall bath is simple and has older tile that is cracked in places, but it is in decent shape. My first home in Burlingame had pink tile in the bathroom, and I lived with it for 7 years. If you buy a home that is a little older, you can improve it over time. Buying a home here is a huge accomplishment, and it is worth celebrating even if the home is not perfect on day 1.

The primary bedroom has a nice view of the yard and an en suite bath, so the home has 2 full baths at about 1,600 s/f. The en suite has the home's only bathtub. A company can reglaze the tub for a couple of thousand dollars, and you could redo the grout without replacing all the tile.

The second bedroom could work as a home office, a guest room, or a kid's room. The third bedroom also opens to the yard through a sliding glass door, so 2 bedrooms have direct yard access. One sliding door has condensation between the panes, which usually means the seal between the dual panes has failed. You can replace the glass, or in some cases a glass professional can restore the seal.

The home also has a small office and a washer and dryer at the back of the house. In Burlingame, going from a 3-bedroom home to a 4-bedroom home can add $1 million or more to the price, so a work-from-home space like this has real value.

Backyard, privacy, and what to fix

Because the garage is attached at the front, this home has a real backyard. The yard is not huge, but no 2-story home looks directly into it. The one thing I do not love is the utility pole. Utility lines are buried only in Redwood Shores, Foster City, Atherton, and most of Hillsborough, and undergrounding them here could cost 6 figures because it would affect several homes.

If this were my home, I would spend $10,000-$20,000 to plant a green screen around the perimeter. At our home, we planted 10-15 podocarpus trees in 48-inch boxes, which was the largest size we could carry down the side of the house without a crane. Each tree cost about $1,000, and within a few years we had a green screen about 15 feet tall.

ADUs are very popular in Burlingame. On this lot, I would put a 250-300 s/f ADU in the back corner away from the maple tree. A buyer could also add a second story, which is very common in Ray Park.

The crawl space access is original and will need to be redone. In any crawl space, you want to look for a history of moisture, drainage issues, and subterranean termites. I like that there is no soil touching the stucco on this home, because that contact is how subterranean termites get in. Termites can show up even in newer homes, and we have had them at both of our Burlingame homes.

Frequently asked questions about Ray Park

How many homes are in Ray Park, Burlingame?

Ray Park has 459 homes. Only 4 of them sold over the last year, which is less than 1% of the neighborhood.

What schools serve Ray Park?

Ray Park is served by Lincoln Elementary School and Burlingame Intermediate School, which are both in the neighborhood. Burlingame High School is about a 10-minute drive away.

How much does a home in Ray Park cost?

A home in Ray Park starts in the low-to-mid $2 millions and goes up to $4 million and more. A new-construction home on Devereux Drive recently sold for $5 million.

What kind of homes are in Ray Park?

The original homes in Ray Park are single-level ranch-style homes with open floor plans. Many have attached 2-car garages, which are hard to find elsewhere in Burlingame.

How far is Ray Park from BART and Caltrain?

The Millbrae BART and Caltrain station is a long walk, an easy bike ride, or a short drive from Ray Park.

Is Ray Park right for you?

Ray Park gives you open ranch floor plans, wide tree-lined streets, and walkable schools from kindergarten through 8th grade, and that combination is why so few owners sell. When homes do come up, the best ones move quickly.

If you are thinking about buying in Ray Park or anywhere in Burlingame, I would be happy to talk through what your budget can get you and which streets fit how you want to live. Get in touch, and we can start there.

This article is copyrighted by Raziel Ungar and may not be reproduced or copied without express written permission.