City comparison
Burlingame vs San Mateo: Homes, Schools and Commute
They share a border, a high school district and a Caltrain line, but they feel different on the ground. Burlingame is small, walkable and close to SFO. San Mateo is bigger, with more neighborhoods, more price points and three train stations. Here is how I explain the choice to buyers, as someone who grew up in Burlingame and sells in both.
The short answer
Choose Burlingame if
You want one compact town with a single K to 8 school district, a walkable downtown on Burlingame Avenue, and the shortest drive to SFO and San Francisco. Expect a higher entry price.
Choose San Mateo if
You want more choice in price, home style and lot size, a Caltrain station near most of the city, Highway 92 to the East Bay, and newer neighborhoods like Bay Meadows alongside 1920s ones like Baywood.
At a glance
| Burlingame | San Mateo | |
|---|---|---|
| Size | About 32,000 people on 4.4 square miles of land | A much larger city stretching from the bay to the hills |
| Median single family sale | $3.21M | $2.22M |
| Elementary and middle (K to 8) | Burlingame School District: six elementary schools and Burlingame Intermediate | Mostly San Mateo Foster City School District, the largest district in the county |
| High school | San Mateo Union High School District (Burlingame High) | San Mateo Union High School District (San Mateo, Aragon and Hillsdale High) |
| Caltrain | Burlingame station daily; Broadway station on weekends and holidays | San Mateo, Hayward Park and Hillsdale stations |
| City transfer tax | County rate; confirm any city charge with escrow | City tax of 0.5% under $10 million, on top of the county's |
| Downtown | Burlingame Avenue and Broadway | B Street downtown, plus Hillsdale and Bay Meadows |
Median sold price for single family homes from MLSListings, November 2025 to October 2026. Population is the Census Bureau's July 2025 estimate. School assignments follow address lines, not city lines, so check a specific address with the district.
Homes and prices
Burlingame's housing stock is mostly early 20th century single family homes on tree lined streets, from Craftsman bungalows near downtown to larger homes in Easton Addition and Burlingame Park, and mid century homes on the hillside in Mills Estate. Because the town is small and built out, few homes come up at once and the entry price is higher.
San Mateo covers a wider range. You'll find 1920s homes in Baywood and San Mateo Park, post war ranch homes in Sunnybrae and Laurelwood, and townhomes and new construction at Bay Meadows, the 83 acre neighborhood built on the old racetrack. Over the last 12 months the median single family sale ran about a million dollars below Burlingame's, which is the main reason buyers who start in Burlingame end up touring San Mateo too.
Medians hide a lot. A Baywood home can sell for more than a home near Burlingame's eastern edge. If you tell me your budget, I'll show you what it buys on specific streets in both towns.
Schools
Burlingame, TK to 8
The Burlingame School District runs Franklin, Hoover, Lincoln, McKinley, Roosevelt and Washington elementary schools and Burlingame Intermediate for 6th to 8th grade. One district covers the whole city, which keeps things simple.
San Mateo, TK to 8
Most San Mateo addresses are in the San Mateo Foster City School District, the largest district in San Mateo County, with elementary, middle and K to 8 schools across both cities. Addresses near the city edges can fall in a neighboring district, so check yours.
High school, both
Both cities are in the San Mateo Union High School District. Burlingame High is in Burlingame; San Mateo, Aragon and Hillsdale High are in San Mateo. Your address sets your attendance area.
Because boundaries follow address lines, never assume a school from the city name on a listing. I check the assigned schools for every home before you write an offer, and the districts' own lookup tools are the final word.
Commute
To San Francisco
Burlingame is a few miles closer, and both cities sit on US 101 and Interstate 280. Caltrain runs through both downtowns to San Francisco.
To SFO
SFO is minutes from most of Burlingame. From San Mateo it is a few more miles up 101.
To the East Bay
San Mateo has Highway 92 and the San Mateo Bridge at its doorstep, which makes it the easier pick if one of you works in the East Bay.
On Caltrain
Burlingame station is downtown by Burlingame Avenue; Broadway station gets weekend and holiday trains only. San Mateo has three stations: downtown, Hayward Park and Hillsdale.
Taxes that differ
Transfer tax at closing
San Mateo County charges $1.10 per $1,000 of value in both cities. Inside San Mateo city limits, the city adds its own tax: 0.5% of the price under $10 million and 1.5% at $10 million and up. On a $2 million sale that city tax is $10,000. Who pays it is negotiable, and we'll cover it before you offer.
Property tax
In both cities, Proposition 13 sets your base at about 1% of the purchase price plus local bonds and assessments, which differ by address. I can pull the line items from the current tax bill for any home.
Neighborhoods to start with
Burlingame
Downtown · Easton Addition · Burlingame Park · Ray Park · Lyon Hoag · Mills Estate
San Mateo
Downtown · Baywood · Aragon · San Mateo Park · Bay Meadows · Hillsdale
Want more towns side by side? Try the city comparison tool or the Peninsula relocation guide, or browse every neighborhood guide.
Burlingame vs San Mateo FAQ
Is Burlingame more expensive than San Mateo?
On average, yes. Over the 12 months to October 2026, the median single family sale in Burlingame was about $3.21 million, against about $2.22 million in San Mateo, per MLSListings. Some San Mateo neighborhoods, like Baywood and San Mateo Park, sell at Burlingame prices.
Do Burlingame and San Mateo share schools?
For high school, yes: both are in the San Mateo Union High School District. For TK to 8th grade they are separate: Burlingame has the Burlingame School District, and most of San Mateo is in the San Mateo Foster City School District.
Which is better for a San Francisco commute?
Burlingame is a little closer by car and by Caltrain. San Mateo has three Caltrain stations, so more homes are within reach of a train, and Highway 92 helps if you also commute east.
Does San Mateo have a transfer tax?
Yes. On top of the county's $1.10 per $1,000, the City of San Mateo charges 0.5% on sales under $10 million and 1.5% on sales of $10 million or more.
Which has more homes for sale?
San Mateo, simply because it is a much bigger city. Burlingame is small and built out, so inventory is tight and the best homes can sell fast. Joining my off-market list helps in either town.
Deciding between the two?
Tell me your budget, commute and school priorities, and I'll put together a short list of streets in both towns to tour.
Sources: U.S. Census Bureau QuickFacts: Burlingame; Burlingame School District; San Mateo Foster City School District; San Mateo Union High School District; Caltrain stations and zones; Broadway station service; San Mateo County documentary transfer tax; City of San Mateo transfer tax, Municipal Code 3.48.010; MLSListings for median prices, November 2025 to October 2026. Facts as of November 2026. Tax details change; confirm with your escrow officer and tax advisor.