Town comparison
Hillsborough vs Burlingame: Homes, Schools and Lifestyle
Next door to each other and often sharing a ZIP code, but very different places to live. I grew up in Burlingame next to Hillsborough, and here is the side by side I give buyers weighing the two.
The short answer
Choose Hillsborough if
You want privacy, land and a large home on at least half an acre, with its own top rated K to 8 district. You'll drive to shops.
Choose Burlingame if
You want to walk to Burlingame Avenue and Caltrain, with a wider range of homes, including condos and townhomes, at about half the median price.
By the numbers
Median single family sale, last 12 months
Median price per square foot
Single family homes sold, last 12 months
11,387 people
Hillsborough, on about 6.2 square miles (2020 census).
31,386 people
Burlingame, on about 4.4 square miles of land (2020 census).
9 vs 11 days
Median days on market: Burlingame 9, Hillsborough 11.
Sales figures: MLSListings closed single family sales, October 26, 2025 to October 26, 2026, from my Hillsborough and Burlingame market reports. Price per square foot is close; the price gap is mostly size and land.
Where they meet
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Neighborhood areas follow MLSListings area lines. School and station locations placed with the U.S. Census geocoder. Tap a shaded area to open that neighborhood guide; attendance boundaries are not shown.
Homes
Hillsborough
Zoning sets a half acre minimum lot and a 2,500 square foot minimum house, so it is all single family homes: no apartments, condos or townhomes. Homes range from historic estates like Carolands to newer custom builds.
Burlingame
Mostly early 1900s single family homes on tree lined streets, plus condos and townhomes near downtown and along El Camino. Lots are smaller, and you can often walk to town.
Schools
The Hillsborough district is community funded, with a parcel tax and an active schools foundation. More detail is in my Burlingame School District guide. Check every address with the districts: school lines do not always match the town on a listing.
Daily life
Shopping and dining
Hillsborough has no commercial zoning, so no stores at all. Burlingame Avenue, Broadway and downtown San Mateo are minutes away.
Getting around
Burlingame has a downtown Caltrain station. Hillsborough has none; I-280 runs along its west side.
Same ZIP code
Hillsborough shares the 94010 ZIP code with Burlingame, so always confirm which town a listing is actually in.
Transfer tax
The same in both: only the county's $1.10 per $1,000. In the county, only the City of San Mateo adds its own.
Neighborhoods to explore
Hillsborough: Ryan Tract, Country Club Manor, Hillsborough Oaks, Skyfarm, Hillsborough Hills, Homeplace, Hillsborough Knolls, Hillsborough Heights, Brewer Subdivision, Hillsborough Park, Carolands, Lakeview, Tobin Clark Estate, and Parrott Drive.
Burlingame: Downtown, Easton Addition, Burlingame Park, Ray Park, Mills Estate, Lyon Hoag, Burlingame Terrace, and Burlingame Hills. Also see Burlingame vs San Mateo or browse all neighborhoods.
Hillsborough vs Burlingame FAQ
Is Hillsborough more expensive than Burlingame?
Yes. Over the 12 months to late October 2026, the median single family sale was about $6.5 million in Hillsborough and about $3.2 million in Burlingame, per MLSListings. Price per square foot was close in both towns, so most of the gap comes from bigger homes on bigger lots.
Are Hillsborough and Burlingame in the same school district?
Not for TK to 8th grade. Hillsborough has the Hillsborough City School District (North, South and West elementary schools and Crocker Middle School). Burlingame has the Burlingame School District. Both towns are in the San Mateo Union High School District for high school.
Can you buy a condo or townhome in Hillsborough?
No. Hillsborough zoning requires lots of at least half an acre and homes of at least 2,500 square feet, so there are no apartments, condos or townhomes in town. Burlingame has both single family homes and condos and townhomes.
Are there shops and restaurants in Hillsborough?
No. Hillsborough has no commercial zoning, so residents shop and dine in downtown Burlingame, on Broadway or in downtown San Mateo, all a few minutes away.
Does Hillsborough have its own transfer tax?
No. Sales in both Hillsborough and Burlingame pay only the San Mateo County documentary transfer tax of $1.10 per $1,000. In the county, only the City of San Mateo adds its own.
Weighing the two?
Tell me how much space you want and how often you want to walk to town, and I'll put together streets to tour in both.
Sources: Hillsborough, California (incorporation, area, 2020 population, zoning); Town of Hillsborough; U.S. Census QuickFacts: Burlingame; Hillsborough City School District: About HCSD; Burlingame School District; SMUHSD school locator; San Mateo County documentary transfer tax; MLSListings closed sales via my Hillsborough and Burlingame market reports, as of November 1, 2026. Facts as of November 2026; confirm school assignments and taxes for a specific address.