Relocation guide
Moving from San Francisco to the Peninsula
More space, schools tied to your address, and a train back to the city when you want it. Here is where city buyers start, how the commute works, and what changes when you sell in San Francisco and buy in San Mateo County.
The short answer
What you gain
Single family homes with yards, public schools assigned by address, walkable downtowns, and a shorter drive to SFO.
What you keep
Electric Caltrain service to San Francisco, BART at Millbrae, and SamTrans buses that run into the city.
What changes
Most households drive more, nightlife is quieter, and transfer and property taxes work a little differently. Plan for both sides of the move at once.
Where city buyers usually start
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Caltrain line drawn station to station, San Francisco to San Carlos. Smaller gray dots are other stops along the way.
| Town | Why city buyers like it | Rail |
|---|---|---|
| Millbrae | Closest to the city and SFO, with BART and Caltrain at one station | BART and Caltrain |
| Burlingame | Walkable Burlingame Avenue and Broadway, tree lined streets, one K to 8 district | Caltrain |
| San Mateo | The most urban downtown on the north Peninsula, plus newer neighborhoods like Bay Meadows | Caltrain, 3 stations |
| Hillsborough | Large lots and privacy, minutes from downtown Burlingame and San Mateo | None in town |
| Belmont and San Carlos | Hillside homes with views and small downtowns, a little more house for the money | Caltrain |
Torn between the two most popular picks? Read Burlingame vs San Mateo, or see all eleven cities in the Peninsula relocation guide. Neighborhood by neighborhood detail is in the neighborhood guides.
Getting back to the city
Caltrain
Electric trains have run between San Francisco and San Jose since September 2024. San Francisco and 22nd Street are in Zone 1; Millbrae, Burlingame and San Mateo are in Zone 2.
BART
Millbrae station has a cross-platform connection between BART and Caltrain, so you can reach downtown SF, the Mission or the East Bay without a car.
SamTrans
Route 292 runs from San Francisco to Hillsdale by way of SFO, and the FCX commuter express links Foster City with San Francisco.
Driving
US 101 follows the bay and Interstate 280 follows the hills. Most Peninsula households keep at least one car for errands and school runs.
Want to walk to a station? See Peninsula neighborhoods near Caltrain.
Schools: address, not lottery
San Francisco
For 2026-27, SFUSD assigns elementary seats through citywide choice: families rank schools, with a tiebreaker for their attendance area.
The Peninsula
Your home address sets your public school. Most of the north Peninsula shares the San Mateo Union High School District.
Boundaries follow addresses, not city lines, so I confirm the schools for every home before you offer. Start with my Burlingame or San Mateo Foster City school guide.
Taxes and timing
Transfer tax on a $2.5 million sale
San Francisco: 0.75% from $1 million to under $5 million. San Mateo County: $1.10 per $1,000. The City of San Mateo adds 0.5% under $10 million. Full rates below.
| San Francisco | San Mateo County | |
|---|---|---|
| Transfer tax, $1M to under $5M | $3.75 per $500 (0.75%) | County: $1.10 per $1,000 (0.11%) |
| Transfer tax, $5M to under $10M | $11.25 per $500 (2.25%) | Same county rate |
| City add-ons | Included above | City of San Mateo adds 0.5% under $10M and 1.5% at $10M and up |
San Francisco Assessor-Recorder and San Mateo County Assessor-County Clerk-Recorder, as of November 2026. Who pays transfer tax is negotiable in the contract.
Selling in the city and buying here
Most of my city clients line up the sale and purchase together: a pre-approval that counts your equity, a contingent offer or a bridge loan if needed, and a rent back so you only move once. We map the order before you list.
55 or older? Bring your tax base
Proposition 19 lets homeowners 55 and older, or severely disabled, move their property tax base to a replacement home anywhere in California, up to three times, if they buy within two years before or after selling. A move from San Francisco to San Mateo County qualifies. See my Prop 19 guide for homeowners 55 and older.
Property tax after you buy
Proposition 13 sets your base at 1% of the purchase price plus local bonds and assessments, which differ by address. Expect a supplemental bill after closing.
San Francisco to Peninsula FAQ
Which Peninsula town is easiest for a San Francisco commute?
Millbrae, because BART and Caltrain share one station. Burlingame and San Mateo come next, with Caltrain stations in their downtowns.
Can I still get into the city without a car?
Yes. Caltrain runs electric trains to San Francisco, BART serves Millbrae, and SamTrans routes such as the 292 and FCX run into the city. Most households still keep one car.
How do public schools differ from San Francisco?
San Francisco Unified assigns elementary seats through citywide choice for 2026-27. Peninsula districts assign schools by home address, so buying a home decides your school.
Is transfer tax lower on the Peninsula?
Generally, yes. San Francisco charges 0.75% on sales from $1 million to under $5 million. San Mateo County charges $1.10 per $1,000, and the City of San Mateo adds 0.5% under $10 million.
Can I keep my Prop 13 tax base if I move from San Francisco?
If you are 55 or older or severely disabled, Proposition 19 lets you transfer your base to a home anywhere in California, up to three times, when you buy within two years before or after selling.
Thinking about leaving the city?
Tell me what you love about your neighborhood and what you want more of, and I'll suggest two or three Peninsula towns to tour first.
Sources: Caltrain electric service launch; Caltrain stations and zones; BART: Millbrae station; SamTrans schedules and maps; SFUSD student assignment changes; San Mateo Union High School District; San Francisco transfer tax; San Mateo County documentary transfer tax; City of San Mateo transfer tax; CA Board of Equalization: Proposition 19. Facts as of November 2026. Tax details change; confirm with your escrow officer and tax advisor.