Why Homes Are Scarce in Burlingame & Hillsborough

Introduction
1. Floor plans — open concept tops the list
2. Three-bedroom, two-bath homes in Burlingame — surprisingly rare
3. One-level homes in Hillsborough — high demand, limited supply
4. Two-bedroom homes in Burlingame — a coveted foot-in-the-door
5. ADUs — everyone wants one, few homes come with them
6. Larger lots in flat neighborhoods in Burlingame — rare and prized
7. New construction — strong demand but limited inventory
8. Views plus flat yards — a tough combination
9. Larger square footage homes under $4M with open floor plans — difficult to find
Off-market inventory and the local agent advantage
FAQs about buying a home in Burlingame or Hillsborough

Why there feels like nothing on the market

There is a real supply gap in two of the Peninsula's most desirable towns. Burlingame and Hillsborough are both seeing far fewer sales than they historically do, and that shortage is concentrated in the exact types of homes buyers are chasing: open floor plans, one-level living, two- and three-bedroom homes with usable yards, and newer built floor plans that flow to the backyard.

Quick snapshot of the scale: Burlingame saw roughly 170 sales out of about 6,200 houses in one recent year—one of the lowest totals in 25 years. Hillsborough recorded only about 102 sales out of roughly 3,800 homes the same year. Low turnover like this reduces choices and makes competition fierce for the few homes that match buyer wish lists.

This post lays out the nine biggest supply gaps I see for buyers in Burlingame and Hillsborough, what those gaps mean in dollars and tradeoffs, and practical strategies to improve your odds.

1. Floor plans — open concept tops the list

Most buyers today want an open concept layout: kitchen, dining, and family spaces that feel like one continuous area and ideally open to the backyard. That expectation is consistent across price ranges. When developers or renovators deliver a great open plan, it can materially increase value—sometimes by hundreds of thousands, and in the right location by a million dollars or more.

Why this is scarce: older houses often have formal, compartmentalized rooms. Remodeling to open up a layout is costly and sometimes complicated by structural issues. Many sellers who want to maximize square footage choose to add a second story rather than invest in single-level openness, because adding square footage tends to drop price per square foot and therefore feels more efficient for resale value.

If an open floor plan is the priority, expect to pay a premium for a house that already has it or budget significant renovation dollars to create it.

2. Three-bedroom, two-bath homes in Burlingame — surprisingly rare

Three-bedroom, two-bath homes are often the entry point for families who want to be in Burlingame without moving into the multimillion-dollar new-construction range. Yet only about one third of sales this year were three-bedrooms—roughly 45 sales total in a year for that configuration. That averages out to about one three-bedroom home hitting the market per week.

What that means for buyers: if your budget is in the mid-2.5M to 3.5M range and you want a three-bedroom in Burlingame, your options will be extremely limited. Of those few that do come on, fewer still have the preferred floor plan, location, or recent remodels. You might find 10 to 25 genuinely compelling three-bed homes a year that represent strong value.

3. One-level homes in Hillsborough — high demand, limited supply

Hillsborough’s lot sizes and buyer preferences create strong demand for ranch-style, one-level living. Many buyers with robust budgets—$5M and up—prefer a single-level house on a large, flat parcel for ease of living and long-term usability.

Where these show up: you’ll find the best chance for one-level homes nearer to 280 in neighborhoods like the Carolands area and Lakeview. Truly flat parcels in the most desirable pockets—like Country Club–type streets—carry a big lot premium and can push buyers into paying $5M or more just for the lot value.

Recent comps: several recent one-level sales on streets such as Rockridge and Readington closed in the low fives to high fives. In most cases buyers were purchasing lot value plus a house that would benefit from substantial renovation dollars, sometimes in the millions.

4. Two-bedroom homes in Burlingame — a coveted foot-in-the-door

Two-bedroom homes are highly sought after in Burlingame for buyers who prioritize walkability, transit access, and neighborhood character over square footage. Many of these buyers could afford three-bedrooms elsewhere on the Peninsula but intentionally choose Burlingame for its lifestyle.

Key points:

Supply is thin: only a few dozen two-bedroom homes change hands each year, and often fewer than 20 are truly move-in ready.
Prime neighborhoods for two-bed homes tend to be the smaller, flat pockets that are walkable to Broadway, transit, and downtown amenities.
Attached garages are a major plus because they provide an easier path to an ADU or conversion, improving both functionality and value.

If you want a two-bedroom in Burlingame, patience and a targeted search are essential.

5. ADUs — everyone wants one, few homes come with them

Accessory dwelling units have become a popular way to add living space, rental income, work-from-home studios, or multigenerational accommodations. California relaxed ADU rules in 2020, and local policies encourage them.

Cost and sizing reality:

Typical smaller ADUs in Burlingame often land in the $200k–$400k range depending on finishes and site complexity.
In Hillsborough, ADUs tend to be larger—1,000 to 1,200 square feet is common—and high-end builds can cost roughly $1,000 per square foot, so a top-quality 1,000 sq ft ADU can approach $1M.
On resale, finished ADU square footage can be valued at a higher per-square-foot rate than the cost to build, which means the math often supports the investment.

Because few homes come to market already with an ADU, buying a house with an attached garage or the right backyard footprint is the best route to adding one later.

6. Larger lots in flat neighborhoods in Burlingame — rare and prized

Most Burlingame lots are 5,000 to 6,000 square feet. Buyers who want 7,500 to 10,000+ square foot lots in a flat, walkable neighborhood will find those parcels are few and far between, and they usually command a premium.

Where to find oversized lots:

Hills and Mills Estates have larger footprints, but those sites trade for hillside privacy rather than flat walkability.
Burlingame Park (the neighborhood west of El Camino) tends to hold many of the larger flat lots that buyers prize. Price ranges there commonly start around $3.5M and climb into double digits for oversized estates.

7. New construction — strong demand but limited inventory

New construction is a top priority for many buyers because it delivers modern floor plans and systems. In Burlingame and Hillsborough the typical spec or newly built home that appeals to buyers is often priced between $4.5M and $6M.

Reality check: only a handful of true new-construction homes hit the market each year—commonly five to ten, and sometimes fewer. Many newer homes built in the last 5 to 20 years meet the desired floor plan checklist, but quality varies. Always confirm that finishes and construction quality match expectations before paying a premium for newness alone.

8. Views plus flat yards — a tough combination

Many buyers want a panoramic bay view and a flat, usable outdoor space. Those two features rarely coexist. Most properties with noteworthy views sit on sloped pads with steep driveways; flat parcels offering scenic outlooks are exceptional and come with a price tag to match.

Neighborhoods that more commonly deliver views include Mills Estates, Burlingame Hills, Carolands, and Lakeview. Be prepared to accept tradeoffs: steep access, less walkability, or a smaller usable yard in return for the vista.

9. Larger square footage homes under $4M with open floor plans — difficult to find

If your goal is 2,500+ square feet, an open floor plan, and a home under $4M in Burlingame, be ready for scarcity. The reality is that in many cases buyers with a $4M budget will either:

Buy something in need of a major renovation and spend another $1M to $1.5M to create the desired open plan and finishes, or
Raise expectations to a $4.5M–$5M budget to get more of the package intact.

Renovation math matters. Gutting and reconfiguring a house is expensive and often reveals structural or systems work that increases costs beyond initial estimates. Factor contingencies into planning if you choose the renovation route.

Off-market inventory and the local agent advantage

Not every desirable home hits the MLS. Burlingame and Hillsborough have pockets of off-market activity, and being connected to local agents who are plugged into the neighborhood network can be a major advantage. Agents who focus on a small area and have relationships with top agents and homeowners are often the first to hear about upcoming listings or sellers who are willing to test the market quietly.

Practical tip: Work with a local specialist who can show you what did sell in the last 12 months that truly matched your criteria. Ask for data on the exact configuration you care about—two bedrooms, one-level, certain lot size, or newer-than-X years—to evaluate realistic availability. If you want help pulling that data or turning it into a targeted search plan, reach out for a complimentary consultation: email hello@burlingameproperties.com , call/text 650-822-7088 , or visit burlingameproperties.com to schedule.

How to approach a market with constrained supply

Becoming a successful buyer in a low-turnover market is not just about showing up at open houses. Here is a practical, data-driven approach that increases your chances:

Define and rank your priorities — list your must-haves, nice-to-haves, and deal-breakers. Stack rank them.
Quantify supply — ask how many true matches sold in the last 12 months. If only a handful sold, your search will need patience or adjusted expectations.
Know your trade-offs — condition, location, and floor plan form a triangle. You can usually have two out of three at a given budget, but getting all three is far more expensive.
Consider off-market pathways — an agent tapped into the local network can surface opportunities before broad marketing makes competition fiercer.
Plan renovation budgets realistically — if you intend to buy and remodel, include generous contingencies and consider the time/ disruption cost.

Almost every client I work with eventually finds a home that fits their priorities, but it requires a realistic plan and often a willingness to compromise on something—be that location nuance, floor plan perfection, or condition. The most successful buyers approach the search with data, patience, and a local-savvy agent who can guide expectations and spot opportunities.

FAQs about buying a home in Burlingame or Hillsborough

What neighborhoods in Burlingame tend to have larger flat lots?

Neighborhoods west of El Camino—especially the area known as Burlingame Park—tend to have some of the larger, flat lots within walking distance of downtown. Hillside neighborhoods and Mills Estates also have larger parcels, but those are often sloped and offer different tradeoffs.

How much should I budget to build an ADU?

Typical smaller ADUs in Burlingame commonly fall in the $200k–$400k range. In Hillsborough, where ADUs are often larger, costs can reach roughly $1,000 per square foot for high-end builds; a 1,000 sq ft unit could approach $1M. Always obtain multiple contractor bids and factor in permitting and utility hookups.

Are there many new-construction homes available?

New construction that meets modern open-floor expectations is limited. Expect only a handful of spec or brand-new homes each year—often five to ten total. If new construction is essential, be prepared to compete and to validate construction quality, not just the floor plan.

Is it realistic to find a 2,500+ sq ft open-plan home under $4M?

In Burlingame, that is uncommon. Buyers often end up either paying more—closer to $4.5M–$5M—or buying something that needs extensive renovation and then spending another $1M+ to achieve that square footage and open plan. Evaluate renovation risk carefully before committing.

How do off-market sales work and how can I access them?

Off-market sales are usually brokered quietly through agent networks. Working with a local agent who focuses on Burlingame or Hillsborough increases your chance of hearing about these opportunities before they are broadly marketed. Frequent communication and clear client criteria help an agent match you to off-market prospects.

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