Burlingame Terrace: The Flat, Walkable Heart Between Two Downtowns

The appeal of Burlingame Terrace is simple and compelling: it is the one truly flat neighborhood in Burlingame where you can walk to both Broadway and Burlingame Avenue without breaking a sweat. If you value walkability, neighborhood character, and a mix of older homes with practical modern upgrades, Burlingame Terrace deserves a close look.

Table of Contents

• What makes Burlingame Terrace different from other Burlingame neighborhoods?
• Broadway: Local shops, long-standing favorites, and real neighborhood life
• Burlingame Terrace schools and family life
• Homes in Burlingame Terrace
• Burlingame Terrace Market snapshot and pricing expectations
• How I evaluate value in Burlingame Terrace
• Renovation realities in Burlingame Terrace
• What It's Like to Live in Burlingame Terrace
• Quick renovation checklist for buyers
• FAQs About Burlingame Terrace Neighborhood
• Final thoughts

What makes Burlingame Terrace different from other Burlingame neighborhoods?

Burlingame Terrace sits between two active downtowns and is bordered by El Camino Real to the west, Broadway to the north, California Drive to the east, and Burlingame Avenue to the south. That geographic sweet spot creates a unique, compact neighborhood where most daily errands, restaurants, and services are within easy walking distance.

Several nearby neighborhoods are close to one downtown or the other, but Burlingame Terrace is the only area that gives you regular walking access to both. The southern portion toward Burlingame Avenue is denser with apartments and condos, while the stretch between Oak Grove and Broadway is home to single family houses with tree-lined streets and the classic Bay Area charm.

Broadway: Local shops, long-standing favorites, and real neighborhood life

Broadway is the neighborhood’s living room. It’s five blocks of locally owned restaurants, cafes, bakeries, and services. On any weekday you’ll see families, dog-walkers, and people popping into the donut shop or the neighborhood tailor. The street combines long-standing institutions with newer culinary additions, which gives Broadway both authenticity and energy.

• Local icons: family-owned donut shops and long-running liquor stores provide a comforting, familiar vibe.
• Food variety: from classic pizza spots to specialty ramen, hot pot, and craft coffee—Broadway has options to satisfy most cravings.
• Community events: Broadway closes down for events like the pet parade, and local businesses participate actively in neighborhood life.

Burlingame Terrace schools and family life

For families, one of the neighborhood’s major draws is McKinley Elementary. Located at the southwest corner near El Camino and Oak Grove, McKinley is known for a popular Spanish immersion program. That program is the kind that fills on a lottery basis, so families often plan around McKinley when choosing where to live.

If bilingual education is important, Burlingame Terrace offers a rare, desirable public-school option within easy walking distance of many homes in the neighborhood.

Homes in Burlingame Terrace

The housing stock in Burlingame Terrace skews toward older, smaller single family homes—many built in the early 20th century. These homes tend to offer period details like arched doorways, crown molding, and hardwood floors. Because the lots are modest—often under 4,000 square feet—floor plans favor efficiency and charm over grand scale.

One typical example is a 1926 two-bedroom home that combines original character with carefully chosen modern systems. The house measures about 1,250 square feet and sits on a compact lot. It shows the tradeoffs buyers face in this market: you get a prime, walkable location and period architecture, but often less indoor square footage and limited closet space.

What to expect inside these homes

Expect:

• High ceilings and original details: crown molding, coved ceilings, arched doorways.
• Smaller bedrooms but good natural light: many of the windows are single pane wood frames, which can be upgraded over time.
• Split-level or compact plans: some houses include lower-level spaces that were once garage or storage areas and now serve as bonus rooms or bathrooms.

Practical upgrades that matter

Buyers often ask what improvements are worth doing first in an older Burlingame Terrace home. From experience, the most impactful updates are:

1. Mechanical systems- installing a modern heat pump system improves comfort, adds AC, and reduces energy use. Many sellers invest in this to attract buyers.
2. Window upgrades- swapping single pane wood windows for dual pane versions improves insulation and comfort. It’s often expensive but can be phased in over time.
3. Lighting- good recessed lighting, designed by someone who knows lighting, can transform a space. Cheap fixtures show; thoughtfully selected cans and fixtures elevate a house.
4. Kitchen updates- converting an older cooktop to induction or installing a vented hood makes cooking more enjoyable. Galley kitchens often benefit from strategic modernization rather than full gut remodels.

The backyard and outdoor flow

Backyards in Burlingame Terrace tend to be intimate. They are great for a small deck, hot tub, planter beds, or a snug dining area—but they will rarely feel like expansive yards. The way the house connects to the yard varies; some homes need new doors or a small built-up deck to improve indoor-outdoor flow.

Consider these low-effort upgrades to maximize outdoor use:

• French doors or larger openings from the breakfast nook to the yard
• Raised decking with composite materials for low maintenance
• Minimal landscaping to create privacy while preserving usable space

Parking, garages, and usable storage

Many homes include attached garages that were built decades ago. They often fit a single modern vehicle comfortably; two full-sized SUVs are rare. These garages make the homes far more convenient than street-only alternatives and allow owners to create custom storage or workshop cabinetry.

Attic nooks and low-clearance spaces are common. They are great for long-term storage but not ideal for everyday closet needs. Buyers who plan to live in the house should budget for creative storage solutions or a small garage redesign.

Burlingame Terrace Market snapshot and pricing expectations

Homes in Burlingame Terrace command a premium because of location and walkability. Under $2 million, the inventory is tight: fewer than 10 percent of Burlingame sales last year were under that threshold, and that percentage has been declining. With budgets around $1.8 to $2 million, buyers can expect compact two-bedroom homes with character and some renovation opportunity.

Recent neighborhood activity is modest: roughly a dozen to two dozen sales in a year, depending on market conditions. That means competition can be real for well-priced, well-located homes.

VIEW HOMES FOR SALE IN BURLINGAME, CA

How I evaluate value in Burlingame Terrace

When assessing a house here, I look for three things:

• Location quality: Is the home within easy walking distance of Broadway or Burlingame Avenue? How close is it to McKinley Elementary?
• Structure and major systems: Are the foundation, HVAC, and roof in good condition? Has the seller updated key systems like the heat pump?
• Renovation upside: Is there a clear, cost-effective way to improve flow or add value, such as opening a wall or improving yard access?

Addressing major systems before listing can meaningfully reduce buyer friction. For example, a recent home had new ductwork and a modern heat pump system installed before sale, which increased buyer confidence and improved marketability.

Renovation Realities in Burlingame Terrace

Most homes here are wood framed, so structural openings are possible with proper engineering. Homebuyers ask whether they can remove walls to create a more open layout. The answer is usually yes with the right support beam and permit work, but costs vary dramatically and require a structural engineer and contractor input.

Other practical considerations include:

• Stucco at the foundation edge: older bumpy stucco can hide termite access; modern practice is to expose the concrete foundation for longevity and pest prevention.
• Setbacks and property lines: small lots may have tight setbacks. A formal survey is the only way to confirm exact property boundaries.

What It's Like to Live in Burlingame Terrace

Life here is about convenience and neighborhood rhythms that make everyday errands feel effortless. You can step out for a morning coffee and watch familiar baristas perfect a pour-over, pop into a bakery for an afternoon pastry, pick up a pre-made dinner on the way home, or grab a late-night slice at a pizza place just minutes from your front door. The retail mix—family-owned institutions that have been on the block for decades alongside newer, trend-driven eateries and specialty shops—keeps the streets lively from dawn through evening. On any given day you’ll notice strollers and scooters, dog-walkers greeting one another by name, and small business owners who know your usual order; these little, repeated interactions add up to a real sense of neighborhood continuity and convenience. And if you commute, the neighborhood’s proximity to transit—short walks to bus lines and the Burlingame Caltrain station—means getting around the Peninsula and to the city is straightforward.

Community moments—school drop-offs at McKinley, weekend farmers-market runs, neighborhood fundraisers, the annual pet parade, and seasonal block parties or holiday gatherings—are woven into the fabric of daily life. Parents trade playdate tips at the park, neighbors organize informal street clean-ups or potlucks, and local businesses routinely sponsor school events and community drives. If you value knowing your neighbors, strolling out for dinner, running into friends at the market, and being within minutes of transit and downtown amenities, Burlingame Terrace is a lifestyle match: practical, sociable, and pleasantly walkable without sacrificing the small-town neighborliness that makes living here feel like belonging.

Quick renovation checklist for buyers

1. Inspect foundation and roof first. Structural issues are the only true red flag.
2. Prioritize HVAC and ductwork upgrades if they are outdated.
3. Plan window upgrades over several years if budget is limited.
4. Engage a lighting designer rather than buying inexpensive fixtures.
5. Get a survey if you plan to add fences, decks, or change lot lines.

FAQs About Burlingame Terrace Neighborhood

What makes Burlingame Terrace so walkable?

Its location between Broadway and Burlingame Avenue places most daily needs—cafes, restaurants, neighborhood markets, and transit—within short walking distance. The neighborhood is also flat, which makes walking and biking easier than in many other Bay Area neighborhoods.

How close is Burlingame Terrace to Caltrain and downtown Burlingame?

Many homes are within a short walk to the Burlingame Caltrain station and are only a few blocks from both downtown shopping districts. The precise walk depends on your street, but the central location is one of the neighborhood’s main advantages.

Are there good schools in Burlingame Terrace?

Yes. McKinley Elementary is a neighborhood anchor and offers a Spanish immersion program that is very popular. Families prioritize this school, and that demand influences local housing choices.

What price range should I expect for a two-bedroom in Burlingame Terrace?

Pricing varies with condition and exact location, but compact two-bedroom homes in Burlingame Terrace often sit near the upper end of the local market. Under $2 million there are fewer options, and competition is common when well-maintained, conveniently located homes come to market.

Can I remodel to create an open floor plan?

Yes, but you will need a structural engineer and typically a steel beam to carry loads if you remove a load-bearing wall. Costs vary, so get quotes and permits before committing.

Is parking and garage space common in Burlingame Terrace?

Many houses include an attached garage, but older garages might comfortably fit one modern car rather than two large SUVs. Garages are valuable for storage and as a workshop area in addition to parking.

Final thoughts

Burlingame Terrace is a neighborhood in Burlingame, CA that rewards people who want to live locally—to walk for coffee, to run into neighbors at the market, and to have schools, parks, and restaurants within easy reach. It blends period charm with practical modern updates when homeowners invest thoughtfully.

If you prioritize walkability and character over large square footage, Burlingame Terrace offers one of the best combinations of location and lifestyle in Burlingame. Whether you are stepping into an older home and planning incremental upgrades, or buying with renovation in mind, this neighborhood presents real opportunities to craft a comfortable, convenient life on a charming street.

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