Table of Contents
- Introduction: Burlingame vs San Carlos
- Burlingame vs San Carlos: Parks, Recreation, and Community Life
- Downtown Burlingame vs San Carlos: Boutiques, Dining, and Shopping Options
- Location & Commute in Burlingame and San Carlos: Which Fits Your Lifestyle?
- Burlingame vs San Carlos Real Estate: Current Prices and Market Trends
- Home Appreciation and Inventory in Burlingame & San Carlos
- Neighborhood Styles in Burlingame and San Carlos
- Schools and Family Living in Burlingame vs San Carlos
- Choosing Between Burlingame and San Carlos
- Final thoughts
- FAQs About Burlingame and San Carlos
Introduction: Burlingame vs San Carlos
The San Francisco Peninsula is full of charming towns, but two that frequently top the lists are Burlingame and San Carlos. Both offer excellent parks, walkable downtowns, friendly neighborhoods, and strong school options. The decision between Burlingame vs San Carlos usually comes down to commute patterns, budget, and whether you prefer a flatter, more walkable layout or hillier streets with more privacy and potential views.
Both towns have very similar populations—roughly 30,000 to 31,000—and each covers about six square miles. That similarity explains why their community feel and amenities align so closely even while each town keeps its own personality.
Burlingame vs San Carlos: Parks, Recreation, and Community Life
Public parks are a major reason families and active people choose these towns. Burlingame has about 19 public parks while San Carlos has around 16, and both towns use these spaces as community hubs for events, sports, and family activities.
In Burlingame, Washington Park is a standout: a recently completed community center, sports courts, baseball fields, and playgrounds all within walking distance for many neighborhoods. Washington Park often hosts seasonal events like the family camp out where tents appear across the field and the Lions Club serves pancakes for a community breakfast.
San Carlos’ Burton Park plays a similar role: a large open space with baseball diamonds, playgrounds, and courts. Both parks are heavily used during spring through fall and anchor downtown activity on weekends.
Beyond the flagship parks, both towns boast a network of smaller green spaces worth exploring. From Quavvaka Park’s bay views in Burlingame to Argu Park’s 21 acres in San Carlos, you can easily find a place to walk the dog, practice sports, or take toddlers to play.
Downtown Burlingame vs San Carlos: Boutiques, Dining, and Shopping Options
Burlingame vs San Carlos both offer walkable downtowns with restaurants, cafes, and local shops, but the character is a little different.
San Carlos leans more toward a classic mom-and-pop downtown experience. You’ll find locally owned bookstores, specialty food shops, and restaurant owners who know their regulars. It has a small-town, neighborly vibe where owners are often on the floor and the sidewalks feel intimate.
Burlingame still has the same pedestrian-friendly charm, but it also includes some larger national retailers and boutiques. That means more retail variety—think a mix of local bakeries and recognizable brand storefronts. Burlingame’s downtown tends to attract a slightly larger midday crowd on Saturdays and has more dining options concentrated along a long, flat commercial corridor.
If you prefer a downtown where you can meet the shop owner and support local businesses, San Carlos often feels more "of a small town." If you want a lively downtown with both local flavor and some bigger retail choices, Burlingame will suit that need.
Location & Commute in Burlingame and San Carlos: Which Fits Your Lifestyle?
One of the most practical ways to decide between Burlingame vs San Carlos is to think about where you commute. Burlingame sits on the northern peninsula and is closer to San Francisco. San Carlos is a little further south and sits mid-peninsula.
If your work is in San Francisco or you commute north, Burlingame offers a shorter trip and easier access to city-bound routes. If your job is in the South Bay—Mountain View, Cupertino, Sunnyvale, or other major tech hubs—San Carlos usually offers a less painful commute.
Traffic patterns matter. The stretch around 101, 92, and Hillsdale Boulevard can be a chokepoint during rush hour. If you are hybrid or work from home heavily, that gives you more freedom to choose based on lifestyle instead of commute.
Burlingame vs San Carlos Real Estate: Current Prices and Market Trends
Pricing is one of the clearest differences between Burlingame vs San Carlos. Burlingame typically carries a premium, reflecting its proximity to San Francisco and the high demand for its downtown and flat neighborhoods.
Recent single-family home data gives a snapshot: Burlingame averaged around $3 million in 2024 with a median near $2.8 million. San Carlos had average prices closer to $2.56 million and a median around $2.4 million. For condos, the markets are closer, both hovering around $1.2 million for median values.
Price per square foot is an important metric. Expect roughly a 10 to 20 percent pricing advantage in San Carlos compared to Burlingame on a per-square-foot basis, which can translate to more buying power if budget is a priority.
Home Appreciation and Inventory in Burlingame & San Carlos
Look at appreciation over time and you see an interesting pattern. Over the last 10 years both towns showed strong gains—around 69 percent median appreciation. Over 20 years San Carlos recorded roughly 190 percent appreciation while Burlingame returned about 159 percent.
Why the difference? Part of it is historical pricing. Burlingame has long been pricier due to its location, leaving more room for growth in San Carlos as demand rose and supply tightened.
Supply matters dramatically. In 2024, Burlingame had just 169 single-family home sales—the second fewest since 2000. San Carlos had 219 single-family sales, the lowest ever in available records. Low inventory in both towns pushed prices up as buyers competed for a shrinking pool of homes.
Neighborhood Styles in Burlingame and San Carlos
Another major decision factor between Burlingame vs San Carlos is whether you prefer flat neighborhoods or hillside living. Flat neighborhoods are typically more walkable, easier for biking, strollers, and trick-or-treating. They also tend to be closer to public transportation.
Hillside homes can offer more privacy, views, and sometimes a lower price per square foot depending on the area. They are also often closer to highways like 280, which some buyers value for faster southbound commutes.
Sales distribution in 2024 illustrates where homes were actually available. In Burlingame, of 169 total single-family sales, 34 were in the hills and 135 were in the flats. In San Carlos, 91 were in the hills and 126 were in flatter areas. If you need a small two-bedroom home, you’re much more likely to find it in a flat neighborhood instead of on a steep hillside.
Schools and Family Living in Burlingame vs San Carlos
School offerings differ between the two towns. Burlingame has six public elementary schools and one public middle school, then Burlingame High School serves the area. San Carlos has four public elementary schools and two public middle schools, while high school students attend nearby Carlmont High School in Belmont or Sequoia High in Redwood City depending on location.
For families, the number and proximity of elementary schools in Burlingame can be a convenience, while San Carlos covers its own neighborhoods with strong neighborhood elementary options as well.
Choosing Between Burlingame and San Carlos
There is no universal answer. Burlingame vs San Carlos both deliver a high quality of life, excellent parks, walkable downtowns, and strong community energy. Here are the practical considerations that should guide your choice:
- If commute is king: choose the town that shortens the daily grind. Northbound? Burlingame. Southbound to tech hubs? San Carlos.
- If budget matters: San Carlos typically delivers more value per square foot and may allow you to buy a larger or newer home for the same money.
- If you crave a particular downtown vibe: pick San Carlos for classic mom-and-pop character, Burlingame for a mix of local shops and larger retail options.
- If walkability and flatter streets are priorities: both towns have flat neighborhoods, but Burlingame’s downtown and parks draw slightly larger weekend crowds.
- If schools and elementary proximity are important: Burlingame has a denser network of elementary schools; San Carlos students feed to nearby high schools outside the city.
Final thoughts
Choosing between Burlingame vs San Carlos is really about which combination of commute, budget, neighborhood feel, and school fit matters most to your family. Both towns consistently rank highly for quality of life on the peninsula and offer many of the features that make this area desirable: safe streets, strong parks, and walkable downtowns with restaurants and shops.
If you prioritize local, small-business charm and slightly better value per square foot, San Carlos probably edges out. If you prefer proximity to San Francisco, a bustling downtown with more retail options, and more elementary school choices, Burlingame may be the better fit. Either way, you’re getting a livable, welcoming community.
If you're still unsure which town is the best fit, I can help you weigh the trade-offs and find the right neighborhood for your needs. Call or text me at 650-822-7088 — or email hello@burlingameproperties.com to schedule a chat, neighborhood tour, or a tailored market comparison.
FAQs About Burlingame and San Carlos
How do Burlingame vs San Carlos compare in average home price?
Burlingame tends to be pricier. Recent data shows Burlingame’s single-family average price around $3 million with a median near $2.8 million, while San Carlos averaged closer to $2.56 million with a median around $2.4 million.
Which town has more parks?
Burlingame has slightly more public parks at about 19, while San Carlos has about 16. Both towns offer major parks that act as community hubs and many smaller neighborhood parks.
Is commute a deciding factor between Burlingame vs San Carlos?
Yes. Burlingame is closer to San Francisco and is convenient for northbound commuters. San Carlos is more convenient for many South Bay commutes, especially to Mountain View, Sunnyvale, and Cupertino.
Are downtowns walkable in both towns?
Absolutely. Both downtowns are compact, flat, and easy to walk. San Carlos leans more mom-and-pop, while Burlingame includes more national retailers alongside local shops.
Which town is better for families?
Both towns are excellent for families. Burlingame has more elementary schools and a bustling downtown. San Carlos offers strong neighborhood schools and a cozy community feel. The best fit depends on specific school boundaries, desired commute, and neighborhood type.
Read More: This ONE Decision Changes Your Entire San Mateo County Home Search
