home / burlingame / lyon hoag & burlingame gardens
burlingame neighborhood guide · property nerds® at compass
Lyon Hoag & Burlingame Gardens, Burlingame Homes for sale, recent sales and a Property Nerd’s guide
Burlingame's east side between the Caltrain tracks and Highway 101, from Peninsula Avenue up to Broadway: a 1920s-1940s grid of mostly one-story houses around Washington Park and Burlingame High School.
Lyon Hoag & Burlingame Gardens by the numbers
lyon hoag & burlingame gardens by the numbers · live from the mls
- for sale now…
- median list price…
- homes sold, last 12 months…
- median sale price, 12 mo…
- median price per sq ft, sold…
- sale price vs. list…
Calculated in your browser from MLS data for Lyon Hoag & Burlingame Gardens (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in lyon hoag & burlingame gardens · live from the mls
Homes for sale, for rent and recently sold in Lyon Hoag & Burlingame Gardens
Every active listing, rental and closed sale in Lyon Hoag & Burlingame Gardens from the MLS, updated automatically, with a map of the neighborhood outline.
Loading listings…
Listings come from MLSListings and other MLSs through IDX and show their listing brokerage; confirm details with the listing agent. The map outline is the neighborhood boundary used by our listing search (Lyon Hoag & Burlingame Gardens (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Lyon Hoag & Burlingame Gardens came to be
The east side takes its name from its recorded subdivisions. County parcel records describe most of the southern blocks, from Howard and Bayswater avenues to Victoria and Bancroft roads, as the 'Lyon & Hoag Subdivision of the Town of Burlingame.' The Town of Burlingame was the city's first subdivision; the General Plan says it was completed in 1896 in parcels generally 50 feet wide and 150 feet deep, and a few lots on Clarendon Road still carry its name. Houses went up across the Lyon & Hoag lots over several decades; the assessor's median build year there is 1927.
The blocks along Oak Grove Avenue and up to Rollins Road filled in later, tract by tract, and each kept its recorded name: Villa Park on Morrell, Maple, Linden, Laurel, Park and Alpine avenues (median build year 1926); Burlingame Shore Land Co. lots on Winchester, Francisco and Corbitt drives (mostly 1928 to 1939); Oak Grove Manor on Chatham, Cumberland, Marin and Plymouth (mostly 1936 to 1949); the Burlingables on Lexington, Concord, Vernon and Trenton ways (mostly 1937 to 1948); and Burlingame Gardens on Larkspur Drive, Toyon Drive, Azalea Avenue, Linden Avenue and Rose Court (mostly 1940 to 1948). Several of those names survive as MLS area names.
The middle of it all is civic. The General Plan calls Burlingame High School and Washington Park a community focal point for the neighborhoods east of downtown, and Washington Elementary sits on Howard Avenue. The newest housing is at the north end, where county records show a 2020 condominium group on Anson Lane and a 2021 apartment building on Carolan Avenue, and the city's Rollins Road Residential Overlay covers lots fronting Rollins Road.
streets and homes
The streets and the houses
In Lyon Hoag, Howard, Bayswater and Burlingame avenues run northeast from the tracks toward Highway 101, crossed at right angles by a run of roads: Anita, Arundel, Clarendon, Dwight, Bloomfield, Channing, Stanley, Bancroft and Victoria. Toward Oak Grove Avenue and Rollins Road the grid breaks into shorter tract streets: Lexington, Concord, Vernon, Trenton and Plymouth ways, Chatham and Cumberland roads, Marin, Winchester and Larkspur drives, and Morrell, Laurel and Linden avenues by Carolan Avenue.
City and county records count about 1,220 single-family homes, and the assessor lists about five in six as one story. The build years spread evenly across three decades, roughly 300 houses each from the 1920s, 1930s and 1940s, with a median of 1937; only about 3 percent date from 2000 or later. Lots are consistent: a median of about 5,750 square feet, with the middle half between 5,000 and 6,000. The Burlingables and Burlingame Gardens lots run to about 5,000 square feet, the Shore Land lots to about 6,250.
About 85 percent of the non-condo parcels are zoned R-1, and the city's Two-Unit Residential Overlay (its SB 9 rules) covers them. R-3 zoning runs along Rollins Road, Anita Road and Peninsula Avenue, and R-2 on parts of Laurel, Linden and Park avenues, which is where most of the duplexes, fourplexes and small apartment buildings are.
streets in lyon hoag & burlingame gardens
- Peninsula Avenue
- Anita Road
- Arundel Road
- Bayswater Avenue
- Howard Avenue
- Burlingame Avenue
- Clarendon Road
- Dwight Road
- Bloomfield Road
- Channing Road
- Stanley Road
- Bancroft Road
- Victoria Road
- Humboldt Road
- Oak Grove Avenue
- Lexington Way
- Concord Way
- Vernon Way
- Trenton Way
- Plymouth Way
- Chatham Road
- Cumberland Road
- Marin Drive
- Winchester Drive
- Francisco Drive
- Corbitt Drive
- Morrell Avenue
- Maple Avenue
- Park Avenue
- Alpine Avenue
- Laurel Avenue
- Linden Avenue
- Larkspur Drive
- Toyon Drive
- Azalea Avenue
- Rose Court
- Anson Lane
- Carolan Avenue
- Mangini Way
- Rollins Road
parks and places
Parks, shops and landmarks near Lyon Hoag & Burlingame Gardens
- park
Washington Park
About 16 acres in the city's park map layer, at 850 Burlingame Avenue. The city lists a baseball and softball diamond, soccer, a basketball court, a dog park, a playground, restrooms and three reservable picnic areas; the lighted tennis and pickleball courts are open until 10 pm, and bocce courts sit at Burlingame and Carolan avenues.
- park
Victoria Park
At 30 Howard Avenue near Highway 101, with a basketball court, picnic tables and a playground.
- park
Trenton Playground and Alpine Park
Trenton Playground (600 Trenton Way) is a fenced neighborhood playground where Rollins Road, Trenton Way and Dwight Road meet. Alpine Park, 825 Alpine Avenue in the Villa Park blocks, has picnic tables and a playground.
- shopping
Burlingame Avenue
Downtown's shops start across the tracks from the Lyon Hoag grid; the main library at 480 Primrose Road is about 0.2 to 1 mile away (straight-line).
- landmark
Burlingame train station
The 1894 Mission Revival depot on the west edge at Burlingame Avenue, a California State Landmark and National Register property, still serves Caltrain.
schools and commute
School districts and getting around
School districts
Census school district maps put the whole area in the Burlingame School District (TK-8) and the San Mateo Union High School District. Two public schools are inside it: Washington Elementary at 801 Howard Avenue and Burlingame High School at 1 Mangini Way, by Washington Park. McKinley Elementary (701 Paloma Avenue) is about 0.3 mile across the tracks from the nearest edge (straight-line). The Burlingame district says placement is capacity-based and a neighborhood school is not guaranteed, and the high school district assigns schools by address through its locator. Attendance boundaries change, so check the exact address with each district.
Burlingame School District guide · San Mateo Union High guide · Silicon Valley school districts
Getting around
- Caltrain: Burlingame station (290 California Drive) sits on the west edge at Burlingame Avenue, about 0.1 to 1 mile from homes here (straight-line), with weekday and weekend trains and SamTrans ECR and 292 buses. Broadway station near the north tip is served on weekends only.
- US 101 runs along the east edge, with interchanges at Peninsula Avenue (exit 417B) and Broadway; the freeway is about a quarter mile from the middle of the neighborhood (straight-line).
- Bay Trail: the Bayfront, with Bayside Fields and trails the city says connect with the Bay Trail, is across Highway 101 via the Broadway interchange, about 0.2 mile from the north end (straight-line).
- On foot: Washington Park, the high school and Washington Elementary are central; Burlingame Avenue's shops are about 0.1 to 1 mile away across the tracks (straight-line).
nerd notes
Buying or selling in Lyon Hoag & Burlingame Gardens: what we check
Buying here
- Check the FEMA flood zone. On the current map (effective April 5, 2019) about 99 percent of parcels here are in shaded Zone X, the moderate 0.2-percent-annual-chance area, and a handful near Humboldt and Victoria roads are in Zone X marked as reduced risk due to a levee. Flood insurance is not federally required in Zone X, but it is available, and pricing varies.
- Look at the hazard maps for the north end. The General Plan's liquefaction map shows low risk across most of the Lyon Hoag grid and moderate risk toward Carolan Avenue, and its sea-level-rise map shows blocks near Carolan Avenue and the 101-Peninsula corner affected in the 6-foot scenario.
- Ask the planning division what is planned nearby. The city's zoning map added a 'Downtown TOD' subarea in July 2026 that covers about 190 parcels near the station on Arundel, Anita, Howard, Bayswater, Burlingame, Bloomfield, Lexington and Concord, and the Rollins Road Residential Overlay covers lots on Rollins Road.
- With about five in six houses one story, many buyers plan a second story: the city requires design review for new houses and most second-story additions, judged against its Residential Design Guidebook and R-1 floor-area limits.
- Houses from the 1920s through 1940s need the usual checks: foundation, older wiring and panels, the sewer lateral, and permit history for any duplex conversion or rear unit (county records show about 75 two-unit parcels).
Selling here
- Lead with the walk: Washington Park, Washington Elementary, Burlingame High School and the Burlingame Caltrain station are all inside or at the edge of the neighborhood.
- Name your tract and its era (Lyon Hoag, Villa Park, Shore Land, Oak Grove Manor, Burlingables, Burlingame Gardens), with the build year and lot size from county records.
- Put the flood facts up front: most lots are shaded Zone X, which usually means no lender-required flood insurance; share any quote you have.
- Document second units and remodels with permits; a buyer's planning question about the new TOD subarea or SB 9 is easier to answer with a zoning summary in the disclosures.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Lyon Hoag & Burlingame Gardens questions, answered
Where are Lyon Hoag and Burlingame Gardens?
Both are east of the Caltrain tracks and west of Highway 101. Lyon Hoag is the grid from Peninsula Avenue up to about Oak Grove Avenue around Washington Park. Burlingame Gardens is a small 1940s tract north of Oak Grove Avenue near Carolan Avenue and Rollins Road, surrounded by other 1920s-1940s tracts that this guide also covers.
Why are Burlingame Gardens and Lyon Hoag in one guide?
They sit in the same band between the tracks and Highway 101, share the same schools, flood map and lot sizes, and are linked by the Villa Park, Shore Land, Oak Grove Manor and Burlingables blocks in between. Splitting them would leave those blocks without a guide.
Is the east side in a flood zone?
Mostly shaded Zone X on FEMA's 2019 map, the moderate 0.2-percent-annual-chance area, with a handful of lots near Highway 101 marked as reduced risk due to a levee. That usually means flood insurance is not required by lenders. Check the exact address.
Which schools are nearby?
Washington Elementary (801 Howard Avenue) and Burlingame High School (1 Mangini Way) are inside the neighborhood. The area is in the Burlingame School District and the San Mateo Union High School District; placement is capacity-based, so check the exact address with each district.
How far is Caltrain?
The Burlingame station is on the neighborhood's west edge at Burlingame Avenue, about 0.1 to 1 mile from most homes (straight-line), with weekday and weekend service.
talk to a property nerd
Thinking about Lyon Hoag & Burlingame Gardens? Let's run your numbers.
Eric, Janelle and the Boyenga Team have sold more than 2,520 Silicon Valley homes, $2.6+ billion in all, since 1996. Get a value, a plan, or a straight answer about a street.
Questions about Lyon Hoag & Burlingame Gardens? Send us a note.
