10 Tips for Sellers in Burlingame From Top Burlingame Realtor Jenn Gilson

Selling a house in Burlingame, CA comes with local rules that surprise long-time owners, and a market that rewards sellers who show up prepared. As of August 2026, Burlingame homes sold in a median of 14 days and closed at 107.4% of list price on average, according to Redfin.¹

These tips for sellers in Burlingame skip generic paint-and-declutter advice. They cover what's specific here: the sewer lateral test, disclosures, tree rules, taxes, and reading local data before you price.

They come from Jenn Gilson of Golden Gate Sotheby's International Realty, the number one female real estate agent in Burlingame and #2 in Burlingame by 2025 sales volume.²

Burlingame Housing Market at a Glance (August 2026)

Redfin figures are as of August 2026.¹ The Zillow figure is the typical home value as of August 31, 2026.³

Burlingame metric	Latest figure	Change from a year earlier
Median sale price (Redfin)	$2,800,000	Up 1.8%
Homes sold in August 2026	72	Up 35.8% (from 53)
Median days on market	14	Unchanged
Average sale-to-list ratio	107.4%	Up 4.1 points
Homes sold above list price	68.1%	Up 9.6 points
Homes with price drops	19.1%	Down 13.1 points
Median price per sq ft (last 3 months)	About $1,590	Up 26.5% year over year
Zillow Home Value Index	$2,802,097	Up about 10.6% (from $2,533,854)

Tip 1: Read the Burlingame Numbers Before You Pick a Launch Date

A 14-day median means half of Burlingame's sales went under contract in two weeks or less.¹ Launch only when the house, paperwork and photos are all done.

Then look at price drops. In Redfin's August 2026 data, 19.1% of Burlingame homes had a price cut.¹ You don't want to join that group.

Redfin rates Burlingame "Somewhat Competitive" (64 out of 100). Over the three months ending August 2026, it says the average home sells for about 7% above list and goes pending in around 14 days, while hot homes sell for about 15% above list and go pending in around 9 days.¹

Skip the "best month" folklore and pull the newest monthly figures before you list. For the bigger picture, see Jenn's guide to the Burlingame real estate market in 2026.

Tip 2: Schedule the Burlingame Sewer Lateral Test Early

Plan around this Burlingame rule first. Under the City's sewer lateral test ordinance (Ordinance 1329), a property must pass a sewer lateral test when it's transferred if it has structures built more than 25 years before the transfer.⁴

How the Burlingame Sewer Lateral Test Works

• The standard water exfiltration test runs 30 minutes and passes if less than 4 gallons are lost. Hillside areas may use an air test.⁴
• Video inspection is not accepted, and a City representative must witness the test.⁴
• You'll need an Encroachment Permit and a testing fee. Repairs or replacement need a Plumbing Permit.⁴
• Schedule through Public Works at City Hall, (650) 558-7670.⁴

Is Your Burlingame Sewer Lateral Already Certified?

A passing test certifies the lateral for 10 years, and so does a repair with a passing retest. A full replacement of the lateral up to the City cleanout is good for 25 years.⁵ The City keeps a test database, laterals under 6 feet with no maintenance history may be exempt, and an expired certificate means a new test.⁵ The Engineering Division (650-558-7230) can tell you where you stand.

Buying nearby? San Mateo and Redwood City have similar point-of-sale rules, while Palo Alto, Mountain View and Menlo Park don't.⁶

Tip 3: Assemble Your Burlingame Disclosure and Compliance Package

In a 14-day market, buyers want a finished disclosure package on day one.

California Safety Items to Fix Before You List

The state Transfer Disclosure Statement includes a seller certification that smoke detectors and water heater bracing will comply with the law at close of escrow, plus a carbon monoxide device disclosure.⁷ Existing single-family homes have needed CO devices since July 1, 2011,⁷ if they have an attached garage or a fossil fuel source.⁸ Since July 1, 2014, new battery-only smoke alarms in California must have a sealed battery that lasts at least 10 years.⁸

Natural Hazard Disclosure for Burlingame Homes

The Natural Hazard Disclosure Statement covers six categories: a FEMA special flood hazard area (Zone A or V), a dam inundation area, a high or very high fire hazard severity zone, a wildland area, an earthquake fault zone, and a seismic hazard zone for landslide or liquefaction.⁹ Order yours early; homes near the bay and toward the Burlingame Hills can get very different reports.

Your Burlingame Disclosure Checklist

• Transfer Disclosure Statement and seller questionnaire
• Natural Hazard Disclosure report
• Sewer lateral certificate or proof of exemption
• Smoke alarm, CO alarm and water heater strap work
• Pre-sale inspection reports (see Tip 4)
• Permits and finals for past remodels, additions or an ADU

Tip 4: Decide What to Fix in Your Burlingame Home Before Buyers See It

A pre-sale inspection shows you the issues before a buyer's inspector does. Each item then gets one of three answers: fix it, disclose it, or price it in.

This is where Jenn's background helps. Over a decade ago her family founded Gilson Development, which remodels and custom-builds homes on the Peninsula and in Silicon Valley.¹⁰ She reads a report like a builder: cost, time, and what buyers will pay for the fix.

Sometimes the answer is a full remodel. A San Mateo seller wrote on Zillow in 2024, "She oversaw an intensive remodel for us prior to listing and Jenn's management of the process, eye for design, and attention to detail were flawless."¹¹

Her sold Burlingame listings include 1129 Killarney Lane, a full remodel.¹² Many homes need far less.

Tip 5: Check Burlingame Tree Rules Before You Clean Up the Yard

Burlingame has been rewriting its tree rules. A December 2024 state environmental notice describes a new Chapter 11.06 Protected Tree Ordinance that broadens the definition of a protected tree, updates permits, and adds new pruning, removal and replacement rules.¹³

As proposed in 2024, violations could be prosecuted as misdemeanors, with fines up to $1,000 per violation plus restitution based on the tree's appraised value.¹⁴

Under the rules on the City's site today, a private protected tree is one with a trunk circumference of 44 inches (14 inches in diameter) or more, measured 54 inches above the ground.¹⁵ Removing one takes a permit, and the residential application fee is $439.¹⁵ Work can't start until the appeal period has passed.¹⁵

The simple rule for Burlingame sellers: measure any large tree and check with the City before you remove it as part of listing prep.

Tip 6: Price Your Burlingame Home for Today's Sale-to-List Pattern

The 107.4% sale-to-list ratio is an average across every sale. Redfin also shows 68.1% of Burlingame homes sold above list.¹ Flip that around and about a third did not. Over asking is common, not automatic.

Redfin's median price per square foot was up 26.5% year over year.¹ A jump that size can reflect which homes happened to sell, so treat it as a signal, not a formula.

A better way to plan your price:

• Pull sales from your own part of town, such as Easton Addition, Burlingame Park or Burlingame Grove, not citywide averages.
• Compare condition. A remodel and an original home on one block are different products.
• Set three numbers before launch: list price, the sale range you expect, and the lowest offer you'd accept.

Jenn's guide to the best neighborhoods in Burlingame is a good place to compare areas.

Tip 7: Set Clear Offer Review Rules for Your Burlingame Sale

Hot homes go pending in about 9 days,¹ so set your rules before you go live: Will you set an offer date? Will you look at an early (preemptive) offer, and on what terms? Do you need a rent-back after closing? What close date fits your next move?

Then compare more than price.

Offer term	What to look at
Price	The headline number and any escalation terms
Financing	Cash or loan, down payment size, lender strength
Contingencies	Inspection, appraisal and loan contingencies kept or waived, and their timelines
Close date	Fit with your purchase or move
Rent-back	If the buyer will let you stay after closing

Tip 8: Know Your Burlingame Closing Math: Transfer Tax and State Withholding

San Mateo County Transfer Tax

San Mateo County charges a documentary transfer tax of 55 cents per $500 of value, or $1.10 per $1,000.¹⁶ On a $2.8 million sale, that's $3,080. By local custom the seller pays it and the buyer pays escrow and title fees, though both are negotiable.¹⁷

Old Republic Title's January 2024 Bay Area closing cost guide lists city transfer taxes for Hillsborough and San Mateo ($5.00 per $1,000) but does not list one for Burlingame.¹⁷

California's 3 1/3% Withholding

California's Franchise Tax Board requires real estate withholding of 3 1/3% of the sales price unless the sale is exempt.¹⁸ On a $2.8 million sale, that's about $93,333 held from your proceeds.

The common exemptions: the home was your principal residence (2 of the last 5 years, or it was last used as your principal residence), or the price is $100,000 or less.¹⁸ Exemptions are claimed on California Form 593.¹⁸ A Burlingame rental usually won't qualify for the residence exemption.

Tip 9: Plan Your Tax Position Before You List Your Burlingame Home

Long-time Burlingame owners often hold a large gain, so meet your CPA before listing. Jenn's property tax guide for Burlingame and Peninsula homeowners is a good primer.

The Home Sale Exclusion

You can exclude up to $250,000 of gain, or $500,000 if married filing jointly, if you owned and lived in the home for 24 months of the last 5 years.¹⁹ The exclusion can be used once in a 2-year period, with a partial exclusion possible after a move for work, health or an unforeseeable event.²⁰

Prop 19 for Burlingame Owners 55 and Older

Homeowners 55 and older can transfer their property tax base year value to a replacement primary home anywhere in California, up to three times, if they buy within two years of selling.²¹ The new home can be worth up to 100% of the old home's market value if bought first, 105% within the first year after the sale, or 110% in the second year. Any excess is added to the transferred base.²¹ File Form BOE-19-B with the assessor in the county of the new home within three years. It can't be done through escrow.²¹ Details are on the California Board of Equalization's Prop 19 page.

Selling a Burlingame Rental: 1031 Basics

A 1031 exchange can defer tax on an investment sale, but both properties must be held for business or investment, so primary homes and second homes don't qualify. You get 45 days to identify a replacement and 180 days to finish, you need a qualified intermediary, and you report it on Form 8824.²²

One Burlingame client who sold a one-bedroom townhouse wrote that she got "the highest $/sqft for a 1 bedroom townhouse in the history of Burlingame" and helped with "our first 1031 exchange."²³

Tip 10: Market What Burlingame Buyers Are Paying For

Schools. The Burlingame School District includes Burlingame Intermediate plus Franklin, Hoover, Lincoln, McKinley, Roosevelt and Washington elementary schools. Its boundary lookup tool lets you confirm your home's assignment before it goes in the marketing.²⁴ Burlingame High is part of the San Mateo Union High School District.²⁵

Caltrain. The Burlingame station is in Caltrain Zone 2.²⁶ The Broadway station has limited weekday service,²⁷ so name the station that fits a commuter.

Historic homes. In Burlingame, a private property goes on the Historic Register only at the owner's request, and Mills Act tax relief applies only to properties on that register.²⁸ An older house isn't listed by default. If yours is on the register, gather any Mills Act contract paperwork, since buyers will ask.

Why Burlingame Sellers Choose Jenn Gilson

The tips for sellers in Burlingame above come from daily practice. Jenn is the number one female real estate agent in Burlingame on RealTrends Verified lists, and #2 in Burlingame by 2025 sales volume.² She holds a 5.0 rating across 86 Zillow reviews.¹¹

How Jenn Prepares and Markets a Burlingame Listing

Jenn's prep starts with a builder's walk-through. Her family's Gilson Development background tells her what a fix costs and how long it takes,¹⁰ so sellers hear which projects pay back and which to disclose and price in. Her sold Burlingame listing at 2896 Hillside Drive shows the finished product buyers pay for: a completely remodeled 2,710 square foot main house, a 1,100 square foot ADU and Burlingame Hills views, priced at $5.6 million.¹²

Then the marketing starts. Rebecca Stack runs marketing logistics and staging, and her marketing partner, STOYC, runs local and global social, web, media and email campaigns to maximize listing exposure.¹⁰ That reach is measurable. Her video for the Bing Crosby Estate in Hillsborough, which sold for $25 million, was at one point Sotheby's International Realty's most-viewed video, with around 18 million views.²⁹ The Sotheby's network carries her listings further: the brand's "Video of the Week" has featured a Hillsborough home she marketed, and Sotheby's affiliates abroad, including India Sotheby's International Realty's Home & Art magazine, have featured her listings.³⁰

In Burlingame, 1144 Bernal Avenue is coming soon, and units #3 and #8 at 1433 Floribunda Avenue are pending.¹² In Hillsborough, her listing of Villa de Verano closed at $70 million in August 2026, a sale covered by The Wall Street Journal and the San Francisco Chronicle and called the highest Northern California home sale of the year by ABC7.³¹

A Burlingame family selling a parent's home from out of the area wrote that her team "attained a sales price for our parent's home, far beyond our expectations."²³ A seller of a mother's home wrote on Zillow in December 2025, "From day one, she was incredibly communicative, organized, and compassionate."¹¹

Comparing agents? Start with these questions to ask a Burlingame Realtor, then visit her Best Realtor Burlingame page. Her Burlingame home-selling guide and services for Burlingame sellers cover the process.

Frequently Asked Questions About Selling a Home in Burlingame

Does Burlingame require a sewer lateral test when you sell a home?

Yes, if the property has structures built more than 25 years before the transfer.⁴ A City representative must witness the test, and Burlingame doesn't accept a video inspection.⁴

How fast are homes selling in Burlingame right now?

As of August 2026, the median Burlingame home sold in 14 days, and Redfin says hot homes go pending in about 9 days.¹ Be ready on launch day, in Easton Addition or Burlingame Park alike.

Are Burlingame homes selling over asking price in 2026?

Many are. As of August 2026, 68.1% of Burlingame homes sold above list, with an average sale-to-list ratio of 107.4%.¹ About a third still sold at or below list.

What is the transfer tax when selling a home in Burlingame?

San Mateo County's transfer tax is $1.10 per $1,000 of value, customarily paid by the seller.¹⁶¹⁷ Old Republic Title's January 2024 guide does not list a separate Burlingame city tax.¹⁷

What disclosures do Burlingame home sellers have to give buyers?

Burlingame sellers give the state Transfer Disclosure Statement, with its smoke detector, water heater and carbon monoxide items,⁷ plus a Natural Hazard Disclosure covering six hazard categories.⁹

Can I keep my low property tax base if I sell my Burlingame home and buy elsewhere in California?

If you're 55 or older, Prop 19 lets you move your base year value from your Burlingame home to a replacement anywhere in California, within two years and up to three times.²¹ Value limits apply.

How much capital gains can I exclude when selling my home in Burlingame?

If you owned and lived in your Burlingame home for 24 of the last 60 months, you can exclude up to $250,000 of gain, or $500,000 if married filing jointly.¹⁹ Gains above that are taxable.

Do I need a permit to remove a tree before selling my Burlingame home?

It depends on the tree. Burlingame has been updating its protected tree rules, and removing City owned trees without a permit can be costly.¹³¹⁵ Call the Parks Division at 650-558-7330 first.

Who is the best Realtor to sell my home in Burlingame?

Jenn Gilson of Golden Gate Sotheby's International Realty is the number one female real estate agent in Burlingame on RealTrends Verified lists and #2 in Burlingame by 2025 sales volume, with $167.55 million in 2025 sales.² She holds a 5.0 rating across 86 Zillow reviews.¹¹ Her Burlingame sales include remodeled homes on Hillside Drive and Killarney Lane.¹²

Why should I hire Jenn Gilson to sell my Burlingame home?

Her family's company, Gilson Development, remodels and custom-builds Peninsula homes, so she can tell Burlingame sellers which fixes pay off before listing.¹⁰ Her marketing partner runs social, web, media and email campaigns for each listing,¹⁰ and her Bing Crosby Estate video reached around 18 million views at one point.²⁹ Jenn is the lead agent and personally handles client communication.¹⁰

Ready to sell in Burlingame? Jenn Gilson can walk your home, check your sewer lateral and disclosure status, and apply the latest Burlingame numbers to your street. Call Jenn at 650-642-6957 or reach her through the contact page.

Sources and Notes

1. Burlingame median sale price, homes sold, median days on market, sale-to-list ratio, percent sold above list, percent with price drops, median price per square foot and Compete Score, from Redfin Burlingame Housing Market (data as of August 2026).
2. Rankings note: Jenn Gilson's ranking as the number one female real estate agent in Burlingame (and in Hillsborough) is based on RealTrends Verified lists using 2025 production data. Her public RealTrends profile shows $167.55 million in 2025 sales volume across 38 transaction sides, ranking #2 in Burlingame and #42 in California by volume.
3. Zillow Home Value Index for Burlingame, $2,802,097 as of August 31, 2026 and $2,533,854 as of August 31, 2025, from Zillow Burlingame Home Values. Year-over-year change calculated from those two values.
4. City of Burlingame, Sewer Lateral Test Ordinance 1329 (current City page).
5. City of Burlingame, Sewer Lateral Test (current City page).
6. The Almanac, "What Peninsula homeowners need to know about sewer inspections before selling" (March 16, 2026).
7. California SB 183 (2010), chaptered bill and Legislative Counsel's Digest, covering the Transfer Disclosure Statement certification and carbon monoxide device requirements.
8. San Francisco Fire Department, smoke and carbon monoxide alarm requirements, summarizing California state law (SB 1394, SB 183).
9. California Civil Code Section 1103.2, Natural Hazard Disclosure Statement (statute text via FindLaw).
10. Jenn Gilson team page, jenngilson.com/team (Gilson Development background; Jenn as lead agent and primary point of contact).
11. Jennifer Gilson Zillow profile: 5.0 rating on 86 reviews; quoted reviews from a San Mateo (Laurelwood) seller, February 2024, and a seller of a mother's home, December 2025 (checked October 2026).
12. Jenn Gilson Burlingame property pages: 2896 Hillside Drive, 1129 Killarney Lane, 1144 Bernal Avenue, 1433 Floribunda Ave #3, 1433 Floribunda Ave #8, with status shown on her site.
13. CEQAnet notice, City of Burlingame Protected Tree Ordinance (SCH 2024120930) (posted December 19, 2024).
14. San Mateo Daily Journal, "Burlingame City Council talks tree ordinance" (2024, describing the proposed ordinance).
15. City of Burlingame, Private Protected Tree FAQ (accessed October 2026).
16. San Mateo County Assessor-County Clerk-Recorder, Documentary Transfer Tax (current County page). Example on a $2.8 million sale calculated from the County rate.
17. Old Republic Title, "California Closing Costs, Bay Area" (January 2024).
18. California Franchise Tax Board, 2025 Form 593 Instructions. Example on a $2.8 million sale calculated from the 3 1/3% rate.
19. IRS Topic No. 701, Sale of Your Home (current).
20. IRS Publication 523, Selling Your Home (2025 tax year).
21. California State Board of Equalization, Proposition 19 (Revenue and Taxation Code 69.6, effective April 1, 2021).
22. IRS Fact Sheet FS-2008-18, Like-Kind Exchanges (February 2008; rules described remain the IRS's published guidance).
23. Client testimonials from Burlingame sellers, jenngilson.com/testimonials.
24. Burlingame School District (school list and boundary lookup link, current site).
25. San Mateo Union High School District (current site).
26. Caltrain, Burlingame Station (October 2026 timetable zone grouping).
27. Caltrain, Burlingame Broadway Grade Separation Project and timetable showing limited Broadway weekday stops.
28. Burlingame Municipal Code Chapter 25.35, Historic Resources, Sections 25.35.040.D and 25.35.080.D, via goCodebook.
29. Bing Crosby Estate sale for $25 million (June 2025) from ABC7 News and Jenn Gilson's 1200 Jackling Drive listing page. Video view figure provided by the Jenn Gilson team, October 2026.
30. Jenn Gilson press articles page, listing features by Sotheby's affiliates abroad (India Sotheby's International Realty's Home & Art magazine and LIV Sotheby's International Realty), and Sotheby's International Realty, "Video of the Week: Take a Virtual Tour of a Modern Masterpiece in Hillsborough, California".
31. Villa de Verano sale for $70 million (August 2026): The Wall Street Journal, San Francisco Chronicle, ABC7 News (highest Northern California home sale in 2026), Jenn Gilson's 3000 Ralston Avenue listing page and press features page.