1. Get ready before the right house appears
- Fully underwritten pre-approval, and, for jumbo loans, clarity on reserves and appraisal requirements.
- A clear school strategy. If schools drive your search, list acceptable schools first, then map the addresses that qualify.
- A realistic renovation budget. Many older Burlingame houses need system upgrades, and additions go through design review.
2. Verify what the listing can’t tell you
| Question | Why it matters | Where to verify |
|---|---|---|
| City or unincorporated county? | Determines who issues permits and which rules apply. | SMC Assessor; City of Burlingame |
| School assignment | Boundaries don’t follow city lines. | Burlingame School District; SMUHSD |
| Protected trees | Removing or building near protected trees generally requires a permit, which can shape where you can add on. | City of Burlingame Parks / arborist |
| Sewer lateral | Some Peninsula cities require sewer-lateral inspection or upgrades at sale or during remodels; ask the city what currently applies to the address. | City of Burlingame Public Works; plumber’s camera inspection |
| Noise | Aircraft, rail, and freeway exposure varies block to block. | SFO Noise Office; a visit at commute hours |
| Flood / hazard zones | Affects insurance and disclosures, particularly near the Bay. | Natural Hazard Disclosure report; FEMA Flood Map Service Center |
3. Read disclosures and inspections early
Many Burlingame listings provide a disclosure package with seller-ordered inspections before offers are due. Read the general inspection, pest report, roof and sewer-lateral reports, and permit history together, and put a cost next to each significant finding.
Thomas’s perspective · opinion
A dated Burlingame house often competes with a remodeled one two blocks away. I help buyers compare them on total cost to get to the same finished result, including time, rather than on list price.
4. Competing for a house
- Price from comparable single-family sales, not from the list price.
- Choose contingencies deliberately. Waive only what your own due diligence already covers.
- Plan for an appraisal gap on competitive properties.
- Terms matter: closing timeline, deposit, and flexibility for the seller’s move.
5. Costs at closing
Buyers typically pay for their lender’s title policy, loan fees, and a share of escrow fees, and prepay property taxes and insurance. San Mateo County’s documentary transfer tax is customarily paid by the seller, though it is negotiable. Property tax will be reassessed to the purchase price. Confirm figures with your lender and escrow officer.