Side by side
| San Francisco (e.g., Bernal Heights) | Peninsula (e.g., Burlingame) | |
|---|---|---|
| Typical house | Older, attached or narrowly detached, small lots | Detached on larger lots; more yards and driveways |
| Public schools | SFUSD citywide enrollment process | Address-based districts; verify each address |
| Transfer tax | San Francisco’s tiered city transfer tax | San Mateo County documentary transfer tax; city taxes vary |
| Rent & eviction rules | SF Rent Ordinance can apply, including to some single-family homes | Primarily state law; some cities have local protections |
| Second units | Common, often unpermitted; legalization pathways exist | ADUs increasingly common; city or county rules apply |
| Getting around | Walkable, Muni and BART | Caltrain, freeways; BART only in the northern Peninsula |
| Weather | Varies by neighborhood; eastern side often sunnier | Generally warmer and less foggy |
| Prices | See the dated, sourced market reports — no static claims. | |
Questions that usually decide it
- Where do both partners work, and how often? A three-day office week changes the math.
- How important is a predictable public-school assignment?
- Do you want a yard or a walk to dinner? You can sometimes have both, but rarely at the same price.
- Are you buying a house or a project? Older San Francisco houses often come with more deferred maintenance and permit questions.
- Do you want rental income? A second unit is more common in San Francisco, and so are rules that affect it.
Thomas’s perspective · opinion
Because I work in both markets, I try to keep the comparison concrete: two actual houses at the same budget, with the commute, school assignment, carrying costs, and five-year repair list written next to each. The right answer is usually obvious once it’s on one page.
Carrying costs to compare
- Property tax: base rate plus local bonds and assessments, which differ by city and district.
- Insurance: age of the house, construction type, and hazard zones affect premiums.
- Maintenance: older SF housing stock often carries higher near-term repair costs.
- Transportation: a second car on the Peninsula is a real cost.
Next steps
Read the Bernal Heights buyer guide and the Burlingame buyer guide, then compare the current single-family numbers in the market reports.