Historically, the San Francisco Peninsula emerged as a destination to “get away” from the chaos of city life. Over 100 years ago, before being formally named, places like Hillsborough, Woodside and even Belmont were already popular hamlets for wealthy San Franciscans’ “country homes.” Many of these estates were nothing less than spectacular, owned by pioneering Bay Area titans with names like Ralston and Crocker. Some of the original mansions remain – Harriet Pullman Carolan’s “Carolands” in Hillsborough, and William Ralston’s own “Ralston Hall” in Belmont – but in general, sprawling bucolicism has given way to today’s Peninsula blend of suburban and semi-urban assemblage amidst varied topography.
If the recent Hillsborough Centennial taught us anything, it’s that there’s still demand and mystique in San Mateo County for country estate living. And there is something very secure, timeless, and attractive about Hillsborough’s heavily-wooded, secluded half-acre-plus properties…majestically situated amdist rolling terrain and non-gridded avenues. However, more and more people are coming to the Peninsula yearning for something further: there is a growing trend of homebuyers who are looking for a “semi-urban,” walkable lifestyle. They don’t necessarily want the full urban experience, but in addition to questions about price per sq. ft. and public schools, they also want to clock the walk to the nearest coffee house, wine bar, or boutique. With many buyers of Burlingame, San Mateo, and Hillsborough homes coming from San Francisco neighborhoods such as Noe Valley and The Marina, this is no coincidence. In the past decade, almost every city in San Mateo County has made a concerted, public effort to revamp their downtowns. Bigger cities like San Mateo and Redwood City have created comprehensive downtown plans, combining historic preservation with concepts like Transit-Oriented Development to encourage residents’ return to downtown.
Even smaller towns like Millbrae and San Carlos have been successful at repositioning their downtowns as places to shop, dine or just be seen. Burlingame Avenue often rises to the top of the list in desirability for City transplants seeking a “Marina-like” semi-urban chic, but with the benefits of the great public schools, weather, and family amenities.Burlingame's "Burlingables" neighborhood just behind Washington Park and Burlingame High School boasts picturesque tree-lined blocks (Concord Way cul-de-sac pictured) and storybook homes within about a 10 minute walk from downtown, a 5-10 minute walk to the historic Caltrain station, and less than 15 minute drive from San Francisco International Airport.
Where Realtors’ listings once included phrases like “private” and “secluded” they now trumpet high WalkScores, derived from a recently-launched web site called www.walkscore.com. Walkscore.com defines a “walkable” neighborhood as one having a definite center (a main street or public space), mixed-income and mixed-use buildings, . parks, schools and workplaces, streets designed for cars, cyclists and pedestrians, an orientation in which buildings, not parking lots, are close to the street and a critical mass of people. Using a 100-point scale, they define anything over 90 as a “walker’s paradise,” anything under 50 as “car-dependent.”
According to WalkScore, San Francisco is the most walkable city in the U.S. with an overall score of 86. How surprised would San Franciscans be to learn that Burlingame, one of the Peninsula’s most walkable towns, also has a score of 86? Or that the WalkScore of San Mateo’s Aragon neighborhood is 78? The secret’s out: San Mateo County is full of walkable neighborhoods. The popularity of semi-urban, walkable locations continues to grow among young families, transplants from San Francisco, downsizing retirees; it’s difficult to argue with the convenience and energy of a walkable neighborhood.
Burlingame’s “Burlingame Park” neighborhood always commands high values and to many is the ultimate embodiment of a walk-centric lifestyle within about 10 minute walk to Burlingame Avenue. I have just closed my listing at 1721 Ralston Avenue, in Burlingame Park for $1,500,000. While not a particularly large house, this home will always be desirable within steps of the Hillsborough border and 10 minute walk from more than a dozen restaurants, Starbucks and Peet’s Coffee, Il Fornaio, Mollie Stone’s, Walgreen’s, and new Safeway, Pottery Barn, Books, Inc. and a large number of boutiques and clothing stores.
Why are “walk to town” locations gaining so much popularity? According to a report done by think tank CEOs for Cities (www.ceosforcities.org), one additional point of WalkScore can add as much as $3,000 to the value of a house. On the Peninsula, you can have your WalkScore without the hassles of the big city, which defines a rare balance that’s here to stay.