Some Representative Streets

Aster, Baileyana, Brewer, Brookvale, Country Club, Eucalyptus (lower), Fagan, Floribunda, Forest View, Genevra, Irwin, Jackling, New Place, Parkside, Pepper, Ralston (lower), Redington, Seabury, Sharon, Willow, Windsor

Neighborhood Overview

Lower North Hillsborough commands the highest land values, the greatest prominence of flat, estate-caliber parcels, and a Gatsby-esque cachet that cannot be replicated. Lower North perennially posts the highest price per sq. ft. and highest median sales price for all of Hillsborough, ranking it #1 amongst Hillsborough's 10 neighborhoods. Lower South Hillsborough usually ranks #2. 

Lower North Hillsborough occupies the “flats” (hence the “Lower” title) west of El Camino surrounding the Burlingame Country Club and mostly within walking distance of downtown Burlingame. Many of Hillsborough’s most exclusive streets such as Brewer Drive, Irwin Court, New Place Road, and Brookvale Road are located in Lower North. Majestic estates from the 1910s-1930s often command large flat parcels of over half-acre, including some 1 and 2 acre lots. Mixed into this architectural heritage is a modern blend of newer constructions with cutting-edge design, such as newer builds around Sharon, Forest View, and Irwin with values that would exceed $20,000,000. In January 2019 a 1.5 acre Parkside Avenue property hosting a 2013 contemporary home was sold for $15,000,000 as a tear-down for new development potential. Four years later, the new home, designed by TRG Architects, is now completed in the spirit of a Wine Country retreat. 

Walkability and flat terrain are huge assets for the Lower North area. Many streets enjoy walking distance to North School, Crocker Middle, and downtown Burlingame Avenue. Some properties offer dramatic fairway views above the Burlingame Country Club (such as Brookvale, Eucalyptus, New Place, and Floribunda), while other areas such as the sub-district of Country Club Manor, feature more understated ranch-style floorplans along streets such as Country Club, Genevra, Pepper, and the 900 block of Hillsborough Boulevard. Further north, not far from Broadway Burlingame, the Lower North sub-districts of Hillsborough Oaks and Fagan Estates present a 1920s-1930s architectural storybook along streets such as Baileyana, Jackling, and Fagan Drive.

Lower North achieves part of its ambiance from historic estates such as La Dolphine on Manor Drive, Strawberry Hill on Redington, Rosecourt on Stacey Court, and William H. Crocker’s New Place, which is currently the Burlingame Country Club clubhouse. It’s not uncommon while strolling in Lower North to run across the architectural vestiges of storied gates and pillars. 

Lower North encompasses the sub-districts of the Ryan Tract, Country Club Manor, and Hillsborough Oaks. Lower North is assigned primarily to North School.

Geoffrey Nelson's track record in Lower North Hillsborough includes the #6 sale in 2023, three of the top ten highest price per sq. ft. sales in 2019/2020, as well as representation of a $13,750,000 off-market estate in 2018, a $14,100,000 brand new estate in 2019, a historic golf course estate for $13,100,000 in 2021, and a brand new modern farmhouse for $11,425,000 in 2021. 

For Hillsborough School District School Boundaries, North, South, West, By-Street click here. 

Explore All Hillsborough Neighborhoods at Geoffrey Nelson’s Hillsborough Google Map.

Appeal for Residents and Homeseekers

• Undeniable prestige

• Flat streets walkable to downtown Burlingame Avenue

• Great opportunities for flat lots and estate-caliber lots over half-acre

• Not far from North Elementary and Crocker Middle (many streets walkable) 

• Strong investment as the quality of surrounding homes, land values, demand, and re-sale are always very strong

Potentially Adverse for Residents and Homeseekers

• Highest price per sq. ft. to buy
• High demand, low supply marketplace for buyers

Historic Notes

Beginning with the formation of the Burlingame Country Club in 1893, Hillsborough society flourished around the Lower North area, with many of San Francisco’s most influential citizens commuting to country leisure via the newly minted Burlingame Train Depot. Several magnificent estates remain, including La Dolphine, originally built for George Newhall by Lewis Hobart in 1913, then on 30 acres and known as Newmar. Another intact Lewis Hobart-designed legacy estate is the 50-acre Strawberry Hill, originally known as Villa Rose, and built for financial titan Joseph D. Grant in 1912. Its gates are found at the end of Redington Road. William H. Crocker’s (son of Big Four railroad titan Charles Crocker) circa-1910 New Place mansion now comprises the Burlingame Country Club clubhouse with its iconic gateposts still near the entrance of New Place Road and North School. Le Verger (photo below), is found at one of Hillsborough’s most prestigious addresses, 808 Irwin Court. The romantic French house on 1.6 acres was designed in 1925  by architect Arthur Brown Jr. as his personal residence for his wife and two young children. Le Verger's translation as "the orchard," was coined as these grounds were once part of the gardens of Crossways, the first estate of Harriett Pullman and Frank Carolan. Long since demolished and subdivided, Crossways' last vestiges are the massive gateposts that can still be seen outside of 1900 Willow and at the corner of Willow and Sharon. Also in Lower North’s Fagan Estates area, not far from each other, are the historic Bing Crosby Estate at 1200 Jackling (at Armsby) and Arthur Brown Jr.'s Danvers House at 85 Fagan Drive, built for the Van Antwerp Family in 1917. The property  is now referred to as the Fagan Estate, with Paul Fagan and new bride Helene Irwin being the second owners of the Gothic Tudor mansion. The Bing Crosby house was the Crosby family home beginning in 1965. The Crosby's re-located to the Jackling/Armsby Estate after having moved on from their first Hillsborough home at 101 Robin Road. Currently on about 3.72 acres, the Jackling/Armsby French Normandy manor was originally commissioned in 1925 by Lindsay Howard, son of Seabiscuit racehorse owner Charles S. Howard. The home was available for public walk-through on the 2010 Centennial Hillsborough Historic Homes Tour.