Belleview, FL Real Estate: Price, True Cost of Ownership, and Fit for 2026

Where Belleview Is and Who It Fits

Belleview sits in southern Marion County at the junction of US 27, 301, and 441, about 10 miles south of Ocala, in ZIP 34420. It is a highway-crossroads city built around affordability and access, not on-site resort amenities.

Is Belleview’s population growing, or is that number inflated by portal estimates? The only government figures are the 2020 Census count of 5,413 and the 2024 ACS five-year estimate of 5,805, a real increase of about 7% over four years. Figures above 6,000 that circulate on some sites are private projections, not Census data.

The Real Estate Market, Reconciled

Two independent sources put the current median close together: Redfin’s $271,827 (May 2026) and Zillow’s $253,679 (May 2026), both down 2.9% year over year. A commonly repeated “$300,000” figure traces to an earlier Redfin monthly pull (December 2025, $300K, up 20% year over year): Redfin’s month-to-month numbers swing by tens of thousands of dollars in a market this size, because Belleview sells roughly 12 to 17 homes a month. A single month’s figure from a small city is a noisy number.

Housing Stock and the CDD Question

Belleview mixes older, individually built homes on larger lots with new-construction subdivisions. Vista Trace, a Highland Homes community in Belleview, is marketed explicitly as having no CDD fees. CDDs are common enough in Florida new construction that “does this subdivision have one” is a real, answerable question to ask before writing an offer, not an assumption to make either way.

Does every new subdivision in Belleview charge a CDD fee? No. Vista Trace, built by Highland Homes, is marketed with no CDD fees. Other Marion County subdivisions do carry them. Ask for the specific figure by subdivision; it is not a citywide constant.

True Cost of Ownership

Belleview’s property tax sits below the Florida state median on Ownwell’s Belleview-specific estimate: a homeowner near the median assessed value pays roughly $1,602 a year before exemptions, well under the roughly $2,400 national median. Only 11 registered community associations exist across the city, so a straight single-family purchase outside those subdivisions can carry no HOA at all. One open gap: no rate-filing source for a Belleview-specific homeowners or wind insurance premium turned up in this research pass; get a bindable quote before assuming a figure.

Insurance and Flood Exposure

Belleview carries a minor citywide flood-risk label, but 23% of properties are projected to face severe flood risk over the next 30 years, per First Street Foundation data reported through Redfin. That gap between the city-level label and the property-level share matters near Lake Lillian and the low-lying parcels along the crossroads corridor. Check the specific parcel’s flood zone on FEMA’s Flood Map Service Center before assuming the citywide label applies to a given address.

Is Belleview in a flood zone? Part of it is. The city’s overall designation is minor risk, but close to a quarter of individual properties are projected to face severe flood exposure over 30 years. Zone status is parcel-specific; verify the address, not the city label.

Schools

Marion County Public Schools zones Belleview to Belleview Elementary, Belleview Middle, and Belleview High School. Zoning is address-specific and shifts as new subdivisions open. Pull the assigned school for a given property directly at marionschools.net; boundary lines move faster than third-party listing sites tend to update their cached maps.

Safety and Crime

Two independently branded aggregators, both claiming to derive from FBI Uniform Crime Reporting data, disagree sharply on Belleview’s crime rate: one reports roughly 33 incidents per 1,000 residents, among the higher rates nationally for a city this size, and another reports roughly 1.1 per 1,000, near the bottom of the national range. Both cannot be close to right at once.

Is Belleview’s crime rate high or low? It depends which aggregator is consulted, and that disagreement is itself the finding: two sources citing the same federal data produce ratings 30 times apart. Pull the primary FBI or local police numbers before treating either summary score as fact.

Getting Around

Belleview has no fixed-route public transit system serving the city directly; residents commute by car, primarily north on US 441 or US 301 toward Ocala. No city-specific, government-sourced walkability or transit-mode figure was located for Belleview at this time; treat any specific walk-score number attached to the city with caution until a primary source is located.

For Investors

Marion County’s broader market sold roughly 865 homes in a recent trailing three-month period at a median of $279,000, per Redfin county data, a rough sense of surrounding transaction volume. A Belleview-specific rental-yield figure and a citation for the city’s short-term-rental zoning ordinance were not located in this research pass; both are listed as open items in the source list below rather than estimated.

Can I run a short-term rental in Belleview? Unconfirmed here: no citable zoning ordinance text for Belleview specifically was located in this research pass. Confirm directly with the City of Belleview’s zoning or development services office before purchasing with short-term-rental income in the plan.

Belleview vs. Two Nearby Markets

All three markets sit within a few percentage points of each other on price, and all three are softening year over year. Belleview is not meaningfully cheaper than its neighbors on the median alone. HOA and CDD structure, lot size, and school zoning separate them more than sticker price does.

Who Should, and Shouldn’t, Buy Here

Belleview suits a buyer who drives everywhere and wants lower HOA exposure than many newer Florida subdivisions carry. It is a poor fit for anyone who needs public transit, a dense walkable core, or certainty on short-term-rental income, given the open zoning question above. Verify flood zone status by parcel and school zoning by address before writing an offer on a specific property.