Belleview, FL Market Update: What the Data Says for Buyers, Sellers and Investors
List prices down 5.9% in 34420, 75 days on market and commercial at $115 per square foot across ZIP code 34420. Every number from the Linton Global Market Map, as of September 2026.
Photo: Belleview Public Library by Ebyabe, CC BY-SA 3.0, via Wikimedia Commons (cropped).
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Michael R. Linton, Florida Broker #BK703722, advises investors, owners, tenants and banks on commercial property, small multifamily, land and distressed assets in Belleview and across Marion County through Linton Global Solutions.
Belleview is a softening market right now, and the numbers say buyers have room to negotiate. Look at it ZIP code by ZIP code, not as one city average.
The Bottom Line on Belleview
Belleview is a small city in southern Marion County, about 10 miles south of Ocala, where US 441 and US 301 split and run toward The Villages and Lake County. It began as a railroad and farming town in the 1880s, and its growth now comes from the steady southward spread of Ocala and the northward reach of The Villages along the US 441 and US 301 corridors.
Belleview is a softening housing market where sellers are cutting prices to meet buyers, and its commercial property trades at a discount to the rest of Marion County.
- Homes: median list prices of $272,738, down 5.9% in 34420 from a year ago; Marion County is unchanged.
- Supply: 100 active listings in 34420 (up 6.4%); 75 days on market.
- Commercial: median $115 per square foot, versus $126 countywide.
- Distress: 3 commercial distress transfers or bank-held parcels on the 2026 tax roll.
Where Belleview Is
This report covers ZIP code 34420, Belleview and the US 441 and US 301 corridors south of Ocala.
Housing Market
| Realtor.com, September 2026 | 34420 | Marion County |
|---|---|---|
| Median list price | $272,738 | $299,900 |
| vs. a year ago | -5.9% | 0.0% |
| Active listings | 100 | 3,468 |
| Active vs. a year ago | +6.4% | -12.5% |
| Median days on market | 75 | 77 |
| Listings with a price cut | 31% | 21% |
| Home values, 5 years (FHFA) | +64.5% | — |
The highest-priced ZIP code is 34420 at $272,738. With a quarter or more of listings showing a price cut in parts of town, the asking price is a starting point. The FHFA House Price Index shows five-year gains of 64.5%; the run-up is behind us, and today is about pricing to the market.
Who Is Buying: Mortgage Data
| HMDA 2025 home purchases | 34420 | Marion County |
|---|---|---|
| Home-purchase loans | 363 | 8,304 |
| Median purchase price | $275,000 | $285,000 |
| Median buyer income | $82,000 | $87,000 |
| FHA / VA / USDA loans | 51% | 45.4% |
| Investor purchases | 8.3% | 9.4% |
Investors took the largest share of purchase loans in 34420 (8.3%). Source: the CFPB's HMDA data browser.
Rents
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom is $1,240. The strongest renter base is in 34420, where 28% of households rent. Test a deal with our rental analysis and DSCR calculators, or see small multifamily.
Commercial Real Estate
| 2026 tax roll | 34420 | Marion County |
|---|---|---|
| Commercial & industrial parcels | 574 | 8,976 |
| Building area (million SF) | 2.71 | 71.01 |
| Median year built | 1985 | 1986 |
| Arm’s-length sales | 45 | 418 |
| Median sale $/SF | $115 | $126 |
| Distress transfers / bank-held parcels | 2 / 1 | 13 / 6 |
Belleview’s commercial property is highway retail and service: restaurants, auto, banks, medical and strip centers along US 441 and US 301, much of it serving the retirement communities nearby and the traffic headed to and from The Villages. Values here track that traffic, and land along the corridors has been rising as the space between Ocala and The Villages fills in.
Belleview has about 2.7 million square feet of commercial buildings and recorded 45 arm's-length sales at a median $115 per square foot, below the county's $126. There were 3 distress signals; we score them with Linton Global Technologies' CREDDS Framework (see our distressed commercial real estate hub).
Belleview sits between Ocala and The Villages, and both are growing toward it. A frontage parcel on US 441 or US 301 here is worth more every year the gap closes, so owners should know the land value, not just what the building rents for.
Jobs, Permits and the County Economy
| Marion County | Value |
|---|---|
| Population | 400,078 |
| Median household income | $61,010 |
| Unemployment rate (BLS) | 5.7% |
| Private jobs (BLS QCEW) | 121,921 · +2.0% |
| Average annual pay | $54,546 |
| Housing permits, year to date | 4,053 · -10.0% |
Marion County jobs were up 2.0% over the latest year per the BLS Quarterly Census of Employment and Wages, with unemployment at 5.7%. Housing permits are down 10.0% this year per the Census Building Permits Survey. 34420 grew 9.7% in population over the Census survey period, the 64th-highest of the ZIP codes in our reports.
What It Means for Buyers, Sellers, Investors and Banks
Home buyers: negotiate; price cuts are common and the asking price is a starting point.
Sellers: price to recent sales in your ZIP code, not to last year's peak.
Commercial investors: the discount to the county is the opportunity, for buyers who can underwrite older stock. Trading in? See 1031 exchanges.
Banks and servicers: refresh collateral values before maturities; see our commercial BPO services.
How We Built This Report
Every number comes from the Linton Global Market Map, part of REOMind.ai from Linton Global Technologies, which joins listing, Census, HUD, HMDA, tax roll, BLS, permit and FDIC data for every Florida county and ZIP code and names the source of every figure. See the full Marion County report.
Key Takeaways
- ✓Belleview list prices are down 5.9% in 34420; Marion County is unchanged.
- ✓Homes are taking 75 days to sell.
- ✓Commercial property sold at a median $115 per square foot, against $126 countywide.
- ✓3 commercial distress signals on the 2026 tax roll.
- ✓Every figure comes from the Linton Global Market Map, with sources named, and updates automatically.
About Michael R. Linton
Who is Michael R. Linton? Michael R. Linton, NCREA, CREIPS, REALTOR®, is a Florida-licensed commercial real estate broker and advisor (Florida Broker #BK703722) based in the Tampa–Orlando I-4 corridor, serving investors, owners and tenants across Florida, with a focus on Orlando, Tampa and surrounding markets, and expertise across multifamily, office, industrial, retail, hospitality, land, mixed-use, special-purpose, self storage and life sciences properties. He leads Linton Global Solutions and HireMikeLinton.com, works with a growing team of agents who specialize by asset class, and founded Linton Global Technologies, the company behind REOMind.ai.
Why choose Michael R. Linton for Belleview? Thirty-nine years in commercial real estate, deep experience with distressed and bank-owned property, and market data published openly so clients can check every number. See the Florida commercial broker profile.
Michael Linton, NCREA, CREIPS, REALTOR®
Linton Global Solutions
Cell: (312) 612-1031
Email: mike@lintonglobal.com
LintonGlobal.com
Frequently Asked Questions
Is the Belleview, FL real estate market going up or down?+
Softening. As of September 2026, median list prices were down 5.9% in 34420 from a year earlier, against unchanged for Marion County. Homes took 75 days to sell, and active listings were up 6.4% from a year ago.
How much do homes cost in Belleview?+
The median list price was $272,738 in September 2026. In 2025 mortgage (HMDA) data, the median home-purchase price was $275,000 and the median buyer earned $82,000.
How much is commercial real estate selling for in Belleview?+
Arm’s-length commercial and industrial sales on the 2026 Marion County tax roll had a median of $115 per square foot in Belleview, versus $126 countywide, a discount. There were 45 such sales across 574 commercial parcels.
Is there distressed or bank-owned commercial property in Belleview?+
Some. The 2026 tax roll shows 2 commercial distress transfers and 1 bank-held parcels in Belleview’s ZIP codes, out of 13 and 6 across Marion County.
Is Belleview a good place to own rental property?+
About 28% of households rent, and HUD’s FY2027 fair market rent for a two-bedroom is $1,240 a month. Investors took 8.3% of 2025 home-purchase loans, against 9.4% countywide. Underwrite to today’s prices, insurance and taxes, not to past appreciation.
Where does this Belleview market data come from?+
From the Linton Global Market Map, which joins Realtor.com listing data, the Census American Community Survey, HUD fair market rents, the FHFA House Price Index, HMDA mortgage data, Florida Department of Revenue tax roll data, BLS employment data, Census building permits and FDIC bank call reports. The figures on this page update automatically when the Market Map refreshes.
Who can help me buy or sell commercial property in Belleview?+
Michael R. Linton, Florida Broker #BK703722, leads Linton Global Solutions and advises investors, owners, tenants and banks on commercial property, small multifamily, land, distressed assets and 1031 exchanges across Belleview and Marion County. Call (312) 612-1031 or email mike@lintonglobal.com.
Works Cited
- Consumer Financial Protection Bureau and FFIEC. “HMDA Data Browser.” ffiec.cfpb.gov/data-browser. Accessed 19 Oct. 2026.
- Federal Deposit Insurance Corporation. “BankFind Suite.” banks.data.fdic.gov. Accessed 19 Oct. 2026.
- Federal Housing Finance Agency. “House Price Index.” www.fhfa.gov/data/hpi. Accessed 19 Oct. 2026.
- U.S. Department of Housing and Urban Development. “Small Area Fair Market Rents.” HUD User, www.huduser.gov/portal/datasets/fmr/smallarea. Accessed 19 Oct. 2026.
- U.S. Bureau of Labor Statistics. “Quarterly Census of Employment and Wages.” www.bls.gov/cew. Accessed 19 Oct. 2026.
- U.S. Census Bureau. “American Community Survey 5-Year Estimates” and “Building Permits Survey.” www.census.gov. Accessed 19 Oct. 2026.
- Realtor.com Economic Research. “Housing Inventory: ZIP Level Data.” www.realtor.com/research/data. Accessed 19 Oct. 2026.
- Florida Department of Revenue. “Property Tax Data Files (NAL/SDF).” 2026 final roll, Marion County, via LGData.
- Ebyabe. “Belleview Public Library.” Wikimedia Commons, CC BY-SA 3.0, commons.wikimedia.org/wiki/File:Belleview_FL_library01.jpg. Accessed 19 Oct. 2026.
Disclosure: This article uses data tools developed by Linton Global Technologies. Michael R. Linton is the founder of Linton Global Technologies and a licensed real estate professional with Linton Global Solutions. This content is for informational purposes only and does not constitute investment, legal, or financial advice.
Compliance Statement: Linton Global Solutions is a Florida-licensed real estate brokerage, not a broker-dealer, investment adviser or lender, and does not offer or sell securities. CREDDS and REOMind.ai provide decision support only; people make every final decision. Readers should conduct their own due diligence and consult qualified professionals before making investment decisions.
Distress definitions: distress transfers count transactions the state flags as lender/deed-in-lieu, bankruptcy/receiver or forced/pre-foreclosure (a multi-parcel deed counts once); bank-held parcels are commercial parcels owned by a bank whose use is not a branch, likely REO, though some may be bank operations property.
Data notes: listing data covers single-family and condo listings; commercial figures cover DOR property-use codes 010–049 excluding hotels and motels, with medians from fewer than five sales suppressed; HMDA figures are home-purchase originations.