Belleview, FL - October 2025 Residential Market Update

Market Snapshot at a Glance

October brought steady progress to Belleview's residential market, a quiet Marion County gem drawing retirees and value hunters with its small-town vibe and easy access to Ocala's equestrian scene. Sales ticked up amid rate cuts, inventory built toward balance, and prices showed resilience without overheating. At 5.2 months of supply, we're in neutral territory—offering buyers more options while sellers enjoy consistent demand from seasonal transplants.

Key October highlights:

• Median closed price: $272,000 (+3.5% vs. October 2024, +0.8% vs. September 2025)
• Homes sold/pending: 42 (up 18% from October 2024, up 3% month-over-month)
• Active listings at month-end: 236 (up 20% year-over-year)
• Months of supply: 5.2 (up from 4.1 one year ago)
• Average days on market: 68 (up 5 days from October 2024)
• Sale-to-list price ratio: 96.5%

Sales Volume & Pace

Belleview closed or pending 42 transactions in October, aligning with Marion County's broader 22% statewide surge in pendings and reflecting a 18% year-over-year local gain. Single-family ranches led with 32 sales (76%), while attached homes and villas added 10 closings, popular among 55+ buyers near Belleview Country Club. Year-to-date sales hit 412—up 9% from 2024—fueled by affordable entry points versus pricier Ocala neighbors.

Pace moderated to 68 days on market, up slightly, allowing time for inspections on older mid-century homes common here. Around 27% of listings adjusted prices pre-contract, with 7% closing above asking—signs of negotiation returning. The 23% statewide pending jump echoed locally, as early snowbirds locked in deals ahead of winter.

Pricing Trends

Median prices held firm at $272,000, a 3.5% annual rise mirroring Marion's 2.9% countywide growth to $283,000. Price per square foot sat at $162, flat year-over-year, as buyers favored compact, updated properties over sprawling lots. Values remain 33% below Florida's $408,700 statewide median, cementing Belleview's budget-friendly status.

By price band:

• Under $250,000: 16 sales, median $228,000
• $250,000 – $300,000: 18 sales, median $272,500
• $300,000 – $350,000: 6 sales, median $318,000
• Over $350,000: 2 sales, median $385,000 (mostly golf-adjacent estates)

Villas in 55+ communities like Spanish Oaks posted 6.2% yearly gains to $248,000, driven by low-maintenance perks and proximity to lakes.

Inventory & New Listings

Active listings reached 236 by month's end—the highest since mid-2022—with 28 new additions keeping supply at 5.2 months. Three-bedroom homes dominate at 55% of inventory (130 units), suiting families and retirees, while two-bedrooms claim 30% (71 units) for easy downsizing.

Highlights for shoppers:

• 85 options under $250,000 (36% of total)
• 45 attached properties with community pools and no-CDD fees
• Rising stock of 2024-2025 refreshes, including new ACs and impact-rated windows for storm prep

Absorption holds at 14% monthly, with quicker turns in central pockets near SR 200.

Neighborhood Highlights

Belleview Country Club & Golf Villas
This active-adult haven tallied 15 sales at $265,000 medians, up 4% yearly. Courtyard villas with cart paths to the course flew off shelves in 45-55 days, especially those with screened lanais under $280,000.

Spanish Oaks & Pine Hills
Non-restricted family areas closed 12 homes averaging $278,000, with fenced ranches on half-acre lots appealing to horse owners. No-HOA flexibility boosted values 3% YoY.

Lakefront Enclaves near Lake Weir
Waterfront spots logged 8 transactions at $315,000 medians, slower at 75 DOM but closing at 95% list with dock upgrades. Eco-features like seawalls commanded extras.

Southeast Belleview Subdivisions
Emerging pockets like Royal Terrace yielded 7 closings around $242,000, drawing first-timers with new builds and walkable amenities—up 5% annually.

What’s Driving the Market

The Fed's September-October cuts to 6.3% on 30-year fixeds ignited that 23% pending boom, pulling in budget-conscious retirees from the Midwest. Belleview benefits from Marion's equestrian spillover and Ocala's job growth in healthcare/logistics, with in-migration up 12% YoY. Insurance rises (13-17% annually) and flood risks near Lake Weir add scrutiny, but inland positioning softens hurricane blows—properties with recent elevations snag 1-2% premiums.

Balanced supply dials back frenzy, favoring thorough buyer vetting on septic and well systems prevalent in rural edges.

Looking Ahead to November & December

Expect sustained activity with 45-50 closings as holidays approach, inventory easing to 5.5 months by year-end. Prices could nudge 1% higher in the $250k-$300k core, but concessions stay common for unupdated inventory.

For sellers: Spotlight golf/lake perks and 2024 resilience mods; price near comps for sub-60-day turns. For buyers: Capitalize on selection—get pre-approved and eye sub-$275k for steals before Q1 rush. Investors: Scout foreclosures in outskirts for 7-9% returns.

Belleview ends 2025 strong—approachable, steady, and a smart play in Central Florida's value corridor.

Data compiled from Stellar MLS, Florida Realtors® October 2025 reports, and local broker transaction records.