Belleview, FL - September 2025 Residential Market Update

Market Snapshot at a Glance

September marked a transitional phase for Belleview's residential market, with sales activity picking up in line with statewide gains while inventory continued to broaden, tilting conditions toward buyers in this Marion County haven. Rates lingered at 6.5% ahead of Fed adjustments, encouraging cautious entries from retirees and families drawn to affordable lakeside living. At 4.9 months of supply, the market approached balance, providing more selection than the constrained summers of recent years.

Key September highlights:

• Median closed price: $265,000 (+2.1% vs. September 2024, −1.1% vs. August 2025)
• Homes sold/pending: 41 (up 14% from September 2024, flat month-over-month)
• Active listings at month-end: 220 (up 18% year-over-year)
• Months of supply: 4.9 (up from 3.7 one year ago)
• Average days on market: 65 (up 4 days from September 2024)
• Sale-to-list price ratio: 96.2%

Sales Volume & Pace

Belleview notched 41 closed or pending transactions in September, tracking Florida's 13.6% statewide rise in single-family sales to 21,271 and capturing early fall momentum. Single-family homes dominated with 31 sales (76%), supplemented by 10 attached villas suited to 55+ seekers near golf courses. Year-to-date totals reached 370—up 8% from 2024—highlighting Belleview's edge as a low-cost gateway to Ocala's equestrian draws.

Market rhythm eased to 65 days on market, affording space for reviews of vintage builds and septic checks. About 28% of properties adjusted pricing en route to contract, with 7% finalizing above list—evidencing a shift to deliberation. The second straight monthly uptick in statewide pendings resonated here, via pre-winter pledges from northern transplants.

Pricing Trends

Median prices settled at $265,000, a 2.1% yearly advance syncing with Marion's measured ascent, though off a touch from August on seasonal softening. Price per square foot hovered at $160, down 1.8% annually as spacious ranches factored in, keeping Belleview's figures 35% under Florida's $408,700 benchmark and appealing to thrifty movers.

By price band:

• Under $250,000: 15 sales, median $225,000
• $250,000 – $300,000: 17 sales, median $268,000
• $300,000 – $350,000: 7 sales, median $315,000
• Over $350,000: 2 sales, median $372,000 (chiefly course-view retreats)

55+ villas in enclaves like Spanish Oaks registered 5.5% annual climbs to $242,000, propelled by turnkey ease and lake proximity.

Inventory & New Listings

Active stock climbed to 220 by September's close—peaking since early 2022—with 26 newcomers bolstering a 4.9-month cushion. Three-bedroom offerings led at 54% (119 units), matching family and retiree needs, with two-bedrooms at 31% (68 units) for streamlined shifts.

Buyer advantages:

• 80 choices below $250,000 (36% of supply)
• 42 attached units featuring amenity perks and low CDDs
• Growing cadre of 2024-updated homes with storm shutters and fresh HVACs, key for edge lots

Absorption averaged 13% monthly, with faster flips in core zones off SR 200.

Neighborhood Highlights

Belleview Country Club & Golf Villas
Active-adult core posted 14 closings at $262,000 medians, up 3.5% yearly. Screened-porch villas with course access cleared in 50-60 days, particularly those tagged under $275,000.

Spanish Oaks & Pine Hills
Family-friendly zones sealed 11 deals averaging $275,000, as half-acre ranches sans HOA lured equestrian hobbyists. Values edged 2.5% higher YoY.

Lakefront Pockets near Lake Weir
Shoreline niches tallied 7 sales at $310,000 medians, lingering at 72 DOM yet attaining 94% of ask with reinforced docks. Resilience add-ons yielded bumps.

Southeast Belleview Developments
Rising areas like Royal Terrace clocked 6 transactions near $238,000, enticing newcomers via starter homes and trails—up 4.2% annually.

What’s Driving the Market

Rates at 6.5% underpinned a controlled cadence, but Florida's 13.6% sales rebound signaled bottled-up vigor. Belleview taps Marion's horse-country overflow and Ocala healthcare/logistics booms, with 11% in-migration YoY from costlier hubs. Insurance jumps (12-16% annually) and Lake Weir flood potentials warrant diligence, though interior buffers ease storm effects—raised structures from 2024 fetched 1-2% uplifts.

Loosening stock mutes auctions, stressing buyer probes of wells and buffers in fringes.

Looking Ahead to October & November

Project a sales lift to 43-47 amid nascent rate easings, supply holding at 5.1 months by quarter's end. Medians might steady or rise 0.5-1% in $250k-$290k tiers as arrivals mount, with bargaining lingering for legacy inventory.

For sellers: Accent golf/lake assets and 2024 hardening mods; peg at 95-96% of comps for prompt action. For buyers: Exploit the variety—grab pre-approvals and hunt sub-$270k gems pre-festive lull. Investors: Eye perimeter distress sales for 6-8% plays.

Belleview bids Q3 2025 adieu on firm footing—accessible, evolving, and poised for Central Florida's even keel.

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