Real Estate Investing in Belleville, Illinois
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Belleville, IL? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (81/100)
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
For Investors
MIXED
3.0 / 5
(52/100)
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
Risks to Know
1 flag
- Elevated vacancy: 11.2% vacancy may signal weakening demand.
What’s happening in Belleville, IL?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$175,124
Avg Monthly Rent
$1,199
ZIP Codes
3
Market Trends — Belleville, IL
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Belleville, IL. Updated on demand as visitors ask.
Growth & development in Belleville, IL Updated 133 days ago
Belleville, IL is experiencing a wave of new business openings and significant infrastructure projects, alongside some employer closures.
Opportunities
- Cupio's, a new restaurant offering barbecue, burgers, and brunch, is slated to open by late November 2025 in the former Steak 'n Shake building on West Main Street. — This expands dining options and revitalizes a vacant commercial space. Belleville News-Democrat
- Several new businesses, including Banana Leaf Thai Cuisine, Regions Bank, Bath & Body Works, Verizon, Smoke World Vape, and Velora Beauty, have recently opened in Belleville. — These additions provide more choices for shopping and services for residents. Belleville News-Democrat
- Construction is underway for new Discount Tire, Plaza Tire Service, Mi Nail, and Ross Dress for Less locations in Belleville. — These projects will offer new retail and service options and create jobs. Belleville News-Democrat
- The $19.9 million Air Mobility Drive extension project, connecting Illinois 158/177 with Illinois 161, began construction in July 2024 and is expected to open in summer 2026. — This infrastructure improvement will alleviate congestion, enhance safety, and boost regional mobility. EdGlenToday.com
- A new Dollar Tree location opened in February 2026 at 2525 Green Mount Commons, and another Dollar Tree at Carlyle Plaza expanded and reopened in June 2024. — These retail developments offer more affordable shopping options for residents. Belleville News-Democrat
Concerns
- Hubbell Inc. will close its Wiegmann manufacturing plant in Freeburg, near Belleville, and lay off 110 employees, with operations moving to other facilities by early to mid-2026. — This closure results in job losses and impacts the local economy. Belleville News-Democrat
- A proposed solar farm at Mount Hope Cemetery has generated mixed reactions, with some residents concerned about the site's historical significance and erosion. — This project faces local opposition due to concerns about historical preservation and environmental impact. FOX 2 St. Louis
Bottom line: Belleville is experiencing significant commercial and infrastructure growth, though some job losses from manufacturing closures are noted.
Local news & events in Belleville, IL Updated 133 days ago
Belleville has seen a mix of community engagement and persistent concerns regarding public safety and environmental health over the past year.
Opportunities
- Belleville Police partnered with a faith-based NGO to prevent violence, as reported on April 30, 2026. — This collaboration introduces new resources and approaches to enhance community safety and well-being. Belleville News-Democrat
- The city's violent crime rate dropped by 2.77% in 2023 compared to 2022, and property crimes decreased by 1.77%. — A reduction in crime rates generally leads to a safer environment and increased peace of mind for residents. Belleville News-Democrat
- Belleville continues to host numerous community events, including the Bloody Mary Walk, Shriners Parade, Oktoberfest, and various historical society events. — These events provide diverse opportunities for social interaction, cultural enrichment, and local business support. Belleville Main Street, Explore Belleville
- The Greater Belleville Chamber of Commerce actively supports local businesses and community interests, hosting ribbon cuttings and networking events. — Chamber activities foster a stronger local economy and provide opportunities for business growth and community connection. Greater Belleville Chamber of Commerce
Concerns
- Downtown Belleville residents raised concerns about homelessness, drug use, violent crimes, theft, and break-ins at a community meeting on March 22, 2024. — These issues restrict residents' sense of safety and comfort, impacting their ability to enjoy their neighborhood. Belleville News-Democrat
- A controversial 1999 rezoning plan in Belleville, intended to stabilize neighborhoods, continues to draw criticism for allegedly stripping property owners' rights. — This ongoing dispute creates regulatory friction and can limit property owners' choices regarding their investments. Belleville News-Democrat
- PFAS have been detected in some local public water supplies in Illinois at levels exceeding groundwater quality standards, posing potential health risks. — The presence of PFAS in water supplies can impose unconsented health risks and limit the perceived safety of drinking water. Illinois State Senator Rachel Ventura
- Belleville's violent crime rate is among the highest in the nation, and the property crime rate is above average compared to other communities. — High crime rates restrict residents' freedom of movement and impose costs through increased security concerns and potential losses. NeighborhoodScout
Bottom line: Belleville is actively working to enhance community life through events and crime reduction, yet faces ongoing challenges with public safety concerns and environmental health issues.
Schools in Belleville, IL Updated 133 days ago
Belleville's school districts are undergoing significant facility upgrades and program expansions, funded by recent bond issuances, while also addressing enrollment changes and safety concerns.
Opportunities
- Belleville Township High School District 201 is opening a new 15,000-square-foot CAVE Annex for the 2025-26 school year. — This expands vocational training options, including new automation, manufacturing, and robotics programs. Belleville News-Democrat
- Belleville District 118 approved a $12 million bond sale in spring 2025 for extensive construction projects. — This funds new playgrounds, resurfaced tracks, and enhanced safety measures at multiple schools. Belleville News-Democrat
- Belleville Township High School District 201 issued $7 million in general obligation bonds in fall 2023. — These bonds helped fund the CAVE Annex and added air conditioning to a previously uncooled wing at Belleville West. Belleville News-Democrat
- Whiteside Elementary School is constructing a 13,550-square-foot addition, expected by the 2026-27 school year. — This provides a safe, modern environment for early childhood and pre-K students, replacing aging mobile classrooms. Belleville News-Democrat
- Belleville Public Schools launched the Pilas Institute, a new program for student leadership development and mentorship. — This initiative empowers students through engagement with university leaders and improves student experiences. LocalLens
Concerns
- Belleville School District 118 has seen a consistent decline in enrollment, from 3,890 students in 2015-2016 to 3,358 in 2023-2024. — Decreasing enrollment can lead to reduced state funding and potential program cuts in the future. Ballotpedia
- Belleville Township High School District 201 is considering issuing up to $18 million in working cash bonds for various improvements. — This could potentially increase the local tax burden, as the bonds are repaid through property taxes. Belleville News-Democrat
- Belleville public schools have an average math proficiency of 22% and reading proficiency of 29% for the 2026 school year. — These scores are below the Illinois public school averages of 27% for math and 30% for reading, indicating academic challenges. SchoolDigger.com
- Two firearms were found at Belleville high schools in separate incidents in September and October 2025. — These incidents raise significant safety concerns for students and staff, prompting ongoing discussions about security measures. Belleville News-Democrat
Bottom line: Belleville school districts are investing heavily in facilities and programs, but face challenges with declining enrollment and academic performance.
Civic & policy in Belleville, IL Updated 133 days ago
Belleville and St. Clair County have recently seen property tax increases and ongoing discussions about zoning changes, while the state of Illinois is proposing new statewide zoning laws and has adjusted its income tax rate and exemptions.
Opportunities
- Illinois Governor Pritzker is proposing a statewide zoning law to relax restrictions on multi-unit housing and allow 'granny flats' on residential lots. — This could increase housing supply and affordability by allowing more diverse housing options. Belleville News-Democrat
- The Illinois Child Tax Credit amount was increased to 40 percent of the Illinois Earned Income Tax Credit for tax year 2025. — This provides financial relief and increased disposable income for eligible families. Illinois Department of Revenue
- St. Clair County's tax rate is projected to drop from 0.9535 to 0.8959 for 2026, a significant reduction. — A lower tax rate means property owners could pay less in county taxes if their home's value remains constant. Belleville News-Democrat
Concerns
- Belleville City Council's proposed 2018-2019 budget included a 12 percent increase in the city's property tax levy. — This increased property tax costs for homeowners, with a typical $100,000 home seeing an additional $58.25 annually. Illinois Policy
- Belleville City Council increased fees for video gaming terminal licenses, liquor licenses, and special event liquor licenses in 2018. — These fee hikes impose additional costs on local businesses, potentially limiting their operations or increasing consumer prices. Illinois Policy
- St. Clair County will ask taxpayers for $50.8 million to support its 2026 budget, a 1.3% increase from last year. — This represents an increased financial burden on county taxpayers to fund the county budget. Belleville News-Democrat
- Belleville's widespread rezoning of thousands of parcels from two-family or multifamily to single-family residence in the 1990s and 2000s continues to create lending roadblocks for duplexes. — This restricts property owners' ability to sell, buy, or renovate duplexes, even if they were originally built for two tenants. Belleville News-Democrat
- Illinois lawmakers approved a bill in November 2025 to "decouple" some state taxes on businesses from the federal government, aiming to collect more taxes from corporations. — Business groups argue these tax changes will harm Illinois' ability to attract and retain businesses. Belleville News-Democrat
Bottom line: Belleville and St. Clair County residents face rising property taxes and ongoing zoning challenges, while state-level changes aim to both increase housing options and adjust corporate taxation.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Landlord Ground Truth
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Avg Home Value
$175,124
Avg Monthly Rent
$1,199
1% Rule
✗ Below
Landlord Friendly (IL)
★★★★★
🎓 Colleges & Universities in Belleville
1 College
7,955 Students
3,182 Off-Campus Renters
Investor Insight: With 3,182 students living off-campus, Belleville has substantial rental demand from the college population — typically stable, lease-renewing tenants.
ZIP Codes in Belleville, IL
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View PlansFrequently Asked Questions About Belleville, IL
How much should I expect to pay for a home in Belleville, IL?
Expect median prices around $175K in Belleville, IL. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
What is the smart move for investors in Belleville, IL?
Most investors in Belleville, IL run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the average monthly rent in Belleville, IL?
Rent in Belleville, IL is around $1,199/mo. The resulting rent-to-value relationship with $175K pricing is reasonable for most investor models.
How strong is Belleville, IL for real estate investors?
Belleville, IL rates 3.0/5 for investability. With median values at $175K and rents near $1,199/mo, the market offers reasonable fundamentals for rental investors.
How strong is tenant demand in Belleville, IL?
Working renters make up the core of the Belleville, IL tenant base. The pool is reasonable for investors targeting long-term holds.
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