The short version: Belleview homes are recorded by the Marion County Property Appraiser and taxed through the Marion County Tax Collector. Inside city limits, the City provides water and sewer, handles zoning and building inspections, and levied 5.0000 mills in 2025. None of The Villages’ residential district pages lists Belleview; the one Villages district in Marion County, District 4, was created by Marion County. Confirm city limits, sewer or septic, and the flood zone before you price or offer.
Belleview, FL at a glance
| County | Marion County |
|---|---|
| Founded | 1884, around Nine Mile Pond, now Lake LillianThe City says the name comes from the French “belle” and “view” |
| Government | City Commission, which includes the Mayor |
| Water and sewer | City of Belleview Public Works: water production and distribution, sewer collection and treatment |
| Utility planning on file | Septic to Sewer Planning Study (2018), Utility System Master Plan (2019), Water System Analysis (2016) |
| Zoning and permits | City Development Services: zoning, comprehensive plan, land use, building codes and inspections |
| City millage | 5.0000 mills2025 final rate, Florida Department of Revenue |
| Records | Marion County Property Appraiser and Marion County Tax Collector |
| City Hall | 5343 SE Abshier Blvd., Belleview, FL 34420 |
From the City of Belleview’s About, Government, Water & Sewer and Development Services pages and the Florida Department of Revenue’s 2025 Marion County millage table. Checked October 10, 2026.
Sewer or septic: the Belleview question that changes the inspection
The City’s Water & Sewer page describes a full system: water production and distribution, sewer collection and treatment. The same page lists a 2018 Septic to Sewer Planning Study. So don’t assume every Belleview home is on city sewer. Confirm it for the address before you write or accept an offer: a city sewer charge on the utility bill, or septic records and a septic inspection.
For sellers, having that answer in the listing file is cheap. For buyers, it changes the inspection list, the lender’s questions and the long-term maintenance budget.
Inside city limits or not
The Department of Revenue’s 2025 final rates list Belleview as its own taxing district, with a city levy of 5.0000 mills added to the county and school levies. Inside the city, permits and zoning run through the City’s Development Services department, which also publishes an interactive map. Outside the city, the county handles those questions. The tax bill’s city line, not the mailing address, tells you which applies.
That matters most for additions, sheds and pools. If a past project needed a city permit, I want it in hand before we list.
Flood: read Marion County’s own warning
Marion County’s flood information page says the county sits about 110 feet above sea level, which makes large-scale flooding unlikely, but that flash flooding is a real concern in low-lying areas and near water. The County’s online map shows FEMA flood zones plus county “flood prone areas” that are not on the FEMA rate map. The County also notes that after recent hurricanes, several cash buyers said they had not known their home was in a FEMA floodplain.
So check both layers, plus the FEMA Flood Map Service Center, before money changes hands. Sellers owe a written flood disclosure at or before contract.
Where The Villages fits
The District Government lists one Villages residential district in Marion County, District 4, created by Marion County Ordinance 00-06 on March 7, 2000, with 5,432 home sites. None of the district pages lists Belleview as its location. Buyers comparing a Belleview home with a Villages home should compare monthly cost line by line, and sellers in the Marion County villages have their own guide: selling in the Marion County villages.
How I’d price and sell a Belleview home
- Pull the parcel and the bill.
The Marion County Property Appraiser record and the Marion County Tax Collector bill show the city line, exemptions and any special assessment.
- Settle water, sewer or septic.
City bills or septic records go in the file before photos. It is the first question a careful buyer’s inspector will ask.
- Check permits for past work.
Additions, roofs, pools and sheds, with the City or the County depending on where the parcel sits.
- Compare like with like.
Belleview-area sales with the same utility setup, similar age, lot and condition. A sewer home and a septic home are not the same comp.
- Know your net.
The seller net sheet first, then the list price.
My current Marion County listing. Same county records and flood checks as a Belleview sale. See the listing.
Questions people ask about Belleview, FL
Is Belleview part of The Villages?
None of The Villages’ residential district pages lists Belleview as its location. The one Villages district in Marion County, District 4, was created by a Marion County ordinance in 2000. If a listing mentions a district assessment or amenity fee, verify it on the tax bill and the deed documents.
Does the City of Belleview provide sewer?
Yes. The City’s Public Works department runs water production and distribution and sewer collection and treatment. Its water and sewer page also lists a 2018 septic-to-sewer planning study, so confirm whether a specific home is connected or on septic.
What is the Belleview city millage?
The Florida Department of Revenue’s 2025 final rates for Marion County show a Belleview city levy of 5.0000 mills, added to county, school and other levies for parcels inside city limits. Check the TRIM notice or current bill for the 2026 rate.
How do I check flood risk in Belleview?
Look up the FEMA flood zone, then check Marion County’s online map, which also shows county flood prone areas that are not on the FEMA rate map. Florida sellers must give a written flood disclosure at or before contract.
Sources
Checked October 10, 2026. Belleview’s 2026 city rate was not yet in the state’s published table when I checked, so I confirm the current bill and the sewer setup for your address.
- City of Belleview: About Belleview
- City of Belleview: Government
- City of Belleview: Water & Sewer
- City of Belleview: Development Services
- Florida Department of Revenue: Marion County 2025 final millage rates by taxing authority
- Marion County Property Appraiser
- Marion County Tax Collector
- Marion County Growth Services: Flood information
- District Government: Village Community Development District 4
- District Government: Residential districts
- FEMA Flood Map Service Center
- Florida Statutes 689.302: flood disclosure in residential sales