Belleville is the heart of St. Clair County. As the county seat and one of the Metro East’s most established communities, Belleville blends historic charm with everyday convenience, and a real estate market that consistently attracts first-time buyers, military families, and seasoned investors alike. Whether you’re planting roots or preparing to sell, Single Tree Team knows Belleville block by block.
About Belleville, Illinois
Founded in 1814, Belleville is one of the oldest cities in Illinois and carries that history proudly. Its walkable downtown is lined with local restaurants, boutique shops, and century-old architecture. With a population of approximately 44,000, Belleville offers the amenities of a mid-size city without the chaos, close enough to St. Louis (25 miles west via I-64) and far enough to feel like home.
Scott Air Force Base sits just minutes from Belleville’s eastern edge, making the city a natural landing spot for active-duty military, veterans, and DoD civilians seeking VA-loan-friendly homes with character.
Belleville IL Real Estate Market Overview
Belleville’s housing market offers some of the best value in Metro East. Buyers will find a wide range of options, from beautifully restored Victorian homes in the historic core to newer construction on the city’s growing eastern side.
What actually sold in Belleville over the past 12 months:
- Homes sold: 1,032 closed sales between October 2025 and September 2026
- Median sale price: between $150,000 and $200,000
- Where most sales land: 56% of all sales closed between $100,000 and $250,000
- The tails: 17% closed under $100,000 and 27% closed above $250,000
- Property types: single-family homes dominate, with condos, duplexes, and investment properties also available
- Lot sizes: generous lots are common in established neighborhoods, while newer subdivisions run smaller
- Buyer competition: moderate, with VA buyers active year-round due to Scott AFB proximity
Source: MARIS MLS closed residential sales (rentals excluded): single-family, condo, townhouse, and villa, Belleville IL, October 2025 to September 2026. This is a market-wide range, not a valuation for any specific home.
Buying a Home in Belleville, IL
Belleville gives buyers real choices. You can find a lovingly maintained 1920s craftsman with hardwoods and a covered porch, a 1970s ranch on a quiet cul-de-sac, or a brand-new build on the east side, all within the same zip code.
Top buyer considerations in Belleville:
- VA Loans: With Scott AFB nearby, VA financing is extremely common. Single Tree Team works VA transactions regularly.
- Historic homes: Gorgeous but require due diligence. We’ll walk you through what to inspect in older construction.
- School district boundaries: Belleville Township High School District 201 serves most of the city. Elementary feeders vary by address.
- Flood zones: Parts of Belleville near creek corridors carry flood zone designations. We check FEMA maps on every transaction.
- Investment potential: Belleville’s affordability and rental demand makes it a strong market for buy-and-hold investors.
Belleville neighborhoods buyers love:
- Signal Hill / Far East Belleville: newer construction, larger lots, quieter streets
- Downtown / West Main corridor: historic homes, walkable, renovation opportunities
- Lebanon Ave corridor: mid-century homes, established trees, family-friendly
- Swansea border area: transitional zone with good value and quick access to Route 159
Selling Your Home in Belleville, IL
Belleville sellers who price right and present well consistently attract multiple offers. The key is knowing your competition, and in a city this size inventory can swing fast.
What Single Tree Team does for Belleville sellers:
- Comparative Market Analysis (CMA): We pull recent sold comps from the MARIS MLS, adjusting for condition, lot size, updates, and location within Belleville.
- Pre-listing prep guidance: Which repairs and improvements yield the highest ROI in this market.
- Strategic pricing: Belleville buyers are value-conscious. We find the price point that drives showings and competitive offers.
- Military buyer pipeline: VA-qualified buyers are some of the most motivated in this market. We market every Belleville listing directly to that audience.
- Professional photography: Standard on every listing.
Schools in Belleville, IL
Belleville school boundaries are not what most buyers expect. Most of the city is served by District 118 for Pre-K through 8th grade and District 201 for high school, but several Belleville neighborhoods sit in their own separate elementary district instead. This is worth checking early, not after you have found the house.
High school, 9th to 12th grade:
- Belleville Township High School District 201, which governs Belleville East High School and Belleville West High School
- Mascoutah Community High School for the eastern Belleville addresses that fall inside Mascoutah District 19, described below
Elementary and middle school districts serving Belleville addresses:
- Belleville School District 118 (Pre-K to 8th), which operates two junior highs, Central and West, along with elementary campuses including Abraham Lincoln, Douglas, Franklin, Henry Raab, Jefferson, Roosevelt, Union, Washington, and Westhaven
- Whiteside School District 115
- Belle Valley School District 119
- Harmony-Emge School District 175
- Signal Hill School District 181, serving eastern Belleville
- Mascoutah Community Unit District 19, which reaches into eastern Belleville. Wingate Elementary is a Belleville-address school inside District 19, and the district lists it as serving The Orchards, Plum Hill Estates, Brookhill Estates, Green Mount Manor and Wingate Manor
That last one surprises people. A Belleville mailing address in those subdivisions attends Mascoutah schools all the way through high school, not Belleville East or Belleville West.
Two things to check before you make an offer:
- Feeder paths are not obvious. Your closest elementary school may feed a junior high further away, and District 118 lines do not align cleanly with District 201 high school boundaries.
- Verify the boundary, not the distance. Street-level proximity is secondary to the actual attendance zone. Always confirm the assigned zone directly with the school district using the specific parcel address.
Southwest Illinois College (SWIC) also has its main campus in Belleville, serving the region as a community college.
Commuting from Belleville
For anyone weighing Belleville against a closer-in St. Louis suburb, the commute math tends to be more forgiving than expected.
- Average one-way commute: 25.1 minutes, against a U.S. average of 26.4 minutes
- Drive alone to work: about 74% of workers
- Main corridor: IL Route 159 connecting to Interstate 64
- Downtown St. Louis: about 25 minutes outside rush hour
- Scott Air Force Base: about 10 minutes
Commute figures: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Belleville Lifestyle & Community
- Downtown Belleville: Restaurants, coffee shops, the Belleville Philharmonic, arts scene
- Parks and green spaces with trails, sports fields, and community events year-round
- Proximity: 25 minutes to downtown St. Louis, 10 minutes to Scott AFB, 5 minutes to major shopping
- Events: Fall Pumpkin Festival, Art on the Square, and Oktoberfest
Belleville IL Real Estate: Common Questions
What do homes actually sell for in Belleville, IL?
Over the 12 months ending September 2026, 1,032 homes sold in Belleville. The median sale price landed between $150,000 and $200,000, and 56% of all sales closed between $100,000 and $250,000. About 17% closed under $100,000 and 27% closed above $250,000. (Source: MARIS MLS closed residential sales, rentals excluded.)
What school district is Belleville, IL in?
There is no single answer, which catches a lot of buyers out. Belleville Township High School District 201 covers high school for most of the city. For elementary and middle school, most of Belleville is in District 118, but Whiteside 115, Belle Valley 119, Harmony-Emge 175, and Signal Hill 181 each serve parts of the city. Eastern Belleville adds one more wrinkle: some addresses sit in Mascoutah Community Unit District 19, and because District 19 is a K-12 unit district those children attend Mascoutah schools through high school rather than Belleville East or West. Confirm the attendance zone by parcel address with the district before you make an offer.
How long is the commute from Belleville to St. Louis?
Downtown St. Louis is about 25 minutes from Belleville outside rush hour, via IL Route 159 to Interstate 64. The average one-way commute for Belleville workers is 25.1 minutes, slightly under the U.S. average of 26.4. (Source: U.S. Census Bureau, American Community Survey 2020-2024.)
Is Belleville a good place to buy if I work at Scott Air Force Base?
Scott AFB sits about 10 minutes from Belleville’s eastern edge, and VA financing is common throughout the city. Belleville’s price range also means a VA buyer usually has real choices rather than one or two listings.
Is Belleville, IL affordable compared to the rest of Metro East?
It is one of the more accessible entry points in the Metro East market. With a median sale between $150,000 and $200,000 and more than half of sales under $250,000, Belleville generally offers more house per dollar than communities closer to the river.
Work With Single Tree Team in Belleville
Single Tree Team is a St. Clair County-based real estate team brokered by eXp Realty. We live and work in this market. We know which Belleville streets carry flood zone designations, which addresses sit in which school district, and how the price ranges differ block to block.
Ready to make a move in Belleville? Call or text us at (223) 262-0988 or use the contact form below to get started with a free home valuation or buyer consultation.
What Belleville Clients Say
Craig Ziegel holds a 5.0 rating from 111 Google reviews. Here are reviews from clients he worked with right here in Belleville. See every review on Google.
★★★★★
“Craig with Single Tree Team is awesome. This was our first time selling a home. He was so patient and helped us every step of the way. I will definitely be using Craig for the next buy/sell of a home. I highly recommend using him.”
A Ward · Belleville, IL · Google review
★★★★★
“Hands down Craig is the best, I have worked and referred Craig to several people over the last 8 years…Craig is very very responsive, timely in every step of the process…he is also knowledgeable about everything on the buy and sell side…We closed on a buy and sell on the same day and Craig made sure everything flowed, Thanks Craig 👏🏽”
Antoinette Ward · Belleville, IL · Google review
★★★★★
“Craig was great to work with. I had been looking for a home for over a year. Craig was always very prompt and professional. Great client customer service. I am very pleased with my purchase. I would be more than happy to send a referral his way ! Thanks for everything!!!”
Cheryl Gee · Belleville, IL · Google review
★★★★★
“Met Craig at my house and told him he had 2 weeks to bring me an offer. I let him price it how he saw fit and manage the whole process. I trusted him and it paid off huge!”
Chris Hudson · Belleville, IL · Google review
★★★★★
“Craig and his team did a remarkable job marketing our home. Craig looked out for our interests, patiently and thoroughly responded to questions, and sold our home at a fair price. Highly recommend Craig and the Single Tree team.”
Chris Lee · Belleville, IL · Google review
Show all 24 Google reviews
★★★★★
“Craig helped every step of the way. Gave great advice. He actually answers his phone promptly. I cannot say how much I appreciate him as my realtor.”
Debbie Johnston · Belleville, IL · Google review
★★★★★
“Craig is amazing to work with and is very professional. He worked tirelessly to find us a home even when there was not much inventory available. Thank you Craig!”
Eric Wassell · Belleville, IL · Google review
★★★★★
“Mr. Craig was beyond helpful and patient. He knew exactly what I was looking for and always truthful about any home issues that can potentially arise. Mr. Craig made sure I found my dream home and never let me settle when I was losing hope in this crazy market. I highly recommend Mr. Craig, he is amazing!”
Irlanda Ash · Belleville, IL · Google review
★★★★★
“Listen – in today's market, Craig is the agent you want. As a buyer, I went through 3 homes before finally getting one across the closing line. And Craig went to bat for me with all of them. They fell out for various reasons either having to do with inspection results or the seller's agent being borderline unethical. But through it all, Craig was there any time I texted or called, he showed up assertively during negotiations when needed, and he was a rock throughout the whole process. This was also an out of state move for me and after the first house fell out and I had left IL, he jumped right back into virtual walkthroughs and even practically folded himself in half to access a very questionable crawlspace on one of them until I could get back out to IL to see the finalists in person. If you are looking for someone that will get the job done, this is your guy. Talitha was a saint coordinating all the paperwork and even towards the end with my lender presenting some complications, she was always coordinating behind the scenes. My partner and I both used Singletree for our respective home purchases, and when he and I are ready to find our forever home together, Craig will be the one we call.”
J S · Belleville, IL · Google review
★★★★★
“Craig was amazing to work with. He was always prompt with any communication. Would highly recommend using Craig as your realtor!”
Josh Tscheulin · Belleville, IL · Google review
★★★★★
“Edit: 4 years of life happened since my last review, and I decided my dream home wasn't the right dream, but don't worry, Craig was there and things went extremely smooth this time! Will absolutely call again if my dream home isn't dreamy enough! —- Craig helped us through this crazy market and kept our spirits up after being outbid about 10+ times until we found the perfect house. There were issues with the seller's paperwork but Craig was on it and got them to fix all the paperwork before we put in an offer. He has been with us every step of the way and I would absolutely recommend him to anyone looking to get a new house, or sell their current house.”
Julie Bippen · Belleville, IL · Google review
★★★★★
“Craig and his team were knowledgeable, friendly, and helpful throughout the entire process of listing and selling my house. From staging, to negotiating and traversing the process to closing they were phenomenal.”
Katherine Young · Belleville, IL · Google review
★★★★★
“Craig was patient and understanding while I was undecided, and once I was ready to sell, he was Johnny-on-the-spot. He and his team were responsive, professional, and made the process much easier. I would definitely recommend working with Craig and his team.”
Lisa Dall · Belleville, IL · Google review
★★★★★
“This was my first experience selling a house. The team at Single Tree was excellent. Craig was available to answer questions and helped tremendously with a very difficult situation. Our home sold at above our asking price. From start to finish the process was seamless. I could not have asked for a better experience. I would recommend Craig and his team at Single Tree whether you are buying or selling a home.”
Margaret Simonson · Belleville, IL · Google review
★★★★★
“Craig was great to work with and I highly recommend him”
Mark Madsen · Belleville, IL · Google review
★★★★★
“Craig was incredible to work with. He was incredibly fast to respond with any questions we had and made the process seamless. I can’t wait to work with him on future deals! I will recommend him to all of my friends and family.”
Matt Murdock · Belleville, IL · Google review
★★★★★
“Craig is one of the best realtors you could have. He’s nice he’s persistent he listens to what you want and he makes sure that’s what you get. I couldn’t have asked for a better realtor. Thank you”
Myla Griffin · Belleville, IL · Google review
★★★★★
“Craig has helped me on a few homes. Well after a run in with bad inspection on prior house I was about to give up. But then he sent me video of house that was perfect. He has always been honest and listened to what I wanted out of a house! I recommend him for selling and purchasing home!”
Rebecca Dunnebacke · Belleville, IL · Google review
★★★★★
“Craig Ziegel was awesome!! Always just a text or phone call away ready to line up any and all properties I wanted to see!!! Totally reliable and number one professional!”
Sue Brocco · Belleville, IL · Google review
★★★★★
“Craig is absolutely amazing! He is very knowledgeable and great with answering questions. He schedules viewings promptly. He responds to all questions in a timely manner and he really advocates for you. Very pleasant and patient person. He worked hard to make sure I had a great experience. Highly recommend.”
Tivona Perry · Belleville, IL · Google review
★★★★★
“My company has worked with 100s of realtors across the country, so our team knows a good realtor when we get one. We also have a good sample pool of all kinds of realtors… the good, the bad, and the ugly. I do not mean this lightly when I say, Craig is hands down the best realtor we have worked with up until this point. We have had really good realtors in the past, so I hope I don’t hurt any of our past realtors feelings! Lol Even the good realtors, lack in at least a couple attributes, but Craig is the full package. Sharp, experienced, communicative, has a good team in place, available any time, and willing to do whatever it takes to make his client happy. We have paid commissions to realtors we felt like didn’t fully deserve it but got the job done, and even some that didn’t get the job done, but I truly feel like Craig is worth double his commission and what you pay for. The best way we can show our gratitude and give him what he’s worth is by giving him all of our future business! Highly recommend having Craig represent you as your realtor! -Troy from OfferGiants team”
Troy Lilly · Belleville, IL · Google review
★★★★★
“I would like to thank the guys that helped me get into my new house. Job well done.”
Walter Jackson · Belleville, IL · Google review
★★★★★
“Craig was a wonderful realtor and very helpful in our first home-buying process. He worked around our out-of-town schedule and was willing to spend a whole weekend showing us houses. He was very responsive throughout the process and helped us close on our first home. Thanks!”
Will McFadden · Belleville, IL · Google review
★★★★★
“Craig and his team are amazing. We struggled with 2 other agents. Then we found Craig through our loan officer Doug Eggemeyer at FCB. He was so professional and easy to work with got us in everywhere I asked quickly. He also made closing painless. His team was top notch to. I couldn't be happier. Our family has a new home and they helped make it happen.”
Zavh Von Harz · Belleville, IL · Google review
Rated 4.8 out of 5 from 50 reviews on Zillow. These are reviews from buyers and sellers Craig worked with right here in Belleville. Read every review on Zillow.
★★★★★
“Craig went above and beyond to help our family find our home. We couldn't be happier and he has our highest recommendation. He was helpful, full of listings and found us a home with all our needs and wants.”
Christopher · Bought a home in Belleville, IL · 2017 · Zillow review
★★★★★
“Craig was very patient, caring and showed lots of knowledge. He went out of his way to show homes/properties. Very flexible with his time and always kept in touch by text or phone. He went out of his way to negotiate the price and get things repaired from the sellers.”
Zillow reviewer · Bought a home in Belleville, IL · 2018 · Zillow review
★★★★★
“Let me start out by saying Craig is Awesome!!! I would classify myself as a very particular buyer, and he was very patient, responsive, and determined to find me the perfect home…After SEVERAL walk-throughs we nail the perfect home for me…he was very knowledgeable about the entire process…I was able to make a offer and close on my final pick within 20 days…Craig recommended a reliable loan officer, home inspector, and title company to finalize my purchase and I relied on and trusted his input and recommendations fully…I would 100% recommend Craig for any home purchase, so much that I tried to give him a gratitudity after the sale and he said he couldn’t take it, he’s a very trustworthy and honest realtor.”
Antoinette · Bought a home in Belleville, IL · 2018 · Zillow review
★★★★★
“He helped find an affordable home when I did not even think it was possible. Expert and professional in every sense of the words. He has contacts with everyone you need to buy your home.”
Elijah · Bought a home in Belleville, IL · 2018 · Zillow review
★★★★★
“Okay I was a first time buyer in a state I was still new too and all i can say is THANK GOSH i had Craig to help me find my first house. He answered all my questions, showed me houses after houses and even some houses twice. He was so patient and made this process so easy for me. I couldn’t thank him enough!”
Toree · Bought a home in Belleville, IL · 2018 · Zillow review
Show all 11 Zillow reviews
★★★★★
“Craig was great!! He got my house sold after 3-4 other agents that didn't even get someone to come look at the house!!! Great personality and always doing what he says he will do. I have already recommended to friends and will again!”
Zillow reviewer · Sold a home in Belleville, IL · 2016 · Zillow review
★★★★★
“Response time was amazing. If I found a place I wanted to look at, he was able to get me in to look at it literally the next day. Sometimes even quicker than that. He contacted the sellers realtor immediately if I had questions or requests. I would definitely recommend for someone I know to work with Craig.”
Zillow reviewer · Bought a home in Belleville, IL · 2017 · Zillow review
★★★★★
“Craig was quick in figuring out what we were looking for….very knowleadgeable and helpful. He was always available to show us homes and quickly responded to emails and returned our calls. He kept us informed and up to date all the way. We were able to find a new place to call home.”
Zillow reviewer · Bought a home in Belleville, IL · 2017 · Zillow review
★★★★★
“Craig was responsive when we called repeatedly to see the same property. I appreciate his willingness to meet with us and answer our questions. He even had several suggestions that we found helpful upon reflection. My husband and I had a very good home buying experience and I would definitely recommend Craig to others. we also appreciated craig giving of his time when we needed him, He wasn't pushy and listened to our concerns. Thanks craig for all you did. Kevin and Natalie”
Kevin · Bought a home in Belleville, IL · 2017 · Zillow review
★★★★★
“Excellent service from Craig. Graig will drop everything to show you a home either on the weekend or weeknight….very flexible with his availability. He gave us an honest view and opinion which helped us take an informative decision. Would definitely recommend Craig.”
Zillow reviewer · Bought a home in Belleville, IL · 2015 · Zillow review
★★★★★
“Craig worked extremely hard to help me find and buy my first home. He was diligent and determined. Every house I found he responded to quickly with an appointment time. Craig was more than a realtor to me, he was such a valuable asset with his knowledge of the area and the home buying process. His experience and expertise led me to buy the house I fell in love with on day one and now have the pleasure of calling my home.”
Branden · Bought a home in Belleville, IL · 2014 · Zillow review
Want this kind of experience in Belleville?
Talk to Craig directly. No pressure, no obligation, and a straight answer on what your Belleville move actually looks like.
School reports for Belleville
State report card results for public schools with a Belleville address. Attendance boundaries do not always follow city limits, so confirm the school for any specific home with the district.
- Abraham Lincoln Elementary School (Targeted, 2025 Illinois Report Card)
- Belle Valley School (Commendable, 2025 Illinois Report Card)
- Belleville High School-East (Commendable, 2025 Illinois Report Card)
- Belleville High School-West (Commendable, 2025 Illinois Report Card)
- Central Junior High School (Commendable, 2025 Illinois Report Card)
- Douglas Elementary School (Commendable, 2025 Illinois Report Card)
- Ellis Elementary School (Commendable, 2025 Illinois Report Card)
- Emge Junior High School (Commendable, 2025 Illinois Report Card)
- Franklin Elementary School (Targeted, 2025 Illinois Report Card)
- Harmony Intermediate Center (Commendable, 2025 Illinois Report Card)
- Henry Raab Elementary School (Commendable, 2025 Illinois Report Card)
- Jefferson Elementary School (Commendable, 2025 Illinois Report Card)
- Roosevelt Elementary School (Commendable, 2025 Illinois Report Card)
- Signal Hill Elementary School (Commendable, 2025 Illinois Report Card)
- Union Elementary School (Commendable, 2025 Illinois Report Card)
- Washington School
- West Junior High School (Commendable, 2025 Illinois Report Card)
- Westhaven Elementary (Commendable, 2025 Illinois Report Card)
- Whiteside Elementary School (Commendable, 2025 Illinois Report Card)
- Whiteside Middle School (Targeted, 2025 Illinois Report Card)
