St. Clair County · Belleville
Sell Your Commercial Property In Belleville, IL
From Swansea to O’Fallon, we buy Belleville multifamily and commercial apartment properties of 5+ units in every condition. Owners and agents get a straight answer on fit, usually within two business days.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Areas We Target: Swansea · Fairview Heights · O’Fallon · Shiloh — St. Clair County, IL
Local Demand
Our View On Belleville
Belleville, a St. Clair County city of 41,370 residents (Census ACS 2020-2024), rents at a $1,019 median with 39.9% of homes renter-occupied. Scott Air Force Base, three MetroLink stations and Memorial Hospital anchor demand. Owners who plan to sell commercial property in Belleville, IL hold older stock: 71.7% of homes predate 1980. Median household income in Belleville is $63,535, below $73,854 in St. Clair County (ACS income data). This profile covers renters, rents, St. Clair County taxes and city rental rules.
Scott Air Force Base
Scott AFB, outside Belleville in St. Clair County, supports 10,482 jobs and $12.9 billion yearly impact, per a 2025 study.Memorial Hospital Belleville
BJC HealthCare runs Memorial Hospital at 4500 Memorial Drive in Belleville, plus a second Memorial Hospital in nearby Shiloh.MetroLink to St. Louis
Belleville has three MetroLink stations: Belleville, College and Memorial Hospital. ACS 2020-2024 counts 575 Belleville workers commuting by transit.Our Buy Box
What We Buy In Belleville
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
Local Market Data
Belleville Apartment Market
Figures gathered October 2026 from public market data.
Who rents in Belleville
Renters occupy 39.9% of Belleville's 17,646 occupied homes, per ACS 2020-2024 tenure data. St. Clair County sits at 31.6%.
Belleville has 2,716 homes in buildings of five or more units, or 13.4% of its stock (ACS units in structure). About 71.7% of Belleville homes were built before 1980, with a median year built of 1962 (ACS year built).
Belleville rents and HUD fair market rents
Belleville's median gross rent is $1,019 a month, below $1,090 in St. Clair County, per ACS 2020-2024. About 46.8% of Belleville renters spend 30% or more of income on rent (ACS rent burden).
Under HUD FY2027 fair market rents, a two-bedroom in the St. Louis, MO-IL area is $1,349. Owners who sell commercial real estate in Belleville, IL can price rent upside against that benchmark.
| Unit size | HUD FY2027 FMR |
|---|---|
| Efficiency | $1,064 |
| One bedroom | $1,104 |
| Two bedrooms | $1,349 |
| Three bedrooms | $1,731 |
| Four bedrooms | $1,997 |
Property taxes in St. Clair County: a $2M Belleville example
A $2,000,000 Belleville building owes about $57,379 a year at the 2025 rate. Illinois assesses property at one-third of market value, per the Illinois Department of Revenue, so assessed value is $666,667.
Tax code 02001 carries an 8.6068% rate for tax year 2025, covering Belleville District 118, Belleville High School District 201 and the city (St. Clair County Clerk). The county's 2025 tax computation report lists an equalization factor of 1.0. At closing, the PTAX-203 form sets state stamps at $0.50 and county stamps at $0.25 per $500, or $3,000 on $2,000,000. Buyers weigh those costs when you sell commercial property in Belleville, IL.
Landlord rules in Belleville
Illinois has no rent control law, per the Illinois Attorney General. Nonpayment notices give tenants five days to pay. Deposits come back within 45 days, or an itemized statement goes out within 30 days.
Belleville requires a city inspection and occupancy permit before a unit is occupied, per its occupancy permit process. Inspections cost $65 per unit and registration $30 per unit. Owners must also complete the city's Crime Free Housing class.
What it means for a Belleville owner
Belleville rental vacancy was 6.7% in ACS 2020-2024, with a 2.4-point margin of error (ACS DP04). Run your numbers in our cap rate calculator before you sell commercial property in Belleville, IL.
Skyline Capital Investments buys 5+ unit buildings in Belleville, Swansea, Fairview Heights and O'Fallon. You can sell your apartment building in Belleville without listing it.
Good To Know
Selling In Belleville
More about selling in Illinois →Investing in Belleville? See apartment syndications in Belleville →
- Belleville homes have a median build year of 1962, so buyers budget for older systems.
- Owners ready to sell commercial real estate in Belleville, IL should gather occupancy permits and leases.
- Belleville Township levied a 0.0000 rate in tax code 02001 for tax year 2025.
Seller Guides
Your Situation, Handled — Belleville
Learn More
Taxes & Rules For Belleville Property
The Illinois rules that shape any deal in Belleville: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Belleville Seller FAQ
What should I know before I sell commercial property in Belleville, IL?
Belleville has 2,716 homes in buildings of five or more units, 13.4% of its housing. Median gross rent was $1,019 in ACS 2020-2024. A $2,000,000 building in tax code 02001 owes about $57,379 a year at the 8.6068% rate.
What paperwork do buyers want when I sell commercial real estate in Belleville, IL?
Buyers ask for rent rolls, leases, deposit records and city occupancy permits. Belleville requires an inspection at $65 per unit and registration at $30 per unit. Owners also complete the city's Crime Free Housing class.
How much transfer tax applies to a Belleville sale?
Illinois stamps cost $0.50 and St. Clair County stamps cost $0.25 per $500 of price, per the PTAX-203 form. On $2,000,000 that totals $3,000, with $2,000 in state stamps and $1,000 in county stamps. Those costs factor in when selling commercial property in Belleville.
Can a Belleville landlord raise rent without a cap?
Yes. The Illinois Attorney General says Illinois has no rent control law. A month-to-month tenant must get 30 days of notice before an increase. A tenant on a fixed-term lease cannot face an increase until that lease ends.
What do renters pay in Belleville?
Belleville's median gross rent is $1,019 a month in ACS 2020-2024, below $1,090 in St. Clair County. HUD's FY2027 two-bedroom fair market rent for the St. Louis area is $1,349. That gap matters when you sell multifamily property in Belleville.
What if my Belleville building has vacancies or deferred maintenance?
That is often where we add the most value. We buy buildings that need renovation, new management, or lease-up, and we account for that in our offer.
How does a sale to you work in St. Clair County?
Send the address, unit count, and any financials. We give feedback, then a written letter of intent if it fits, followed by diligence and a closing date that works for you.
Can I sell rental property in Belleville with tenants in place?
Yes. We buy apartment buildings with tenants in place and keep existing leases intact. As a commercial real estate buyer focused on 5+ unit properties, we underwrite the current rent roll as it stands.
What do I need to sell my apartment building in Belleville?
An address and unit count are enough to start. A current rent roll and trailing twelve-month statement let us move to a written offer faster.
Submit A Deal
Tell Us About Your Property In Belleville
Send the address, unit count, and asking price if you have one. We keep every conversation confidential.
