Bellwood Commercial Real Estate
Jason Bitton represented the buyer of 3000 Madison St in Bellwood, a 98,905 SF manufacturing and warehouse campus that closed at $2,975,000 in September 2023 after a Cook County Class 6B incentive cut its property taxes from roughly $247,000 a year to roughly $112,000. He is the #1 RE/MAX Commercial broker in Illinois (2022, 2024, 2025). Bellwood is in Cook County, outside the Lake County market he works from his base in Libertyville; the Bellwood deal and his other Cook County closings are on his public Sold & Leased ledger.
Who is the best commercial real estate broker in Bellwood?
Jason Bitton of RE/MAX Commercial — the #1 RE/MAX Commercial broker in Illinois (2022, 2024, 2025) — has closed a deal in Bellwood: he represented the buyer of 3000 Madison St, a 98,905 SF brick manufacturing and warehouse campus, which closed at $2,975,000 in September 2023. When a property-tax bill of roughly $247,000 a year broke the buyer’s numbers, Jason brought in a Cook County Class 6B specialist; the incentive came through in about 45 days and cut the taxes to roughly $112,000 a year. Bellwood is in Cook County, outside the Lake County market where his practice is focused; he serves it from his base in Libertyville. Elsewhere in Cook County he has closed sales in Wheeling, Northbrook and Chicago, representing the seller.
Jason works for sellers: as of September 22, 2026, he represented the seller in more than 80% of the sales on his public Sold & Leased ledger, including sales where he represented both sides. His Bellwood deal and his closings nearby are below, and the 14 sales recorded in the village in the two years to June 30, 2026 are in the market report.
What Jason has closed in Bellwood
His Bellwood deal is on his public Sold & Leased ledger. Its September 2023 closing came before the two years the market report covers, so it is not one of that report’s 14 sales.
3000 Madison St
3000–3135 Madison St: a 98,905 SF brick manufacturing and warehouse campus on about 3.44 acres, bought for a national online furniture retailer that Jason represented.
The price suited the buyer, but a property-tax bill of roughly $247,000 a year broke its numbers. Jason brought in a Cook County Class 6B specialist; the incentive came through in about 45 days, cut the taxes to roughly $112,000 a year, and the purchase closed.
Read the case study: the warehouse a tax bill almost killed →
Deals Jason has closed near Bellwood
Three more Cook County sales, each labeled with its own town. None is in Bellwood; all three are on the same ledger, and in each Jason represented the seller.
2230–2232 S Foster Ave
A 12,000 SF distribution building in Wheeling.
310 Melvin Dr
Sky Harbor Business Park, a flex campus a family had inherited along with its tenants. Read the case study
1745 N Cicero Ave
Own a commercial building in Bellwood? Request a confidential opinion of value →
What do commercial buildings sell for in Bellwood?
In the two years to June 30, 2026, the Village of Bellwood recorded 14 arm’s-length sales of office, retail, commercial and industrial property, at a median price of $335,000 — 9 in the latest 12 months and 5 in the year before. 10 of the 14 were retail and commercial buildings, at a median of $275,000.
| Property type | Sales | Median price |
|---|---|---|
| Retail & commercial | 10 | $275,000 |
| Office | 1 | — |
| Industrial | 3 | — |
| All | 14 | $335,000 |
A group median appears only where at least six sales qualify, so office and industrial show a count only.
| Period | Sales |
|---|---|
| Latest 12 months | 9 |
| The year before | 5 |
Counts only.
The report gives no price per square foot: none of the 3 industrial sales could be measured per square foot, and in retail, commercial and office sales the land and the tenant set the price as much as the building does, so a per-square-foot figure would mislead. None of the 14 is Jason’s: his Bellwood deal, 3000 Madison St, closed before this report’s two years, in September 2023.
Time to sell
Only 1 of the 14 sales reports a marketing time on the transfer declaration, so the record cannot say how long a Bellwood sale takes. Jason keeps a live board of buyers and tenants who are looking now. See who is looking → · Ask what your building would sell for →
Source: Illinois Department of Revenue real estate transfer declarations (PTAX-203) for office, retail, commercial and industrial property in Bellwood, sales dated July 1, 2024 to June 30, 2026; pulled September 25, 2026. Each sale is confirmed inside the Village of Bellwood by its parcel number in the Cook County records. Arm’s-length sales only. Left out: transfers of an entity or beneficial interest rather than a deed; quit-claim, trust, sheriff’s and judicial deeds; sales between related parties, of a partial interest, court-ordered, in lieu of foreclosure, by condemnation, short sales, bank-owned (REO) sales, relocation-company sales and simultaneous trades; sales flagged as likely portfolio or linked multi-property purchases, including purchases with properties in other towns; sales with no price or under $10,000; and sales whose filer said the price was not market value or was affected by the circumstances of the sale. Sales are counted by transfer declaration; one declaration may cover multiple parcels, and a building resold on the same day is counted once, at the final price. Price is the declared price less personal property. Marketing time is the seller’s own estimate on the declaration (1 of the 14 sales report it). A group median appears only where at least six sales qualify. Filings can trail a sale by weeks, so the latest quarter may still rise slightly. Aggregates only. Next update: late November 2026, for sales through September 30.
The Bellwood Commercial Market
In Bellwood, industrial parcels outnumber commercial ones 246 to 122. Cook County Assessor records count 246 industrial parcels with a recorded building inside the Village of Bellwood, about 4,259,386 SF of building area in all, and 122 commercial parcels with a recorded building.
| Class | Parcels with a recorded building | Recorded building area |
|---|---|---|
| Industrial | 246 | about 4,259,386 SF |
| Commercial | 122 | not stated |
The commercial building areas in the county record are incomplete, so this page gives a commercial count only. A parcel is not always one building, so the figures are per parcel. These are recorded entries, not a market rate.
Source: Cook County Assessor records: the Assessor’s open data (Parcel Universe), parcels whose municipality is the Village of Bellwood, by assessor class; building area from the Assessor’s commercial valuation records, 2023 reassessment of Proviso Township; queried September 25, 2026.
Why Bellwood sellers hire Jason
Beyond pricing, marketing and negotiating, a seller gets the bench Jason has built over years of closings. Across the Chicago area, Jason has closed deals from 1,500 to 98,905 square feet and has sold contractor units, mixed-use, multifamily, medical and office buildings, manufacturing warehouses and national retail stores.
What a Bellwood sale has to answer
The tax bill in the buyer’s numbers
A buyer prices a building on what it costs to own as well as what it costs to buy, and the property-tax bill is part of that cost. At 3000 Madison St the price suited Jason’s buyer; property taxes of roughly $247,000 a year were what nearly killed the purchase.
Whether Class 6B applies
Class 6B is Cook County’s industrial property-tax incentive. It assesses qualifying industrial property at 10% of market value for 10 years instead of the standard 25%. Because it changes a buyer’s operating cost for years, eligibility can move what an owner-user or investor will pay, and whether a deal closes at all. Eligibility and outcomes are determined by the County and qualified counsel; the full schedule is on Jason’s Cook County industrial page.
How fast the answer comes
At 3000 Madison St the incentive came through in about 45 days, fast enough to keep the deal alive and the seller at the table, and the sale closed at $2,975,000. Knowing when a building may qualify, and bringing in the Village and incentive counsel early, is part of the work.
Like for like
The state record holds 14 Bellwood sales in two years: 10 retail and commercial, 1 office and only 3 industrial, too few for an industrial median. The county record counts 246 industrial parcels with a recorded building. An industrial building here has few sales of its own kind in the village’s two-year record to price against, so its comparable sales have to come from beyond the village.
People and tools Jason can bring to your sale
- A tested starting point — Mainstreet commercial contract forms, reviewed and revised by many attorneys over the years, give your attorney an established starting point and can reduce drafting time.
- Flat-fee counsel — real estate counsel who works on a flat rate, when you want one.
- Fast environmental — environmental consultants who turn time-sensitive reports around quickly.
- Lenders who answer — lenders who pick up Jason’s call directly and get a buyer’s financing moving.
- Village zoning, handled — Jason works zoning and use questions directly with the village.
- Honest trades — roofers, window contractors and other trades with fair pricing, to get a building ready to sell.
- Class 6B, in practice — Cook County industrial experience with warehouse acquisitions and Class 6B property-tax incentive strategy on qualifying buildings, as in the Bellwood case study.
- No competing portfolio — Jason doesn’t own or develop commercial property, so no building of his ever competes with yours for a buyer.
Trusted by commercial owners & investors
“Jason was professional and went above and beyond helping us to sell our property. He was prompt in responding and helpful with our questions. He shows up and follows through.”
“Jason recently sold one of my commercial condo properties. His communication is great, very responsive. Jason utilized multiple platforms to get eyes on my listing. I’m very happy with how Jason handled the sale of my unit!”
“Jason’s been a huge asset in our commercial real estate deals. He’s quick, professional, and detail oriented. Highly recommend him!”
Jason Bitton
Jason Bitton is a commercial-only broker based in Libertyville, ranked #1 by commercial production among RE/MAX brokers in Illinois in 2022, 2024, and 2025 and a 2025 RE/MAX Hall of Fame inductee. With more than a decade working exclusively in commercial property, he represents buyers, sellers, landlords, and tenants across retail, industrial, office, multifamily, mixed-use, NNN, and land throughout Lake County, the North Shore, and the O’Hare corridor.
What Can You Open in Bellwood?
Bellwood’s zoning code (Chapter 156 of the Village Code) sorts commercial property into two business districts (B1 Community Shopping and B2 Commercial Service) and two industrial districts (I1 Restricted Industrial and I2 General Industrial), with a Redevelopment Overlay for mixed redevelopment in mapped areas. Warehousing, storage and distribution are permitted by right in I1 and in I2, which allows every I1 use; the code calls its special uses conditional uses. The online code is current through June 18, 2025. The lists below apply two later changes (nail salons permitted in B1 and B2, August 2025; the I-290 and 25th Avenue overlay area repealed, September 2025), but several amendments passed since, including a change to the I1 and I2 sections, have not been published, so confirm any use with the Village.
Bellwood Zoning Districts
Every commercial, office and industrial district in Bellwood, with the uses allowed by right and the uses that need special-use approval — 5 districts, 228 listed uses. Open any district for its full list.
B1 Community Shopping District — 71 permitted, 14 by special use+
Convenience shopping for nearby residents: every business must be retail or service dealing directly with consumers and operate inside completely enclosed buildings, homes are allowed only above the ground floor, and height is capped at 3 stories or 45 feet. The second list is what Bellwood calls conditional uses, which need a conditional use permit (Plan Commission public hearing, then a Village Board ordinance, Sec. 156.160). Not reflected: amendments on the June 17, 2026 Board agenda (automobile accessory stores as a conditional use, and cannabis) whose passage and text are not yet published. (Sec. 156.056.)
Permitted by right: Accessory uses, incidental to and on the same zoning lot as a principal use, Antique shops, Art and school supply stores, Art shops or galleries, Automobile accessory stores, Bakeries, retail, Banks and financial institutions, Barber shops, Beauty shops, Bicycle sales, rental and repair stores, Blueprinting and photostating establishments, Book and stationery stores, Business machine sales and service, Camera and photograph supply stores, Candy and ice cream stores, Carpet and rug stores, retail sales only, China and glassware stores, Clinics, medical and dental, Coin and philatelic stores, Dairy products sales, Department stores, Drug stores or pharmacies, Dry cleaning establishments, Dry goods stores, Dwelling units, above the ground floor, Electrical and household appliance stores, including radio and television sales and repair, Employment agencies, Florist shops, Food stores, grocery stores, meat markets and delicatessens, Furniture stores, including upholstering when conducted as part of the retail operations and secondary to the principal use, Furrier shops, including the incidental storage and conditioning of furs, Gift shops, Hardware stores, Hobby shops, for retail of items to be assembled or used away from the premises, Household appliance stores, Jewelry stores, including watch repair, Launderettes and hand laundries, Leather goods and luggage stores, Liquor stores, packaged goods, Locksmith shops, Millinery shops, Musical instrument sales and repair, Nail salons (added by ordinance passed Aug. 20, 2025, not yet codified), Newspaper distribution agencies, Office machine sales and servicing, Office supply stores, Offices, business and professional, Optician sales, retail, Orthopedic and medical appliance stores, Paint, glass and wallpaper stores, Pet shops, Phonograph record and sheet music stores, Photography studios, including the developing of film and pictures when conducted as part of the retail business on the premises, Post office, Printing shops, Radio and television sales, service and repair shops, Restaurants, Schools; music, dance or business, Secondhand stores, Sewing machine sales and service-household appliances only, Shoe stores, Shoe, clothing and hat repair stores, Sporting goods stores, Tailor shops, Taverns and cocktail lounges, Theaters (indoor), Tobacco shops, Toy shops, Travel bureaus and transportation ticket offices, Variety stores, Wearing apparel shops
Special use approval required: Automobile or related dealerships (boats, mobile homes, lawn care and construction machinery and similar) with outdoor display visible from the street (Sec. 156.015), Automobile service stations, Building height in excess of 45 feet, Clubs and lodges, nonprofit and fraternal, Day care centers, Drive-in uses, Funeral homes, Garden supply, tool and seed stores, Parking lots and structures, other than accessory, for the storage of private passenger automobiles, Parks, libraries and other public uses, Planned developments, business (2-acre minimum), Public utility and service uses, Repair, rental and servicing of any article the sale of which is a permitted use in the district, Restaurants where food and non-alcoholic beverages are consumed on the premises but outside a completely enclosed building
B2 Commercial Service District — 25 permitted, 18 by special use+
Low-intensity, auto-oriented service and light commercial uses along arterials; work is indoors except drive-ins, merchandise display and parking, no dwellings other than hotels and watchperson quarters, and height is capped at 3 stories or 45 feet. B2 has its own list and does not carry over the B1 uses; warehousing is not listed, while wholesale establishments, cartage and express facilities and contractor yards are conditional uses, which need a conditional use permit (Plan Commission public hearing, then a Village Board ordinance, Sec. 156.160). Not reflected: a cannabis amendment on the June 17, 2026 Board agenda, not yet published. (Sec. 156.057.)
Permitted by right: Accessory uses, incidental to and on the same zoning lot as a principal use, Auction room, Automobile service stations, Clubs and lodges, nonprofit and fraternal, Drive-in establishments for uses permitted, Electrical showrooms and shops, Exterminating shops, Feed and seed stores, Fuel and ice sales, Funeral homes, Garages for storage, repair, and servicing of motor vehicles, including body repair, painting and engine rebuilding, Greenhouses and nurseries, Heating and air conditioning showrooms and shops, Hotels and motels, Laboratories; medical, dental, research and testing, Medical and dental clinics and laboratories, Nail salons (added by ordinance passed Aug. 20, 2025, not yet codified), Pawn shops, Physical culture and health services, gymnasiums, reducing salons, Plumbing showrooms and shops, Printing shops, Recording or sound studios, Restaurants, Schools, business or commercial, Taxidermists
Special use approval required: Adult-use cannabis dispensing organization, Adult-use cannabis infuser organization, Adult-use cannabis processing organization, Amusement establishments, including bowling alleys, pool halls, dance halls, swimming pools, skating rinks and other similar indoor amusement facilities, Animal hospitals and kennels, Automobile or related dealerships (boats, mobile homes, lawn care and construction machinery and similar) with outdoor display visible from the street (Sec. 156.015), Building material and products sales and storage, Car wash establishments, Cartage and express facilities, Contractor or construction offices, shops and yards, Day care centers, Machinery sales, Model homes and garage displays, Parks, libraries and other public uses, Planned developments, business or commercial (2-acre minimum), Public utility and service uses, Restaurants where food and non-alcoholic beverages are consumed on the premises but outside a completely enclosed building, Wholesale establishments
I1 Restricted Industrial District — 32 permitted, 16 by special use+
Industry that creates no appreciable nuisance or hazard: work must be inside completely enclosed buildings, storage must be enclosed or screened by a solid 6 to 8 foot fence (and Sec. 156.014 bars outdoor storage of materials outside a building village-wide), and height is capped at 3 stories or 45 feet. Warehousing, storage and distribution facilities and commercial truck parking lots are permitted by right; truck terminals are not listed by name (motor freight terminal is defined but appears in no district list), while cartage and express facilities and contractors' equipment and storage yards are conditional uses, which need a conditional use permit (Plan Commission public hearing, then a Village Board ordinance, Sec. 156.160). Not reflected because the texts are not published: an I1/I2 text amendment passed Sept. 17, 2025 (840 25th Ave.), cannabis amendments on the June 17, 2026 agenda and new I1 conditional uses on the Sept. 16, 2026 agenda. (Sec. 156.071.)
Permitted by right: Accessory uses, incidental to and on the same lot as the principal use, Adult uses (Sec. 156.141; at least 300 feet from schools, places of worship, parks and residence or business districts, no liquor license, Sec. 156.142), Bakeries, Banks, Bedding manufacturing, Boot and shoe manufacturing, Carpet manufacturing, Cloth products manufacturing, Commercial truck parking lots, Electronic and scientific precision instruments manufacturing, Fur processing, Laboratories; research and testing, Laundries, Light machinery production; appliance, business machines, and the like, Lithographing, Living quarters for watchperson and their families, located on the premises where they are employed in such capacity, Mail order houses, Medical and dental clinics, Musical instruments manufacture, Offices and shops of contractors, architects and engineers, Offices, headquarters, Orthopedic and medical appliance manufacture, Parking lots, other than accessory (subject to the parking rules of Sec. 156.110 et seq.), Pottery and ceramics manufacture, Printing and publishing establishments, Public utility and service uses, Restaurants, Rope, cord and twine manufacture, Sporting goods manufacture, Trade schools, Warehousing, storage and distribution facilities, Wearing apparel manufacture
Special use approval required: Building height in excess of 45 feet, Building material sales and storage, Cartage and express facilities, Cosmetics production, Dairy products processing or manufacture, Equipment and storage yards for contractors, architects and engineers, Food manufacture, packaging and processing, Glass products production, Other manufacturing, processing, storage or commercial uses determined by the Plan Commission to be of the same general character as the I1 permitted uses and found not to be obnoxious, unhealthful or offensive (noise, vibration, smoke, dust, odors, toxic or noxious matter, glare or heat), Paper products manufacture, Parks and playgrounds, Planned developments, industrial (4-acre minimum), Recreation buildings or community centers, Soap manufacture, Stadiums, auditoriums and arenas; open or enclosed, Woodworking and wood products manufacture
I2 General Industrial District — 21 permitted, 29 by special use+
Industry that may cause moderate nuisances or hazards, away from homes and shops: only work within 125 feet of a residence or business district, and storage within 125 feet of a residence district, must be enclosed or screened, and noise, vibration, smoke, odor and fire-hazard performance standards apply. Every I1 use is permitted, so warehousing, storage and distribution are allowed by right, as are contractors' equipment and material storage yards and building-materials sales and storage (Sec. 156.014 still bars outdoor storage of materials outside a building); truck terminals are not listed by name, and cartage and express facilities come in only through the I1 list of conditional uses, which need a conditional use permit (Plan Commission public hearing, then a Village Board ordinance, Sec. 156.160). Not reflected: the unpublished I1/I2 text amendment passed Sept. 17, 2025 (840 25th Ave.). (Sec. 156.072.)
Permitted by right: Accessory uses incidental to and on the same zoning lot as the principal use, Adult uses (Sec. 156.141; at least 300 feet from schools, places of worship, parks and residence or business districts, no liquor license, Sec. 156.142), Any use permitted in the I1 District, Bottling companies, Building materials sales and storage, Cosmetics production, Dairy products production, Electroplating, Equipment and material storage yards for contractors, architects and engineers, Glass products production, Heavy machinery production, Leather tanning or processing, Linoleum manufacturing, Machine shop, Meat packing, Metal reduction and refinement, Paper products manufacture, Plastics manufacture, Soap manufacture, Stone products manufacture, Woodworking and wood products
Special use approval required: Abrasives manufacture, Adult-use cannabis craft grower organization, Adult-use cannabis cultivation organization, Adult-use cannabis dispensing organization, Adult-use cannabis infuser organization, Adult-use cannabis processing organization, Adult-use cannabis transporting organization, Any use allowed as a conditional use in the I1 District, unless already permitted in I2, Asphalt products manufacture, Automobile service stations, Brick and structural clay products manufacture, Building height in excess of 45 feet, Car wash, Chemical processing and manufacturing, Concrete mixing plants, Feed mills, Food manufacture, packing and processing, Foundries and forge plants, Garages for storage, repair and servicing of motor vehicles, including body repair, painting and engine rebuilding, Grain storage and processing, Graphite products manufacture, Gypsum manufacture, Insulating materials manufacture, Metal stamping, Other manufacturing, processing or storage uses determined by the Plan Commission to be of the same general character as the I2 permitted uses and found not to be obnoxious, unhealthful or offensive (noise, vibration, smoke, dust, fire and explosive hazards, odors, toxic or noxious matter, glare or heat), Paint products manufacture, Petroleum products storage or processing, Rubber processing or manufacture, Steel manufacture
Redevelopment Overlay District — 1 permitted, 1 by special use+
An overlay on four mapped areas (Grant Street and Eastern Avenue, Cernan Avenue, Lake Street and 25th Avenue, Bellwood Avenue South) that lets the Village Board waive or vary base-district rules to get pedestrian-oriented mixed commercial, retail and medium to high density residential redevelopment; base-district uses and rules apply unless a redevelopment special permit, processed as a planned development under Sec. 156.160(M) with a redevelopment agreement, modifies them. Projects need 25,000 SF of lot area and may reach 35 feet (stand-alone retail) to 75 feet (commercial or retail mixed with residential). The I-290 and 25th Avenue area was repealed Sept. 17, 2025, though the 2019 zoning map still shows it. (Sec. 156.075.)
Permitted by right: Uses permitted in the underlying base district
Special use approval required: Redevelopment projects mixing commercial and retail uses, with complementary medium to high density or mixed density residential where appropriate (redevelopment special permit)
Read the Redevelopment Overlay district in the official code
Source: Bellwood Zoning Code (Chapter 156 of the Village Code of Ordinances, Ord. 83-11 of 1983 as amended), American Legal Publishing 2025 S-36, local legislation current through Ord. 25-12 (passed June 18, 2025). Later zoning actions found in Village Board agendas and minutes, checked through the Sept. 16, 2026 Board agenda and the Sept. 22, 2026 Plan Commission agenda (ordinance numbers are not shown in either): nail salons added as a permitted use in B1 and B2 (passed Aug. 20, 2025, applied here); the I-290 and 25th Avenue Redevelopment Overlay area repealed (passed Sept. 17, 2025, applied); a text amendment to the I1 and I2 sections for 840 25th Ave., plus group home and nonconforming-use amendments (passed Sept. 17 and Nov. 19, 2025; texts not published, not applied); cannabis amendments to Secs. 156.056, 156.057, 156.070, 156.071 and 156.301 and automobile accessory stores as a B1 conditional use (June 17, 2026 agenda; minutes not yet posted, not applied); new I1 conditional uses (Sept. 16, 2026 agenda; not applied). No rewrite or pending draft found.. Overlay districts, planned developments and parking rules can further limit what a specific parcel can do.
Confirm any address with the Village before you sign or close — and tell Jason what you’re trying to open.
Nearby Markets
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Across the county: Cook County commercial real estate
Bellwood Commercial Real Estate FAQ
Who is the best commercial real estate broker in Bellwood?+
Who should I hire to sell my commercial building in Bellwood?+
What do commercial buildings sell for in Bellwood?+
How long does it take to sell a commercial building in Bellwood?+
What is Cook County Class 6B, and what did it do at 3000 Madison St?+
How much industrial property is there in Bellwood?+
Is Bellwood part of Jason’s Lake County market?+
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