Reflection Isles
Homes for Sale in Fort Myers, FL
All 1,446 homes for sale in Fort Myers, FL · median $240,000 · 180 homes for sale in 33912 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of November 2026, Reflection Isles in Fort Myers, FL has 10 homes for sale and 2 pending, asking from $419,000 to $749,900 (median $662,450). Over the 12 months ending 2026-11-11, 8 recorded sales closed at a median of $507,500, $211 per square foot, a median 88 days on market, sellers accepting 93% of original asking. Homes listed or recently sold were built 2013–2017; 5 of 12 report an HOA (median $410/mo); 7 of the 11 geocoded homes sit in a FEMA special flood hazard zone (median elevation 22 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $8,100 ($7,440 with the full homestead exemption).
Last 30 days in Reflection Isles: 6 new listings (median asking $662,450), 2 under contract right now. As of November 11, 2026, Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate.
Homes For Sale Right Now in Reflection Isles
Live MLS inventory for Reflection Isles. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 22 daysTop listing
Active · 4 days
Active · 214 days
Active · 302 days
Active · 0 days
Active · 19 days
Active · 9 days
Active · 9 days
Active · 49 days
Active · 66 daysActive and pending Reflection Isles listings as of 2026-11-12, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
Reflection Isles is a homogenous build run — every home dates from 2007 to 2017, with a median year built of 2013, so there is little of the age-driven price spread you see in older Fort Myers communities. At a median of 3,395 square feet, these are large-footprint homes, and the median price of $490,000 works out to roughly $212.60 per square foot, which reads as moderate for the size once you account for the square footage rather than the sticker price alone.
The market posture right now is soft: a market heat score of 34, a median 38 days on market, and a year-over-year price change of -7.4% all point to a buyer's window rather than a seller's one. With only 25 closings in the recent window against 530 total homes, this is a thin-volume market — pricing here should lean on recent comparable closings rather than broader Lee County trends, since a handful of sales can move the median.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Reflection Isles right now
🟢 Buyer-leaning market. 15.0 months of supply and 17% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Florida Gulf Coast MLS records, as of November 11, 2026. Confidence: High (12 active and pending listings, 8 closed sales in 12 months).
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· Updated November 12, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Reflection Isles market snapshot (as of November 11, 2026): the median sale price is about $508K ($211 per sq ft over the trailing 12 months of closed sales), a median 88 days on market for closed sales, and 15.0 months of supply, a buyer-leaning market.
In ZIP 33912 (Fort Myers), 122 homes closed in the last 12 months at a median of $420K ($188/sq ft), with a median 67 days on market. Right now 126 active and 25 pending listings put supply at about 12.4 months — a soft market. See the live ZIP 33912 housing market and the Lee County market.
County records show 19 qualified sales in Reflection Isles across 2024–2025 (13 in 2024, 6 in 2025), median $555,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Reflection Isles: of 8 listing addresses checked against the FEMA National Flood Hazard Layer, 12% sit outside the FEMA Special Flood Hazard Area (Zone X); 88% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Fort Myers.
Reflection Isles is a community of 267 homes in Fort Myers, Lee County, built between 2007 and 2017 (median 2014), with a median living area of about 3,471 square feet. 81% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Reflection Isles is a single-era community in Fort Myers where nearly every home was built within a ten-year span, giving it a consistent size and style profile rather than a mix of older and newer product. At 77% homestead share, most of the homes here are owner-occupied under the homestead exemption rather than held as investment or seasonal property.
The setting & the homes.
Aerial and on-site photos of Reflection Isles. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Reflection IslesReflection IslesReflection IslesReflection IslesReflection IslesReflection IslesReflection IslesReflection IslesPhotos from Florida Gulf Coast MLS listings in Reflection Isles; content deemed reliable but not guaranteed.
Who Reflection Isles is best for.
Best for
- Buyers targeting a larger living space (median around 3,395 sqft) in a homogenous, 2007-2017 build era.
- Buyers comfortable negotiating in a softer market, where the -7.4% year-over-year trend and 38-day median time on market favor patience over urgency.
- Buyers or investors who have independently verified amenities and condition rather than relying on assumed community features.
Probably not for
- Buyers who need confirmed on-site amenities like a pool, gate, or clubhouse as a deciding factor, since none are currently identified from active listings.
- Sellers expecting rapid appreciation or a fast sale, given the current cooling price trend and moderate days-on-market figure.
- Buyers who want a wide mix of home ages or architectural eras, since this community's homes all fall within a single ten-year build window.
Reflection Isles on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Florida Gulf Coast MLS. Map data © OpenStreetMap contributors.
The Reflection Isles buying strategy.
If we were buying in Reflection Isles today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Reflection Isles.
One build era, one market condition
Because the community's homes were all built within a decade of each other, condition and finish-level updates — not age gaps — are what separate one listing from the next. A 2013-vintage home that has been updated will price differently than one still carrying original finishes, even at similar square footage, so per-square-foot comparisons only hold up when you control for renovation status.
The current -7.4% year-over-year figure combined with a market heat score of 34 signals reduced competitive pressure compared to a typical seller's market. For buyers, that translates into more room to negotiate on price or terms; for sellers, it means pricing has to be grounded in the most recent closings in this specific community rather than last year's numbers or countywide averages. No community amenities are currently identified from active MLS listings, so any pool, gate, or clubhouse claims should be verified directly rather than assumed from the name or area reputation.
The location and the amenities are priced into every listing in Reflection Isles. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Reflection Isles buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (4.5). Basis: Liquidity & Demand 15.0 months of supply; Owner Commitment 81% owner-occupied; Pricing Power 93.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only 25 closings in the recent window, pricing a home in Reflection Isles accurately takes a close read of the specific comparable sales rather than broad-market assumptions, and that is where local, current data matters most. We track the closings, days-on-market, and per-square-foot trends inside this community specifically, so whether you are buying into a soft window or pricing a listing against a -7.4% year-over-year shift, the number we give you is grounded in what is actually happening here, not a countywide average.
Reflection Isles in 15 seconds.
Tools for a Reflection Isles buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Reflection Isles sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Reflection Isles, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Reflection Isles home worth?
Get a no-obligation home value based on real comparable sales in Reflection Isles, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in Reflection Isles
Homes in Reflection Isles that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 5 on record.
- 10975 Longwing Dr · off market
- 10976 Cherry Laurel Dr · off market
- 11000 Cherry Laurel Dr · off market
- 11068 Cherry Laurel Dr · off market
- 11276 Reflection Isles Blvd · off market
| Location | Fort Myers, Lee County, FL · ZIP 33912 |
|---|---|
| Homes in the community | 267 (FL DOR 2025 assessment roll) |
| Years built | 2007–2017 (median 2014) |
| Typical living area | 3,471 sq ft (median) |
| Home types (current listings and sales) | singlefamilyresidence 100% |
| Sale prices, last 12 months | $507,500 median across 8 closed sales · $211 per sq ft |
| Days on market (closed sales) | 88 median |
| For sale right now | 10 active, 2 pending · median asking $662,450 · 15.0 months of supply |
| Owner-occupied (homestead) share | 81% |
Data as of November 11, 2026. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Reflection Isles key facts,” movewithmomentum.com/neighborhoods/reflection-isles, data as of November 11, 2026.
Every Home for Sale in Reflection Isles Right Now (12)
All 12 active and pending Reflection Isles listings with a detail page, newest first, refreshed twice a day from the MLS.
- 10928 Cherry Laurel Dr · $435,000 · 4 bd / 3 ba · pending · listed Nov 8, 2026 · listed by Edgewater Realty & Homes LLC
- 11031 Longwing Dr · $674,900 · 4 bd / 3 ba · listed Oct 31, 2026 · listed by Premiere Plus Realty Company
- 9517 River Otter Dr · $700,000 · 5 bd / 4 ba · listed Oct 30, 2026 · listed by KW Florida Living
- 9324 River Otter Dr · $468,000 · 4 bd / 3 ba · listed Oct 22, 2026 · listed by John R. Wood Properties
- 10983 Longwing Dr · $650,000 · 4 bd / 3 ba · listed Oct 21, 2026 · listed by Treeline Realty Corp
- 11026 Longwing Dr · $749,900 · 5 bd / 3 ba · listed Oct 17, 2026 · listed by Palm Paradise Realty Group
- 11341 Reflection Isles Blvd · $659,000 · 4 bd / 3 ba · pending · listed Sep 14, 2026 · listed by Coldwell Banker Realty
- 11318 Red Bluff Ln · $425,000 · 4 bd / 3 ba · listed Sep 12, 2026 · listed by Treeline Realty Corp
- 10996 Cherry Laurel Dr · $500,000 · 5 bd / 4 ba · listed Sep 11, 2026 · listed by Treeline Realty Corp
- 11068 Cherry Laurel Dr E · $419,000 · 4 bd / 3 ba · listed Sep 7, 2026 · listed by Engel&Völkers
- 11015 Longwing Dr · $689,500 · 4 bd / 3 ba · listed Aug 13, 2026 · listed by Berkshire Hathaway Florida
- 11275 Bluff Oak Ln · $689,000 · 4 bd / 3 ba · listed Aug 13, 2026 · listed by Exp Realty, LLC
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Fort Myers guides & data
- Market data
- Best neighborhoods (ranked by data)
- Flood zones
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Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
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- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Longwing Drive (5 homes on record)
17% of homes for sale in Reflection Isles are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-11-12).
What it really costs to own in Reflection Isles
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $6,636/yr across 24 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $410/month across 5 MLS listings (most billed monthly; 2026-11-12). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Lee County is $2,197/yr (6,508 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 8 listing addresses checked against the FEMA flood map, 12% sit outside the high-risk zone and 88% inside one, where flood insurance is required with a federally backed mortgage. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 2014 across 24 listings. An original roof here is about 12 years old: still inside the 15-year window Florida carriers use, but ask for the roof's permit date before you bind coverage. |
Estimated carrying cost at the median asking price, before the mortgage: about $1,146/month (tax $553, HOA $410, insurance $183). An estimate from the sources above, not a quote.
Email me new listings in Reflection Isles
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Ask an agent about Reflection Isles
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Reflection Isles will answer, and the answer is published on this page for the next buyer.
Recent Developments in Reflection Isles
Development, infrastructure, retail, and school activity affecting Reflection Isles, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Parks & Amenities
Cape Coral opens Yellow Fever Creek Preserve with trails and campsites
The preserve at 3115 Del Prado Boulevard North opened with a ribbon-cutting on Oct. 30. It spans about 198 city-owned acres and offers 23 campsites, nature trails, a fishing pond, the city's first disc golf course and a welcome center. The site is part of a Lee County and city water restoration project.
What it may mean for the marketAdds a large outdoor recreation destination in north Cape Coral for hiking, camping and nature programs. The project is about 11 miles northwest of Reflection Isles, elsewhere in Lee County.
Source: WINK News - October 2026Retail & Dining
Cape Coral weighs incentives for first Costco at 600 Chiquita Boulevard South
The proposed warehouse would be about 165,000 square feet with a fueling facility. The city would provide up to $10 million for site work and impact fees, and the council is scheduled to consider the package at its Nov. 2 meeting. No opening date has been announced.
What it may mean for the marketIf approved, a warehouse club and fuel station would add a major retail draw and jobs along the Chiquita corridor. The site is about 5 miles west of Reflection Isles.
Source: WINK News - October 2026Development
Cypress Cove owner buys former Ruby Tuesday site off Summerlin Road for $2.2M
Cypress Living bought the closed restaurant at 9001 Park Royal Drive, a 5,398-square-foot building on about 1.5 acres, for $2.2 million. No new use is chosen, though the CEO said it will not return to restaurant use. Its Harbour Vue eight-story independent living building is expected to break ground in early 2027.
What it may mean for the marketA vacant restaurant parcel on a road carrying about 37,000 vehicles a day is set to be redeveloped for a non-restaurant use, changing the commercial mix along Park Royal Drive. The project is about 6 miles south of Reflection Isles, elsewhere in Lee County.
Source: Gulfshore Business - October 2026Infrastructure
Cape Coral council awards $32.9 million contract for North 1 East booster station
The council voted 7-1 to award Douglas N. Higgins Inc. $32,910,150 for the North 1 East Booster Station on 14.2 acres at Yellow Fever Creek Preserve, with two 5-million-gallon storage tanks. The station lets the city accept up to 6 million gallons per day of reclaimed water for irrigation.
What it may mean for the marketExpands reclaimed irrigation service in north Cape Coral, with assessments of roughly $32,000 to $35,000 per standard lot in the service area. The project is about 11 miles northwest of Reflection Isles, elsewhere in Lee County.
Source: Hoodline - September 2026Civic
Cape Coral council sets construction price for North Cape fleet maintenance facility
On Sept. 16, 2026 the council approved Resolution 259-26 setting the construction price for a Fleet Maintenance Facility at the North Cape Government Complex, 1200 Kismet Parkway West. Charles Perry Partners is the contractor, and work includes site development and infrastructure.
What it may mean for the marketAdds city service capacity in north Cape Coral, where municipal facilities support a growing population. The project is about 9 miles northwest of Reflection Isles, elsewhere in Lee County.
Source: City of Cape Coral - June 2026Retail & Dining
Fort Myers Beach approves Development Order for Times Square entertainment center with hotel and restaurant
Fort Myers Beach town staff issued a Development Order for a three-story mixed-use entertainment center at 1028 and 1046 Estero Boulevard at Times Square, on the former sites of Sunset Beach Tropical Grill and The Playmore Tiki Bar. The 41,285-square-foot project by Persaud Properties would include six hotel units, a restaurant, shopping, a bar, an entertainment venue with a stage and a public pool. No construction permits had been issued as of the approval, with additional environmental and stormwater approvals still required.
What it may mean for the marketA new mixed-use entertainment building would add hotel, dining and retail space to the Times Square commercial district and support its post-storm rebuild. The project is about 12 miles south of Reflection Isles, elsewhere in Lee County.
Source: Fort Myers Beach Observer
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in Reflection Isles?
How long do homes in Reflection Isles take to sell?
Is Reflection Isles a buyer's or seller's market right now?
How many homes are in Reflection Isles?
What share of Reflection Isles is owner-occupied?
When were the homes in Reflection Isles built?
Who is the best real estate agent for Reflection Isles?
How do I find a top Fort Myers real estate agent who knows Reflection Isles?
Can Momentum Realty connect me with an agent for Reflection Isles?
Where is Reflection Isles, and what county is it in?
Is Reflection Isles a good place to live?
Should you buy in Reflection Isles?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: November 12, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending November 11, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 33912)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (8 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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