Reflection Key
Condos for Sale in Fort Myers, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
Homes For Sale Right Now in Reflection Key
Live MLS inventory for Reflection Key. 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 · 12 daysTop listing
Active · 0 days
Active · 22 daysActive and pending Reflection Key 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 Key is pricing at a median of $260,000, with per-square-foot value at $167.89. That combination points to a market where condition and layout do most of the work on final price, rather than any broad appreciation trend — the year-over-year read here is down 9.6%, which tells buyers this is not a market to bid up on assumption alone.
A median of 91 days on market and a market heat score of 23 both describe a slow-moving, buyer-leaning posture. Sellers who price realistically at or near recent comparable levels move; sellers who chase last year's numbers sit. With only 8 closings in the current window, each transaction carries outsized weight in reading the trend, so treat any single data point with some caution and lean on a broker who is watching it in real time.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Reflection Key sits in Fort Myers within Lee County, in a market currently defined by longer marketing times and softening price trend rather than urgency or competition.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Reflection Key. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Reflection KeyPhotos from Florida Gulf Coast MLS listings in Reflection Key; content deemed reliable but not guaranteed.
Who Reflection Key is best for.
Best for
- Buyers comfortable taking time to negotiate rather than compete for a home
- Buyers focused on value per square foot over a fast close
- Investors or long-horizon buyers less concerned with short-term price direction
Probably not for
- Sellers expecting a quick sale at a premium relative to recent trend
- Buyers who need immediate certainty from a large pool of comparable closings
- Anyone relying on near-term price appreciation as part of the purchase decision
The market around Reflection Key
Reflection Key is too small for its own price trend, so here is the market around it.
In ZIP 33907, 216 homes are on the market and 15% are under contract — a slower corner of Fort Myers.
Across Lee County, 10,622 homes are active and 1,899 pending (15% under contract).
ZIP and county figures describe the wider market, not Reflection Key specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Reflection Key, Fort Myers
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. 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. Deemed reliable but not guaranteed.
Reflection Key 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 Key buying strategy.
If we were buying in Reflection Key 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Key.
A market that rewards patience
The numbers here describe a community past its most active price momentum. A 9.6% year-over-year decline paired with a median 91 days on market means listings are not moving on emotion — they are moving on price accuracy. For sellers, that means the days of testing the market with an ambitious number are over for now; homes priced close to the $167.89 per-square-foot median are the ones that find buyers.
For buyers, the low market heat score of 23 is the headline. This is not a competitive-offer environment. There is room to negotiate on price and terms, and time to do real due diligence rather than rushing a decision. With only 8 closings in the tracked window, the sample is thin, so a buyer or seller here benefits from someone who can pull the most current comparables rather than relying on a stale headline number.
The location and the amenities are priced into every listing in Reflection Key. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with only 8 recent closings and a 91-day median time on market, pricing precision matters more than usual — a listing priced off a broad average rather than the most recent comparable can sit unnecessarily long or leave money on the table. We track this data as it updates and price and negotiate accordingly, rather than working off last quarter's assumptions.
Reflection Key in 15 seconds.
Tools for a Reflection Key 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 Key sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Reflection Key, 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 Key home worth?
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See homes for sale in Reflection Key on the map →
Should you buy in Reflection Key?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Reflection Key with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: November 12, 2026) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (2 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.
Recent Developments in Reflection Key
Development, infrastructure, retail, and school activity affecting Reflection Key, 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 8 miles northwest of Reflection Key, 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 4 miles southwest of Reflection Key.
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 8 miles southeast of Reflection Key, 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 site is about 8 miles northwest of Reflection Key.
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 6 miles northwest of Reflection Key, 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 13 miles south of Reflection Key, 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.
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