Reflection Key
Homes for Sale in Fort Myers, FL
All 1,348 homes for sale in Fort Myers, FL · median $239,900 · 189 homes for sale in 33907 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
As of October 2026, Reflection Key in Fort Myers, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 8 recorded sales closed at a median of $260,000, $168 per square foot, a median 91 days on market, sellers accepting 91% of original asking (-13% versus the prior year). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $4,150 ($3,490 with the full homestead exemption).
Last 30 days in Reflection Key: 2 new listings (median asking $302,000). As of October 20, 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.
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.
Reflection Key right now
🔴 Off the recent peak. The trailing-12-month median ($260K) is down 12.8% from the prior 12 months ($298K). With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Florida Gulf Coast MLS closed sales, 12-month windows ending September 20. Confidence: Medium (8 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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 Key market snapshot (as of September 20, 2026): the median sale price is about $260K ($168 per sq ft over the trailing 12 months of closed sales), and a median 91 days on market for closed sales. The trailing-12-month median is down 13% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (8 closings in the current window).
In ZIP 33907 (Fort Myers), 426 homes closed in the last 12 months at a median of $210K ($168/sq ft), down 15.8% year over year, with a median 65 days on market. Right now 221 active and 47 pending listings — a soft market. See the live ZIP 33907 housing market and the Lee County market.
Florida Gulf Coast MLS sales records identify 5 homes in Reflection Key that have changed hands, built between 2007 and 2008 (median 2008), with a median living area of about 1,929 sq ft and a typical 3-bedroom, 2-bath layout; 100% are condominiums. Source: Florida Gulf Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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.
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
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($260K) IS the median in the snapshot above, and the move from 2025 ($298K) IS the -12.8% one-year change.
Windows contain 3 to 15 sales each (8 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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.
14% of homes for sale in ZIP 33907 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 (2026-10-20).
Reflection Key Market Scorecard
Reflection Key is currently a balanced market., a median asking price of $323,950, and homes go under contract in about 0 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Florida Gulf Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
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 and pending Reflection Key listings as of 2026-10-23, 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.
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?
Get a no-obligation home value based on real comparable sales in Reflection Key, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Fort Myers →
Recently off market in Reflection Key
Homes in Reflection Key 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. 3 on record.
- 14811 Reflection Key Cir 115 · off market
- 14951 Reflection Key Cir 515 · off market
- 14951 Reflection Key Cir 531 · off market
| Location | Fort Myers, Lee County, FL · ZIP 33907 |
|---|---|
| Sale prices, last 12 months | $260,000 median across 8 closed sales · $168 per sq ft · -12.8% vs the prior 12 months |
| Days on market (closed sales) | 91 median |
| For sale right now | 2 active, 2 pending · median asking $323,950 |
Data as of September 20, 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. Market figures describe homes, not residents. Cite as: Momentum Realty, “Reflection Key key facts,” movewithmomentum.com/neighborhoods/reflection-key, data as of September 20, 2026.
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.
Just listed in Reflection Key
The newest homes for sale in Reflection Key right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 14941 Reflection Key Cir 622 $315,000 · 3 bd · 2 ba · 1,929 sq ft · new today Courtesy of VIP Realty Group Inc
- 14961 Reflection Key Cir 412 $289,000 · 2 bd · 2 ba · 1,504 sq ft · new today Courtesy of Starlink Realty, Inc
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Reflection Key Right Now (2)
All 2 active and pending Reflection Key listings with a detail page, newest first, refreshed twice a day from the MLS.
- 14961 Reflection Key Cir 412 · $289,000 · 2 bd / 2 ba · listed Oct 20, 2026 · listed by Starlink Realty, Inc
- 14941 Reflection Key Cir 622 · $315,000 · 3 bd / 2 ba · listed Oct 16, 2026 · listed by VIP Realty Group Inc
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Ask an agent about Reflection Key
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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 October 2026.
- 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 - July 2026Infrastructure
New Big Carlos Pass Bridge opens in Lee County
The new fixed-span Big Carlos Pass Bridge connecting the south end of Estero Island with Lovers Key officially opened and was dedicated June 30, 2026. The $90.8 million project replaces an older drawbridge and provides 60 feet of boat clearance along with bicycle lanes and sidewalks. Concrete from the demolished drawbridge was repurposed into an artificial reef offshore.
What it may mean for the marketA new high-span bridge upgrades the coastal road connection and removes the delays associated with the former drawbridge. The project is about 17 miles south of Reflection Key, elsewhere in Lee County.
Source: Gulfshore Business - June 2026Retail & Dining
High 5 Entertainment underway at Village Hub SportsPark in Estero
Vertical construction is underway on a High 5 Entertainment venue at the Village Hub SportsPark on the north side of Williams Road in Estero. The facility will include the 21-court Estero Pickleball Club, a 16-lane bowling alley, two miniature golf courses, an arcade, a full-service kitchen and bar, and retail space. The CEO said construction should finish within six to eight months, targeting soft openings in February 2027.
What it may mean for the marketA new entertainment and dining venue adds recreational and commercial space to the Estero activity hub. The project is about 16 miles southeast of Reflection Key, elsewhere in Lee County.
Source: Gulfshore Business - 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 - May 2026Development
Estero board reviews 370-unit mixed-use complex at Estero Parkway and Three Oaks Parkway
The Estero Planning, Zoning and Design Board on May 19, 2026 reviewed The Residential Group's proposal for a mixed-use development on 5.275 acres at the southwest corner of Estero Parkway and Three Oaks Parkway. The plan calls for 370 apartments and 33,000 square feet of commercial space and requests a zoning change from a 1994 commercial planned development to a mixed use planned development. The proposal projects fewer daily trips and lower density than the previously approved shopping center.
What it may mean for the marketThe plan would convert an aging commercial site into new housing and ground-floor retail at a major intersection. The project is about 17 miles southeast of Reflection Key, elsewhere in Lee County.
Source: Gulfshore Business
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 Key?
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Where is Reflection Key, and what county is it in?
Should you buy in Reflection Key?
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: October 23, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (119 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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More on Reflection Key
- Home values · What homes in Reflection Key actually sell for