Reflection Lakes
Homes for Sale in Fort Myers, FL
All 1,305 homes for sale in Fort Myers, FL · median $235,900 · 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 Lakes in Fort Myers, FL has 12 homes for sale and 9 pending, asking from $272,500 to $589,000 (median $356,000). Over the 12 months ending 2026-09-20, 32 recorded sales closed at a median of $367,500, $198 per square foot, a median 50 days on market, sellers accepting 93% of original asking (+5% versus the prior year). Homes listed or recently sold were built 2000–2003; 6 of 21 report an HOA (median $277/mo); 16 of the 16 geocoded homes sit in a FEMA special flood hazard zone (median elevation 7 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $5,870 ($5,200 with the full homestead exemption).
| Location | Fort Myers, Lee County, FL · ZIP 33907, 33912 |
|---|---|
| Homes in the community | 317 (FL DOR 2025 assessment roll) |
| Years built | 1999–2005 (median 2001) |
| Typical living area | 2,887 sq ft (median) |
| Home types (current listings and sales) | singlefamilyresidence 48%, attached 29%, condos 19% |
| Sale prices, last 12 months | $367,500 median across 32 closed sales · $198 per sq ft · +5.0% vs the prior 12 months |
| Days on market (closed sales) | 50 median |
| For sale right now | 13 active, 6 pending · median asking $375,000 |
| Owner-occupied (homestead) share | 70% |
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; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Reflection Lakes key facts,” movewithmomentum.com/neighborhoods/reflection-lakes, data as of September 20, 2026.
Last 30 days in Reflection Lakes: 3 new listings (median asking $350,000), 9 under contract right now. As of September 30, 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 Lakes
Live MLS inventory for Reflection Lakes. 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 Lakes listings as of 2026-09-30, 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.
Every Home for Sale in Reflection Lakes Right Now (21)
All 21 active and pending Reflection Lakes listings with a detail page, newest first, refreshed twice a day from the MLS.
- 13812 Lily Pad Cir · $344,000 · 3 bd / 2 ba · listed Sep 29, 2026 · listed by RE/MAX Nautical Realty
- 14052 Clear Water Ln · $350,000 · 3 bd / 2 ba · listed Sep 26, 2026 · listed by Century 21 Selling Paradise
- 14282 Reflection Lakes Dr · $475,000 · 3 bd / 2 ba · pending · listed Sep 16, 2026 · listed by John R. Wood Properties
- 13717 Bald Cypress Cir · $649,000 · 4 bd / 3 ba · pending · listed Sep 15, 2026 · listed by The Landings Realty
- 14034 Image Lake Ct · $525,000 · 4 bd / 3 ba · pending · listed Sep 10, 2026 · listed by Premier Sotheby's Int'l Realty
- 13981 Lake Mahogany Blvd 2513 · $269,000 · 3 bd / 2 ba · pending · listed Sep 7, 2026 · listed by John R. Wood Properties
- 14142 Reflection Lakes Dr · $699,000 · 4 bd / 3 ba · pending · listed Sep 5, 2026 · listed by EXP Realty LLC
- 13716 Magnolia Lake Ct · $529,000 · 4 bd / 3 ba · listed Aug 23, 2026 · listed by John R. Wood Properties
- 14008 Shimmering Lake Ct · $589,000 · 4 bd / 3 ba · listed Aug 16, 2026 · listed by John R. Wood Properties
- 14017 Clear Water Ln · $899,000 · 4 bd / 4 ba · pending · listed Jul 26, 2026 · listed by John R. Wood Properties
- 13971 Reflection Lakes Dr · $375,000 · 3 bd / 2 ba · listed Jul 3, 2026 · listed by John R. Wood Properties
- 7928 Summer Lake Ct · $400,000 · 3 bd / 2 ba · listed Jul 2, 2026 · listed by Experience Real Estate Group
- 7678 Bay Lake Dr · $395,000 · 3 bd / 2 ba · listed Jul 2, 2026 · listed by KW Florida Living
- 13881 Lake Mahogany Blvd 3221 · $362,000 · 3 bd / 2 ba · listed Jul 2, 2026 · listed by Realty One Group MVP
- 7685 Bay Lake Dr · $349,888 · 3 bd / 2 ba · listed Jul 2, 2026 · listed by Rent 1 Sale 1 Realty
- 13991 Lake Mahogany Blvd 2424 · $289,700 · 3 bd / 2 ba · listed Jul 2, 2026 · listed by John R. Wood Properties
- 13981 Lake Mahogany Blvd 2522 · $275,000 · 3 bd / 2 ba · listed Jul 2, 2026 · listed by RE/MAX Nautical Realty
- 7900 Lake Sawgrass Loop 4612 · $272,500 · 3 bd / 3 ba · listed Jul 2, 2026 · listed by KW Florida Living
- 13695 Bald Cypress Cir · $579,000 · 4 bd / 3 ba · pending · listed Jul 2, 2026 · listed by John R. Wood Properties
- 14466 Reflection Lakes Dr · $469,000 · 3 bd / 2 ba · pending · listed Jul 2, 2026 · listed by John R. Wood Properties
- 13616 Gulf Breeze St · $375,000 · 2 bd / 2 ba · pending · listed Jul 2, 2026 · listed by John R. Wood Properties
Reflection Lakes prices off the home itself more than off the community wrapper. With no amenities identified from current MLS listings, the value case here rests on lot, condition, and square footage rather than a clubhouse or gated entry. At a median of 2,909 living square feet on homes built mostly in the early 2000s, this is a larger-footprint product than most Fort Myers communities its age, and that size is doing a lot of the work in the $350,000 median price.
A market heat score of 25 and median days on market just over 50 point to a buyer's pace, not a seller's. Year-over-year price is essentially flat, down 1.4%, which reads as a stable but not appreciating market. Sellers here should expect real scrutiny on condition and pricing discipline; buyers get room to negotiate and time to inspect rather than a bidding scramble.
Reflection Lakes right now
🟡 Still climbing. The trailing-12-month median ($368K) is up 5.0% from the prior 12 months ($350K).Momentum Research, record-level Florida Gulf Coast MLS closed sales, 12-month windows ending September 20. Confidence: Very High (32 and 37 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 1, 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 Lakes market snapshot (as of September 20, 2026): the median sale price is about $368K ($198 per sq ft over the trailing 12 months of closed sales), and a median 50 days on market for closed sales. The trailing-12-month median is up 5% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (32 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.
County records show 23 qualified sales in Reflection Lakes across 2024–2025 (11 in 2024, 12 in 2025), median $419,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Reflection Lakes: of 15 listing addresses checked against the FEMA National Flood Hazard Layer, 100% 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 Lakes is a community of 317 homes in Fort Myers, Lee County, built between 1999 and 2005 (median 2001), with a median living area of about 2,887 square feet. 70% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Reflection Lakes is a Fort Myers community of 552 homes built primarily between 1999 and 2005, with a median year built of 2001 and larger-than-typical living space for its era. The current MLS data shows no identified community amenities, so the draw here is the housing stock itself rather than shared facilities.
The setting & the homes.
Aerial and on-site photos of Reflection Lakes. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Reflection LakesPhotos from Florida Gulf Coast MLS listings in Reflection Lakes; content deemed reliable but not guaranteed.
Who Reflection Lakes is best for.
Best for
- Buyers prioritizing square footage and lot size over community facilities on a moderate budget
- Buyers comfortable evaluating condition on an early-2000s home rather than relying on amenity upkeep
- Buyers who want negotiating room and time to inspect in a slower-paced, low-heat market
Probably not for
- Buyers who want a gated community with an active clubhouse or resort-style pool as part of the purchase
- Buyers seeking a fast-moving, high-competition market with limited room to negotiate
- Buyers expecting near-new construction rather than homes built between 1999 and 2005
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 ($368K) IS the median in the snapshot above, and the move from 2025 ($350K) IS the +5.0% one-year change.
Windows contain 1 to 62 sales each (32 in the current window); every figure carries its sample size. 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.
43% of homes for sale in Reflection Lakes 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 (2026-10-01).
Reflection Lakes Market Scorecard
Reflection Lakes is currently a balanced market., a median asking price of $375,000, and homes go under contract in about 144 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.
Reflection Lakes 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, tiles © CARTO.
The Reflection Lakes buying strategy.
If we were buying in Reflection Lakes 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 Lakes.
Size Over Sizzle
The median living area of 2,909 square feet is the standout number in this snapshot. Combined with a median price per square foot of $195.03, that works out to a median sale price of $350,000 for homes that run larger than a lot of newer-built product in the area. Buyers looking for square footage without paying new-construction premiums should take this seriously; the tradeoff is homes that are now roughly two decades old and will vary in how much has been updated.
A 71.2% homestead share suggests most owners here have claimed the property as a primary residence, which tends to correlate with longer hold periods and less turnover-driven inventory churn. With 38 closings in the recent window against 552 total homes, this is a community that moves in a measured, unhurried way rather than one with high transaction velocity.
The location and the amenities are priced into every listing in Reflection Lakes. 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 Lakes 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 (6.4). Basis: Recent Direction +5.0% year-over-year; Owner Commitment 70% owner-occupied; Pricing Power 92.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community where price is driven by condition and square footage rather than shared amenities, the negotiation happens home by home. We track what has actually closed in Reflection Lakes recently, price accordingly, and help buyers separate a well-maintained early-2000s home from one that needs real work before it is worth the median.
Reflection Lakes in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $278/month (about $3,336/yr) · median of 120 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $278 per month ($3,336 a year) — the median AssociationFee across 120 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Reflection Lakes 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 Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Reflection Lakes, 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 Lakes home worth?
Get a no-obligation home value based on real comparable sales in Reflection Lakes, 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 Lakes
Homes in Reflection Lakes 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.
- 13600 Gulf Breeze St · off market
- 13950 Lake Mahogany Blvd 1221 · off market
- 7863 Lake Sawgrass Loop 5512 · off market
Frequently Asked Questions
What is the median home price in Reflection Lakes?
How long do homes in Reflection Lakes take to sell?
How many homes are in Reflection Lakes?
What share of Reflection Lakes is owner-occupied?
When were the homes in Reflection Lakes built?
Who is the best real estate agent for Reflection Lakes?
How do I find a top Fort Myers real estate agent who knows Reflection Lakes?
Can Momentum Realty connect me with an agent for Reflection Lakes?
Where is Reflection Lakes, and what county is it in?
Is Reflection Lakes a good place to live?
Should you buy in Reflection Lakes?
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: September 30, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 33907/33912)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (559 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Florida Gulf Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Reflection Lakes fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Reflection Lakes with Momentum Realty’s local guides.
More on Reflection Lakes
- Home values · What homes in Reflection Lakes actually sell for