Fort Myers · Florida · 33912

Reflection Isles Homes for Sale in Fort Myers, FL

Reflection Isles homes for sale in Fort Myers: 31 county-recorded sales at a $495,000 median, every street and floor plan compared, the master association, City tax bill lines, flood letters and schools. Updated October 2026.

Back to Fort Myers

Reflection Isles homes for sale sit inside a gated single-family community of about 530 homes in the City of Fort Myers, ZIP 33912 (Lee County taxing district 090), off Palomino Lane near Daniels Parkway. The October 25, 2026 Lee County parcel file counts 526 homes with ZIP 33912, built 2007 to 2017; the county's live parcel layer counts 531 single-family parcels, and the association counts 533. Lee County recorded 31 qualified sales at a $495,000 median in the 12 months through September 25, 2026. Reflection Isles is one section of our Fort Myers homes for sale and communities guide. Reflection Lakes is a separate community. Updated October 2026.

Aerial view of Reflection Isles homes and lakes in Fort Myers, Florida — Aerial imagery: USDA NAIP via USGS The National Map.

This page shows live Reflection Isles listings, what Reflection Isles homes actually sold for on the Lee County record, how the streets and floor plans differ in size and price, and the tax bill lines, association facts, flood map letters, schools and drive times that come with a Reflection Isles address. Every figure names its record and date, and every source is listed at the bottom of the page.

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Key takeaways for Reflection Isles buyers

Reflection Isles buyers are choosing among resale single-family homes and attached villa pairs in one gated City of Fort Myers community with one master association, no CDD, a FEMA Zone AE map with dozens of individual FEMA letters, and a 12-month county median of $495,000. The points below carry their record and date.

Reflection Isles Master Association, Inc. (Sunbiz N05000000245, filed January 7, 2005, active) is the only Reflection Isles entity on the Florida corporation registry: no sub-associations and no community development district were found.
The October 25, 2026 Lee County parcel file counts 526 homes with ZIP 33912, every one coded single family, built 2007 to 2017 (median year 2013); the live county layer counts 531 single-family parcels.
Lee County recorded 31 qualified sales in the 12 months through September 25, 2026, at a $495,000 median ($320,000 to $739,990), against 23 sales at $529,000 in the 12 months before that, a 6.4 percent lower median.
The 12-month median was $217 per heated square foot; heated area runs from 1,384 to 3,909 square feet (median 2,032), and 308 of the 526 homes have four bedrooms.
The 2026 property tax rate for taxing district 090 (City of Fort Myers) is 16.9702 mills, up from 16.5034 in 2025; the City adds a $239.80 fire assessment per home for FY2026/27 (Resolution 2026-71) plus stormwater and solid waste lines.
Association dues, any resale transfer fee and the recorded Master Declaration are members-only and not published; request the budget and an estoppel certificate before you write an offer.
FEMA maps Reflection Isles in Zone AE on panel 12071C0433G (effective December 7, 2018), and FEMA's public layer shows 65 LOMA or LOMR-F letters that removed individual structures from the flood zone.
Lee County's evacuation layer places Reflection Isles in Evacuation Zone D, and the City of Fort Myers holds a Community Rating System Class 6 flood insurance discount of 20 percent.
The City approved the land in 2004 as the Palomino Estates planned unit development and renamed it Reflection Isles in 2013; City permits show Engle Homes of Southwest Florida building first and Lennar Homes, LLC building from 2012.

Reflection Isles homes for sale right now

Reflection Isles homes for sale are linked below, filtered to the Reflection Isles subdivision and sorted by price, with searches for houses, pool homes and lake homes inside the community. Data updated: October 2026. Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.

Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Every Reflection Isles home has a Fort Myers, FL 33912 address, so searches for homes for sale in Reflection Isles Fort Myers and Reflection Isles Fort Myers FL return the same set.

Ready to tour Reflection Isles homes?

Tell us which streets, floor plan and price range you are weighing and a Domain Realty Group agent will arrange gate access and showings. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.

What do homes in Reflection Isles sell for?

Reflection Isles homes sold at a median of $495,000 on the Lee County record across 31 qualified sales in the 12 months through September 25, 2026 (the latest recorded date in the county file), from $320,000 to $739,990. Every sale was a single-family resale. The 12 months before that recorded 23 sales at $529,000.

Data updated: October 2026. We tracked every qualified Reflection Isles sale on the Lee County file, street by street, to build the tables below.

Lee County recorded sales	Sales	Median	Low	High	Median $ per heated sq ft
12 months, all homes	31	$495,000	$320,000	$739,990	$217
12 months, resale	31	$495,000	$320,000	$739,990	$217
12 months, builder-direct	0
Prior 12 months, all homes	23	$529,000	$335,000	$749,900	$235
24 months, all homes	54	$505,000	$320,000	$749,900	$218

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified improved sales over $1,000, index built October 28, 2026 (12 months is September 26, 2025 to September 25, 2026; the newest Reflection Isles sale in the file was recorded August 14, 2026). The county median moved down 6.4 percent, from $529,000 to $495,000, while the number of sales rose from 23 to 31. No condominium exists on the county roll, so every row is single family.

The Reflection Isles price trend since 2015

The county record shows the build years and the resale years clearly. Through 2017, builder-direct sales made up a large share of each year (83 of 104 in 2015). From 2018 on, every recorded sale was a resale, and the median stepped up from $406,250 in 2021 to $575,000 in 2022.

Year	Sales	Median	Builder-direct sales	Median $ per heated sq ft
2015	104	$341,700	83	$143
2016	85	$297,000	56	$147
2017	60	$306,500	30	$145
2018	50	$345,500	0	$147
2019	43	$315,000	0	$146
2020	53	$360,000	0	$153
2021	60	$406,250	0	$195
2022	36	$575,000	0	$237
2023	37	$510,000	0	$252
2024	25	$475,000	0	$221
2025	25	$500,000	0	$235
2026 (to date)	24	$507,500	0	$218

Source: Lee County Property Appraiser sale files by calendar year; every row is single family. Builder-direct is estimated as the first qualified sale within one year of the year built. The 2016 median of $297,000 is the low of the series, the 2022 median of $575,000 is the high, and the calendar-year peak in dollars per square foot was $252 in 2023.

Price bands in the last 12 months

Of the 31 recorded sales, none closed below $300,000, 5 closed between $300,000 and $400,000, 11 between $400,000 and $500,000, and 15 between $500,000 and $750,000. No Reflection Isles sale in the window reached $750,000. The $500,000 to $750,000 band was the busiest, and it holds every Longwing Drive sale of the year.

The highest and lowest recent Reflection Isles sales

Highest 12-month sales	Recorded	Price	Heated sq ft	Built
11034 Longwing Dr	February 27, 2026	$739,990	2,662	2014
10986 Longwing Dr	February 17, 2026	$725,000	2,925	2015
10924 Cherry Laurel Dr	January 29, 2026	$686,500	3,302	2017
11035 Longwing Dr	May 27, 2026	$675,000	2,662	2014
11006 Longwing Dr	March 24, 2026	$655,000	2,362	2015

Lowest 12-month sales	Recorded	Price	Heated sq ft	Built
9316 River Otter Dr	April 17, 2026	$320,000	1,677	2014
9095 Water Tupelo Rd	January 30, 2026	$329,900	1,564	2014
11304 Reflection Isles Blvd	May 28, 2026	$355,000	1,603	2008
11244 Red Bluff Ln	December 19, 2025	$385,000	1,677	2013
11064 Cherry Laurel Dr	February 5, 2026	$390,000	2,032	2014

The highest qualified Reflection Isles sale anywhere in the county file is $840,000 for 9107 Sandhill Crane Ct, recorded May 16, 2022, a 2,925 square foot single-family home built in 2015.

Price per square foot in Reflection Isles

County dollars per square foot on this page use heated (living) area from the Lee County roll, not total area under roof. On that basis the 12-month median was $217 per square foot, against $235 in the prior 12 months and $218 across 24 months. The calendar-year series ran from $143 in 2015 to a $252 peak in 2023, and 2026 to date sits at $218.

Sales by size in the last 12 months

We split the 31 recorded 12-month sales by the heated area on the county roll. Six homes under 2,000 square feet sold at a $370,000 median ($320,000 to $500,000), twelve homes of 2,000 to 2,499 square feet at $441,000 ($390,000 to $655,000), and thirteen homes of 2,500 square feet or more at $610,000 ($440,000 to $739,990).

Sales by build era

Seven of the 31 sales were homes built 2007 to 2009, at a $490,000 median ($355,000 to $620,000). The other 24 were homes built 2012 to 2017, at a $497,500 median ($320,000 to $739,990). The build era moves the median less than the floor plan and street do.

What the county record cannot show

The county file records the price and the date a deed was recorded. It does not record the asking price, how long the home was listed or how many homes are for sale today. Those are MLS fields, and they are being added in our next data refresh; the listing links above show current inventory now.

Reflection Isles homes compared by street and floor plan

Reflection Isles is one community on two recorded plats: the original plat (Instrument 2006-195399, 347 homes on the county layer) and the 2013 Replat (Instrument 2013000245145, 178 homes), with 6 parcels under other legal wording. Every home is coded single family, and the street and floor plan decide most of the price. Data updated: October 2026.

County legal group	Homes	Year built	Median heated sq ft	24-month sales	24-month median
Reflection Isles	520	2007 to 2017	2,032	53	$510,000
Reflection Isles Replat (short legal "REPLT")	6	2014	1,564	1	$329,900

Source: Lee County Property Appraiser parcel roll and qualified sales, grouped by the short legal description, 24 months to the October 28, 2026 index; plat counts from the Lee County parcel layer, queried October 28, 2026. The county's short legal puts most Replat lots under the plain Reflection Isles name, so the street table below is the better guide. A median of two to five sales is a range, not a price.

Street (12-month county sales)	Sales	Median	Low	High	Median $ per heated sq ft	Years built of homes sold
River Otter Dr	9	$490,000	$320,000	$620,000	$217	2007 to 2015
Cherry Laurel Dr	8	$467,500	$390,000	$686,500	$209	2013 to 2017
Longwing Dr	5	$675,000	$650,000	$739,990	$254	2014 to 2015
Red Bluff Ln	4	$464,500	$385,000	$525,000	$242	2013 to 2014
Water Tupelo Rd	3	$425,000	$329,900	$515,000	$209	2014 to 2015
Reflection Isles Blvd	2	$410,000	$355,000	$465,000	$200	2008 and 2012

Source: derived by Domain Realty Group from the 31 qualified 12-month sales in the Lee County file (September 26, 2025 to September 25, 2026). Bluff Oak Ln and Sandhill Crane Ct recorded no qualified sale in the window.

The original plat and the 2013 Replat

The original plat, recorded as Instrument 2006-195399, holds 347 homes on the county layer, built from 2007. The Replat, Instrument 2013000245145, holds 178 homes on the layer, built in the Lennar years from 2012, on streets that include Cherry Laurel Drive, Longwing Drive and Sandhill Crane Court. Six more parcels carry other legal wording. The plat matters for title work and for the FEMA letter that covers some Replat lots.

River Otter Drive

River Otter Drive recorded 9 of the 31 sales in the latest 12 months, more than any other street, at a $490,000 median from $320,000 to $620,000. Its homes sold span the oldest and newer builds (2007 to 2015) and sizes from 1,677 to 3,291 heated square feet. FEMA's layer shows 22 letters on River Otter Drive, the most of any street.

Cherry Laurel Drive

Cherry Laurel Drive recorded 8 sales at a $467,500 median, from $390,000 to $686,500, on homes built 2013 to 2017. Most of its sales were 2,032 square foot plans, the community's median size; the $686,500 sale at 10924 Cherry Laurel Dr was a 3,302 square foot home built in 2017, the newest year on the roll.

Longwing Drive

Longwing Drive is the top of the Reflection Isles price range on the county record. All 5 of its 12-month sales ran from $650,000 to $739,990, at a $675,000 median and $254 per heated square foot, and four of the five highest sales of the year were on Longwing Drive. Its homes sold were built 2014 and 2015, on 2,362 to 2,925 square foot plans.

Sandhill Crane Court

Sandhill Crane Court recorded no qualified sale in the latest 12 months, but it holds the highest qualified sale in the whole county file: $840,000 on May 16, 2022 for a 2,925 square foot home built in 2015. FEMA's 2016 LOMR-F, case 16-04-2700A, names the Replat lots on Longwing Drive and Sandhill Crane Court.

Red Bluff Lane and Bluff Oak Lane

Red Bluff Lane recorded 4 sales at a $464,500 median, from $385,000 to $525,000, on homes built 2013 and 2014, at $242 per heated square foot. Bluff Oak Lane recorded no qualified sale in the window. FEMA's layer shows 9 letters on Red Bluff Lane and 3 on Bluff Oak Lane.

Water Tupelo Road

Water Tupelo Road recorded 3 sales: $329,900 for a 1,564 square foot Replat home built in 2014, $425,000 for a 2,032 square foot home and $515,000 for a 2,606 square foot home, both built in 2015. FEMA's layer shows 19 letters on Water Tupelo Road, second only to River Otter Drive.

Reflection Isles Boulevard

Reflection Isles Boulevard, the entry road from the Palomino Lane gate, recorded 2 sales: $355,000 for a 1,603 square foot home built in 2008 and $465,000 for a 2,606 square foot home built in 2012, the latter on August 14, 2026, the newest Reflection Isles sale in the file. FEMA's layer shows 5 letters on the Boulevard.

Villas and attached pairs

Reflection Isles includes attached villa pairs as well as detached houses. City of Fort Myers permit records show 103 "single family attached" permits, mostly 2006 pairs, and the association describes villas, townhomes and single-family residences. The county codes each half as its own single-family parcel, so the roll shows 526 single-family homes and no condominiums.

Bedrooms, stories, pools and lake lots

On the October 2026 county roll, 308 of the 526 homes have four bedrooms, 126 three, 57 five, 27 two and 8 six. There are 388 one-story and 138 two-story homes, 247 homes (47 percent) carry a pool, every home has a garage, and 307 carry a lake view code. The median lot is 0.164 acre.

Year-built bands

The county roll places 136 homes in the 2005 to 2009 band, 225 in 2010 to 2014 and 165 in 2015 to 2019, with a median year built of 2013. The live county layer, counting 531 homes, shows 114 built in 2007, 15 in 2008, 8 in 2009, none in 2010 or 2011, then 42 in 2012, 104 in 2013, 83 in 2014, 80 in 2015, 57 in 2016 and 28 in 2017.

Who governs Reflection Isles?

Reflection Isles is governed by one association, Reflection Isles Master Association, Inc., a Florida not-for-profit corporation (document N05000000245) filed January 7, 2005 and active in 2026. The Florida registry lists no other Reflection Isles entity, no sub-association was found, and Lee County's taxing layer shows no community development district billing these homes.

Reflection Isles Master Association, Inc.

The association's articles, filed January 7, 2005, give it power to make assessments, own and insure common areas, make and amend reasonable rules, enforce the Master Declaration of Covenants and Restrictions for Reflection Isles and contract for management. The articles call for at least three directors, always an odd number, and annual reports are on file every year from 2006 to 2026.

No sub-associations

The articles use the words "Master Association" and "Master Declaration," but no neighborhood, villa or condominium association appears on the Florida registry, the county roll owner fields or the taxing layer. Villa halves and detached homes sit under the same single association, so a buyer deals with one board and one budget.

No CDD at Reflection Isles

Reflection Isles has no community development district. The one CDD-coded parcel inside the original plat's legal description is Tract C-4, a 156.29-acre conservation and water retention tract owned by the neighboring Renaissance CDD; that district does not bill Reflection Isles homes. No CDD or special taxing line appears for these homes on the county taxing layer.

The recorded documents

The Master Declaration, its amendments, the bylaws and the plat images sit in the Lee County Clerk's official records, which need an interactive search session, and the association's document library is behind a resident login. Florida law (section 720.303) requires an association to keep official records and make most of them available to members. Ask the seller for the full set early.

Architectural review and owner forms

The association's public page list shows architectural review criteria, an exterior paint application and color options, a pool with screened lanai form, a fixed generator supplemental form, an irrigation excavation permit and a waiver request form. The rules themselves are members-only. City records show 97 fence permits and 15 generator permits on Reflection Isles lots.

Land, lakes and preserve

The county parcel layer counts 567 parcels with a Reflection Isles legal: 531 homes, 1 vacant lot, 34 common tracts and the Renaissance CDD conservation tract. Common land includes 15 lake tracts (62.31 acres), association-owned preserve tracts (79.37 acres) and two recreation tracts (4.41 acres). The 2004 ordinance approved 287.93 acres for the project.

What does it cost to own in Reflection Isles?

Reflection Isles ownership costs stack in four billed layers: property tax at the district 090 rate, three City of Fort Myers non-ad valorem lines on the same tax bill (fire, stormwater and solid waste), and the master association assessment, which is not published. There is no CDD. We print only figures with a dated source. Data updated: October 2026.

Cost layer	Amount	Period and source
Property tax, district 090	16.9702 mills ($1,697.02 per $100,000 of taxable value)	Lee County 2026 millage book, printed October 9, 2026
City fire rescue assessment	$239.80 per dwelling unit (was $218.00)	FY2026/27, Resolution 2026-71, adopted September 9, 2026
City stormwater fee	$2.16 per Standard Impervious Unit (500 sq ft) per month	City of Fort Myers stormwater user fee page
City residential solid waste	$240.55 a year	per the City's budget workshop materials (August 21, 2026); adoption not confirmed
CDD or special district	None	Lee County taxing layer; Florida special district list
Master association assessment	Not published	members-only budget; estoppel certificate
Resale transfer or capital fee	Not published	Master Declaration; estoppel certificate

Reflection Isles association dues are not published

Reflection Isles Master Association does not publish its assessment on a public page: its documents, budget and one-time charges pages are members only. Online figures for Reflection Isles dues disagree with each other and carry no date, so we print none. The association's annual budget and an estoppel certificate for the exact home are the two documents that state the current amount.

What an estoppel certificate costs

Florida section 720.30851 (2025 statutes) requires the association to issue an estoppel certificate within 10 business days. The fee may not exceed $250 when nothing is delinquent, plus $100 for delivery within 3 business days, and up to $150 more if amounts are owed. The certificate states assessments, unpaid balances and any special assessment due.

Gate credentials and one-time charges

The association's one-time charges page covers an application fee and the key fobs and windshield readers for the gate. The amounts are behind the resident login. Ask the seller to transfer working credentials at closing and ask the association which one-time charges a new owner pays.

Property taxes in taxing district 090

Every Reflection Isles home is in Lee County taxing district 090, City of Fort Myers. The 2026 total is 16.9702 mills, up 0.4668 mill (2.8 percent) from 16.5034 in 2025, mainly because the City raised its rate from 6.5000 to 6.9000 mills and a new City parks voted debt levy of 0.1170 mill appears. Each $100,000 of taxable value costs $1,697.02 at that rate.

Taxing authority, district 090	2026 mills	2025 mills
City of Fort Myers	6.9000	6.5000
Lee County general revenue	3.7623	3.7623
School, state law	3.0230	3.0710
School, local board	2.2480	2.2480
Lee County Library District	0.4218	0.4218
City parks voted debt service	0.1170	0.0000
Water management, mosquito, hyacinth and navigation districts (six lines)	0.4981	0.5003
Total	16.9702	16.5034

Source: Lee County Property Appraiser 2026 Taxing District Millage Book (printed October 9, 2026, District 090, page 52, ACTUAL column) and the 2025 book. The book states that its listing does not include non-ad valorem special assessments.

The City fire rescue assessment

City of Fort Myers Resolution 2026-71, adopted at a special Council meeting on September 9, 2026, set the FY2026/27 fire rescue assessment at $239.80 per residential dwelling unit, 10 percent above the prior year's $218.00. It is a non-ad valorem line on the November tax bill, separate from the millage, and it funds the City fire service that covers Reflection Isles.

The City stormwater fee

The City rounds a property's impervious area down to the nearest 500 square feet, counts each 500 square feet as one Standard Impervious Unit, bills $2.16 per unit per month and multiplies by 12 for the tax bill. The City's own example, 2,500 square feet or 5 units, pays $129.60 a year. A 2014 permit note says the common-area fee is divided among the lots.

The City solid waste charge

Every Reflection Isles home sits in City garbage district 009. Per the City's budget workshop materials of August 21, 2026, the residential solid waste charge is $240.55 a year, unchanged from the prior year; adoption of the FY2027 rate was not confirmed in the records read, so check the 2026 TRIM notice or tax bill.

A worked yearly example (illustrative)

Take a Reflection Isles home at the 2026 roll's median taxable value of $287,128. Property tax at 16.9702 mills is $4,872.62. Add the $239.80 fire assessment, the $240.55 solid waste figure and $129.60 of stormwater for 2,500 square feet of impervious area, and the yearly total is $5,482.57 before association dues, insurance and utilities. This is an illustration, not a tax bill.

Line	Yearly amount
Property tax ($287,128 x 16.9702 / 1,000)	$4,872.62
City fire rescue assessment, FY2026/27	$239.80
City solid waste (budget workshop figure)	$240.55
City stormwater, 5 units x $2.16 x 12	$129.60
Total before association dues	$5,482.57

The roll's median just value is $389,726, higher than the median taxable value because Save Our Homes (section 193.155) caps yearly assessment growth for a homestead and resets it at a change of ownership. A buyer's first-year taxable value usually sits closer to the purchase price than to the seller's capped value.

Paying the tax bill early

The Lee County Tax Collector allows a 4 percent discount for payment in November, 3 percent in December, 2 percent in January and 1 percent in February; the bill is due March 31. The discount applies to the whole bill, including the City's non-ad valorem lines.

Water, sewer and reuse

City of Fort Myers Utilities serves water and sewer at Reflection Isles, billed separately from the tax bill. The FY2027 inside-city rate sheet lists water at $5.67, $11.33, $17.00 and $22.66 per 1,000 gallons by tier and a 5/8-inch meter charge of $12.40 for water and $22.92 for sewer a month. The 2004 ordinance reserved 350,000 gallons a day of City reuse capacity for the project.

Is Reflection Isles gated?

Yes. Reflection Isles is gated, with a gatehouse at the Palomino Lane entrance, barrier arms and an access control system, and residents enter with key fobs or windshield readers sold by the association. The gate access vendor runs a resident portal. Whether a guard is on duty, and at what hours, is not published.

The Reflection Isles gate on the City record

City of Fort Myers permits show a guardhouse built in 2006 to 2007, barrier arms and bollards tied to a security camera and access control system in 2017, a gatehouse island expansion with a speed bump in 2018 and a gatehouse air conditioning replacement in 2023. Lee County's subdivision layer flags Reflection Isles as gated.

Private roads and the only way in

The 2004 ordinance made every road in the community private. The only way in is Reflection Isles Boulevard from Palomino Lane; north of Penzance Boulevard Palomino Lane is a private road with a 30 mph limit, and south to Daniels Parkway it is county maintained. The City's 2015 ordinance states access is "only from Daniels Parkway."

What amenities does Reflection Isles have?

Reflection Isles amenities sit in one clubhouse complex and one tennis site: a clubhouse with a fitness room, kitchen and multi-purpose room, a main pool and a wading pool, a playground, a basketball court and two tennis courts. There is no golf course and no marina inside the community, and the common tracts belong to the master association.

The clubhouse and fitness room

City permits show the clubhouse on Tract R-1 (2.88 acres) begun in 2007 at a declared $1,433,340, a 2012 amenity center phase with restrooms and a 2014 phase adding a kitchen, exercise room, office and multi-purpose room. The association describes a "state-of-the-art workout room." Clubhouse heated floor area is not published.

Pools and playground

Permits show the main pool in 2008 and a wading pool, a 6-foot pool barrier fence in 2024 and shade structures over the pool equipment and playground in 2024. Pool hours and guest rules are on the members-only pages, so ask the association before you plan on them.

Tennis, basketball and pickleball

Tract R-2 (1.53 acres) holds two asphalt tennis courts with 10-foot fencing built in 2014 and a rest shelter from 2013; a 55 by 84 foot basketball court dates from 2012. The association's site has a pickleball page, but no pickleball court permit appears under the community's name, so built courts are unconfirmed.

No golf course and no marina

Neither the 2004 planned unit development ordinance nor the county parcel roll shows a golf course in Reflection Isles, and no boat dock or seawall flag appears on any of its 567 parcels. The nearest courses on Lee County's golf layer are about 1.4 straight-line miles from the entrance, and a City-owned public course is about 3.1 miles.

Sidewalks, lakes and the slough

The 2004 ordinance allowed a five-foot sidewalk or six-foot pathway on one side of the roads, and the association describes miles of sidewalks shaded by royal palms. The community borders the Six Mile Cypress Slough on its west side, behind an undisturbed buffer of at least 82 feet and an average of 144 feet.

Can you rent out a home in Reflection Isles?

Reflection Isles leasing rules live in the recorded Master Declaration, which is not published online, so the minimum lease term, the number of leases a year and any approval fee for Reflection Isles are not stated here. Florida law sets the outer limits on what any homeowners association may change about rentals.

What Florida law lets an association do about rentals

Section 720.306(1)(h) of the Florida Statutes (2025) lets any association amend its documents to regulate rentals shorter than six months and to bar renting a parcel more than three times in a calendar year, and those two changes bind all owners. Other rental amendments adopted after July 1, 2021 bind only owners who buy later or consent.

What to request before you buy a rental

Ask the seller for the Declaration's leasing article, any lease application and fee, the rules on tenant gate credentials and amenity use, and the current estoppel certificate. If the plan is an annual rental, confirm the rule in writing before you write an offer.

Is Reflection Isles in a flood zone?

Yes. FEMA's flood map shows Reflection Isles in Zone AE, a special flood hazard area, on panel 12071C0433G, effective December 7, 2018, at the community's median point, queried October 28, 2026. The source is the Six Mile Cypress Slough, not the Gulf.

FEMA's public layer shows 65 LOMA or LOMR-F letters that removed individual structures from the zone. Data updated: October 2026.

Hazard layer	Result for Reflection Isles	Source and date
FEMA flood zone	Zone AE, special flood hazard area, no stored base flood elevation	FEMA NFHL, queried October 28, 2026
FEMA panel	12071C0433G, effective December 7, 2018	FEMA FIRM panel layer
30-parcel screen	28 of 30 sampled parcels in AE, 2 in Zone X	FEMA NFHL, Lee parcel sample, October 28, 2026
FEMA letters (LOMA or LOMR-F)	65 Reflection Isles letters, 2008 to 2026	FEMA LOMA layer, queried October 28, 2026
Preliminary and pending maps	No change at Reflection Isles; same panel	FEMA preliminary and pending NFHL
Lee County evacuation zone	Zone D, surge zone 4	Lee County EOC layer
City of Fort Myers Community Rating System	Class 6, 20 percent discount	FEMA CRS list effective October 1, 2026

What a FEMA letter does

A Letter of Map Amendment (LOMA) or a Letter of Map Revision based on fill (LOMR-F) is FEMA's finding that a specific structure or lot sits above the base flood elevation. It removes the federal mandatory flood insurance purchase requirement for that structure only and does not change the map for neighbors. Check whether the exact lot has a letter on FEMA's Map Service Center.

How many Reflection Isles homes have a letter

FEMA's layer returns 66 letters in the community's envelope: 64 LOMA and 2 LOMR-F. One, a 2026 Cherry Laurel Drive letter, is labeled "Reflection Lakes Subdivision" though the street is in Reflection Isles, so 65 are Reflection Isles letters; 61 read "Structure removed, property partially inundated." That is about one letter for every eight homes.

Streets with FEMA letters

The letters cluster on River Otter Drive (22), Water Tupelo Road (19), Red Bluff Lane (9), Reflection Isles Boulevard (5), Cherry Laurel Drive (3) and Bluff Oak Lane (3), plus Sandhill Crane Court (1) and 3 letters that cover several lots. The 2016 LOMR-F, case 16-04-2700A, is titled for the Replat lots on Longwing Drive and Sandhill Crane Court.

When the letters were issued

FEMA's layer dates 21 letters to 2009, the most of any year, followed by 7 in 2012, 6 in 2010 and 6 in 2017. Letters kept coming during the resale years: 1 in 2023, 2 in 2024, 1 in 2025 and 2 in 2026. A buyer's lender will ask for the letter by case number, so get it from the seller.

Elevation and the base flood level

FEMA stores no base flood elevation at the community's points, but its nearest base flood elevation lines read 19.0 feet NAVD88, and slough cross-sections west of the community show 18.6 and 18.7 feet. Lee County's 2018 spot elevations at the lots read about 20.1 to 22.5 feet. An elevation certificate for the exact home gives the figure that matters.

The 2027 Lee County map revision

FEMA's Letters of Final Determination list a Florida map revision effective March 2, 2027 for Estero and unincorporated Lee County; the City of Fort Myers (community 125106) is not listed. FEMA's preliminary and pending data show no flood zone change and the same panel at Reflection Isles, checked October 28, 2026. Lee County's pending revision covers the Mullock Creek area per a secondary summary.

The City of Fort Myers flood insurance discount

Reflection Isles is inside the City of Fort Myers, NFIP community 125106, which FEMA's Community Rating System list effective October 1, 2026 places at Class 6, a 20 percent discount, current since October 1, 2025. WGCU reported the City's move from Class 9 to Class 6 on January 13, 2025. The discount applies to National Flood Insurance Program policies.

Reflection Isles evacuation zone and storm surge

Lee County's emergency management layer places Reflection Isles in Evacuation Zone D, surge zone 4, inside the Category 4 storm surge area. An evacuation zone measures storm surge exposure and is separate from the FEMA flood zone, which here reflects the slough's riverine flooding. Check the county's evacuation lookup for the address each season.

Storms on the record

WINK News reported that a July 3, 2022 downburst brought heavy rain and strong winds through Reflection Isles, toppling a tree and damaging a mailbox. No source found reports flooding in Reflection Isles in Ian or Milton. FEMA counted 2,389 assistance registrations for the whole of ZIP 33912 after Irma, 2,699 after Ian, 80 after Helene and 373 after Milton.

Hurricanes Ian and Milton in Fort Myers

The National Hurricane Center's Ian report records landfall at Cayo Costa at 130 knots on September 28, 2022, and 7.26 feet above mean higher high water at the downtown Fort Myers gauge, with the worst surge up the Caloosahatchee. Milton made landfall at Siesta Key at 100 knots on October 10, 2024, with 5.27 feet at the Fort Myers gauge.

Roofs, wind and insurance

Reflection Isles homes were built 2007 to 2017, so roofs are 9 to 19 years old unless replaced; City records show 51 re-roof permits, 18 in 2023 and 13 in 2024. Section 627.7011 bars an insurer from refusing a policy solely for roof age under 15 years and requires an inspection option for older roofs. Lee County's design wind speed map reads 160 mph.

Flood insurance and your mortgage

Because the map shows Zone AE, a federally backed mortgage requires flood insurance on any Reflection Isles home without a LOMA or LOMR-F for that structure. Ask the seller for the elevation certificate, the FEMA letter by case number and the current flood policy declarations, and quote insurance before the inspection period ends.

Which schools serve Reflection Isles?

Reflection Isles addresses fall in the School District of Lee County's Elementary Zone J, Middle Zone EE and High School South Zone 1 for 2026-27, checked at 12 points across both plats. The district uses a choice process within each zone, not one assigned school, so families rank choices and confirm an address with the district.

School choice zones for 2026-27

Zone J elementary choices are Colonial, Gateway, Ray V. Pottorf and Treeline. Zone EE middle choices are Fort Myers Middle Academy, James Stephens Community School (K-8) and Paul Laurence Dunbar Middle. South Zone 1 high school choices are Cypress Lake, Dunbar, Fort Myers and South Fort Myers. A district office control point returned a different elementary zone, H.

FLDOE school grades, 2025-26

School	Zone	2025-26 grade	2024-25 grade	Road miles from the gate	Minutes
Treeline Elementary	J	B	C	7.2	14
Ray V. Pottorf Elementary	J	B	B	9.1	15
Gateway Elementary	J	B	B	not computed
Colonial Elementary	J	C	C	10.5	18
Paul Laurence Dunbar Middle	EE	B	B	not computed
Fort Myers Middle Academy	EE	C	C	10.7	20
James Stephens Community School	EE	C	C	11.5	18
Fort Myers High	South 1	A	B	12.3	25
Cypress Lake High	South 1	A	B	8.3	17
South Fort Myers High	South 1	C	C	5.2	11
Dunbar High	South 1	C	C	11.8	19

Source: Florida Department of Education 2025-26 school grades file, as of September 1, 2026; School District of Lee County 2026-27 boundary application; road miles and free-flow minutes from the Palomino Lane gate by OSRM routing. Grades describe schools, not students.

Hospitals and emergency services near Reflection Isles

Reflection Isles is about 5.3 road miles and 11 minutes from Gulf Coast Medical Center, Lee Health's largest hospital and home of a state-approved Level II trauma center, and City of Fort Myers Fire Station 19, a fire and EMS substation, sits about 0.15 mile south of the entrance on Palomino Lane.

Facility	Road miles from the gate	Minutes
Lee Convenient Care, 13340 Metro Pkwy	5.2	10
Gulf Coast Medical Center, 13681 Doctors Way (Level II trauma)	5.3	11
HealthPark Medical Center and Golisano Children's Hospital	10.6	20
Lee Memorial Hospital, 2776 Cleveland Ave	11.8	23

Source: Lee Health location and trauma pages; OSRM routing from the Palomino Lane gate, free-flow, October 2026. The interior of the community, on Longwing Drive, adds about 0.9 mile.

Fire Station 19 on Palomino Lane

City of Fort Myers Fire Station 19, at 11631 Palomino Lane, is a mini fire and EMS substation in an existing home, approved through Lee County special exception SEZ2021-00010 and a development order finaled in 2023. Lee County's response-zone layer still lists South Trail Fire Station 62, 2.8 road miles away, under a Fort Myers and South Trail interlocal arrangement.

Police and sheriff

Reflection Isles is inside the City, so the Fort Myers Police Department is the local police agency, and the association lists it among its useful contacts. The county layer places the area in Lee County Sheriff district 5.

Where is Reflection Isles?

Reflection Isles is in south Fort Myers, ZIP 33912, west of I-75 and north of Daniels Parkway, entered from Reflection Isles Boulevard off Palomino Lane, inside the City of Fort Myers. Daniels Parkway is 2.0 road miles from the gate, I-75 Exit 131 about 2.6 and the RSW terminal 6.0. Data updated: October 2026.

From the Palomino Lane gate, by road (free flow)	Miles	Minutes
Daniels Pkwy at Palomino Ln	2.0	5
I-75 Exit 131 at Daniels Pkwy	2.6	6
JetBlue Park	4.8	10
Hammond Stadium (Lee County Sports Complex)	5.2	11
Gulf Coast Medical Center	5.3	11
Southwest Florida International Airport (RSW) terminal	6.0	14
Six Mile Cypress Slough Preserve boardwalk	6.0	11
Bell Tower Shops	6.2	12
Gulf Coast Town Center	7.7	15
Florida Gulf Coast University	9.6	19
Cape Coral (Cape Coral Pkwy at Del Prado)	11.7	23
Estero Village Hall	12.0	18
Downtown Fort Myers	13.6	23
Fort Myers Beach	15.6	29
Sanibel Causeway toll plaza	16.9	30
Bonita Beach Park	23.8	33
Naples Fifth Ave S	34.7	46

Source: OSRM routing from the Palomino Lane gate (26.57636, -81.80477), free-flow, not rush hour, October 2026. Season, road work and rush hour add time.

Straight-line distances from the center of Reflection Isles

Measured straight-line from the community's median parcel, Bell Tower Shops is 4.2 miles, the RSW terminal 4.3, Gulf Coast Medical Center 4.6, downtown Fort Myers 6.1, Gulf Coast Town Center 6.7, HealthPark Medical Center 7.6, FGCU 8.4, Fort Myers Beach 13.0 and the Sanibel Causeway 14.4. Straight-line figures are shorter than any drive; use the road table for planning.

Is Reflection Isles in the City of Fort Myers?

Yes. All 526 homes on the county file sit in Lee County taxing district 090 and the City of Fort Myers fire district, with City zoning (area code CFM) under a planned unit development named Reflection Isles. The land came into the City through 1996 and 1997 annexations. That decides the millage, the fire assessment, the building department and the City's flood insurance class.

Reflection Lakes is a different community

Reflection Isles and Reflection Lakes are separate communities with different associations and locations; see our Reflection Lakes homes for sale page for the other one. Reflection Isles Master Association, Inc. governs only Reflection Isles. FEMA even labels one 2026 Cherry Laurel Drive letter "Reflection Lakes Subdivision," so check the street, not only the name, on any record.

What is changing near Reflection Isles

FDOT is rebuilding I-75 Exit 131 at Daniels Parkway as a diverging diamond interchange (project 446296-2, about $42.8 million), with construction from early 2026 to an estimated summer 2028. Lee County DOT lists Palomino Lane improvements, an 8-foot off-road path and turn lanes from Idlewild to Daniels, in construction. Schedules change.

Development around Reflection Isles

A search of Lee County layers within about 1.2 miles found 51 development orders and 13 zoning cases; the recent ones are Fire Station 19, City water main extensions and lake bank repairs, and no residential subdivision order dated 2022 or later appears in the county layer. The land around the community is existing planned developments, conservation land and the slough.

Traffic on Palomino and Daniels

Lee County DOT counts on Palomino Road north of Daniels rose from 600 vehicles a day in 1997 to 8,200 in 2016, the latest year on the county layer, and Daniels Parkway west of I-75 counted 60,600 a day in 2015. Newer counts are not on the county layer.

How Reflection Isles compares with nearby communities

Reflection Isles recorded a $495,000 single-family median on 31 sales in the latest 12 months. The table compares its single-family rows with Eagle Ridge homes for sale, The Plantation homes for sale and Reflection Lakes on one yardstick: Lee County qualified single-family sales over the same 12 months. Data updated: October 2026.

Lee County record, single family, 12 months	Reflection Isles	The Plantation	Eagle Ridge	Reflection Lakes
Single-family homes on the county roll	526	1,614	397	548
Year built (all homes on the roll)	2007 to 2017	2006 to 2021	1984 to 2022	1999 to 2005
Single-family median heated sq ft	2,032	2,054	2,322	1,801
Single-family qualified sales	31	93	18	23
Single-family median sale price	$495,000	$610,000	$550,000	$400,000
Single-family median $ per heated sq ft	$217	$287	$243	$220
Prior 12-month single-family sales	23	89	16	26
Prior 12-month single-family median	$529,000	$590,000	$610,000	$366,000

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified sales, 12 months September 26, 2025 to September 25, 2026, indexes built October 27 and 28, 2026. Single-family rows only, so condominiums in the other communities do not move these medians.

How to read the comparison table

Each count uses the plat names on the county roll, so totals can differ from association counts. The Plantation, Eagle Ridge and Reflection Lakes also hold condominiums, which this table leaves out. Floor plans, lot types and build years differ across the four, so a median comparison is a starting point, not a value for any one home. The table states facts and offers no verdict.

The history of Reflection Isles

Reflection Isles began as Palomino Estates, a City of Fort Myers planned unit development approved June 7, 2004 for 287.93 acres and generally 700 dwelling units. Engle Homes of Southwest Florida built the first homes, Lennar Homes, LLC built from 2012, and the City renamed the project Reflection Isles on April 15, 2013.

Annexation and the Palomino Estates approval

The land came into the City through the Gateway 96A1 annexation (Ordinance 2790, September 16, 1996, 298.98 acres) and the Burford annexation (Ordinance 2805, June 16, 1997, 340 acres). Ordinance 3204, June 7, 2004, approved Palomino Estates with a clubhouse and recreation center, a ten-year build-out and privately owned roads.

The Engle Homes years

City permits name Engle Homes of Southwest Florida as contractor on every sampled new-home permit from 2006 to 2009, including the guardhouse and the 2007 clubhouse. The association's articles were filed January 7, 2005. The county roll shows 114 homes built in 2007, 15 in 2008 and 8 in 2009, and no new-home permits in 2010 or 2011.

The Lennar years and the rename

Ordinance 3664, April 15, 2013, renamed the project the Reflection Isles Planned Unit Development at the request of Lennar Homes, LLC, then owner of the undeveloped lots, and recited that about half the units were complete. Ordinance 3741, May 18, 2015, extended build-out for the remaining 173 lots to November 7, 2019. The roll's last year built is 2017.

From build-out to resale

The county record shows 83 builder-direct sales in 2015, 56 in 2016 and 30 in 2017, and none since 2018: every Reflection Isles sale since then has been a resale. About 530 homes were built against the 2004 approval of generally 700 units.

Talk to a Domain Realty Group Reflection Isles specialist

Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Reflection Isles homes on every street, from the River Otter Drive originals to the Longwing Drive plans on the Replat, and our Fort Myers office on College Parkway is a short drive away. We pulled every recorded Reflection Isles sale on the Lee County file to build this page, and we can pull the same record for the exact street you are weighing.

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Talk to our team about a Reflection Isles home

Contact Domain Realty Group or call 239-441-2816, tell us the street, floor plan and budget you have in mind, and an agent will send matching Reflection Isles listings, the recent recorded sales on that street, the FEMA letter status of the lot and the association documents to request before you write an offer. You can also search current listings any time.

Thinking of selling a Reflection Isles home?

Reflection Isles buyers compare streets and floor plans closely, and a listing priced against its own street's recorded sales sells faster than one priced against the community median. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to what a Fort Myers home is worth.

Frequently Asked Questions about Reflection Isles homes for sale

Reflection Isles buyers ask these questions most, and each answer comes from the Lee County record, the Florida corporation registry, the City of Fort Myers ordinances and tax bill resolutions, FEMA's flood map and the Florida Department of Education. Each answer carries the same dates as the sections above, so every figure can be checked against its source below.

How many homes are in Reflection Isles?

About 530. The October 25, 2026 Lee County parcel file counts 526 homes with ZIP 33912, the county's live parcel layer counts 531 single-family parcels with a Reflection Isles legal description, and the association's website says 533. The 2004 City approval allowed generally 700 dwelling units, so the community was built smaller than approved.

What is the median home price in Reflection Isles?

$495,000 on the Lee County record, across 31 qualified sales in the 12 months through September 25, 2026, from $320,000 to $739,990. The 24-month median was $505,000 on 54 sales, and the 12 months before that recorded 23 sales at $529,000, so the 12-month median moved down 6.4 percent.

How many homes sold in Reflection Isles last year?

Lee County recorded 31 qualified Reflection Isles sales in the 12 months through September 25, 2026, up from 23 in the 12 months before that. In calendar 2025 the county recorded 25 sales at a $500,000 median, and 24 sales were recorded in 2026 through the latest file date. Every sale was a resale.

What is the price range of Reflection Isles homes?

In the latest 12 months Reflection Isles homes sold from $320,000 to $739,990 on the Lee County record. Five sales closed between $300,000 and $400,000, eleven between $400,000 and $500,000 and fifteen between $500,000 and $750,000. Homes under 2,000 heated square feet sold at a $370,000 median and homes of 2,500 or more at $610,000.

What is the price per square foot in Reflection Isles?

The 12-month median was $217 per heated square foot on the Lee County record, against $235 in the prior 12 months. The calendar-year series ran from $143 in 2015 to a $252 peak in 2023, with 2026 to date at $218. These figures use heated living area from the county roll, not area under roof.

What is the most expensive home sold in Reflection Isles?

The highest qualified sale in the Lee County file is $840,000 for a 2,925 square foot home on Sandhill Crane Court, built in 2015 and recorded May 16, 2022. In the latest 12 months the top sale was $739,990 for 11034 Longwing Dr, a 2,662 square foot home built in 2014, recorded February 27, 2026.

What is the lowest recent sale in Reflection Isles?

The lowest qualified sale of the latest 12 months was $320,000 for 9316 River Otter Dr, a 1,677 square foot home built in 2014, recorded April 17, 2026. The next was $329,900 for a 1,564 square foot Replat home on Water Tupelo Road. No Reflection Isles sale in the window closed below $300,000.

Are there condos in Reflection Isles?

No. The Lee County roll codes all 526 Reflection Isles homes as single family and shows no condominium parcel, and the Florida registry lists no condominium association under the name. Attached villa pairs exist, but each half sits on its own fee-simple lot, so every Reflection Isles home for sale is recorded as single family.

Does Reflection Isles have villas?

Yes. City of Fort Myers permit records show 103 single family attached permits, mostly villa pairs built in 2006, and the association describes villas, townhomes and single-family residences. The county codes each villa half as its own single-family parcel, so villas appear in the same county sales record as detached Reflection Isles homes.

When were the homes in Reflection Isles built?

The Lee County roll lists year-built dates from 2007 to 2017, with a median of 2013: 136 homes in the 2005 to 2009 band, 225 in 2010 to 2014 and 165 in 2015 to 2019. The county layer shows none built in 2010 or 2011, between the Engle and Lennar building periods.

Who built Reflection Isles?

City of Fort Myers permit records show Engle Homes of Southwest Florida building the first homes from 2006 to 2009 and Lennar Homes, LLC building from 2012. City Ordinances 3664 (2013) and 3741 (2015) name Lennar as owner of the undeveloped lots. The project was first approved in 2004 as Palomino Estates.

Are there new homes for sale in Reflection Isles?

No builder sells new homes in Reflection Isles now. The county roll's last year built is 2017, the last builder-direct sales on the county record were in 2017, and none of the 31 sales in the latest 12 months was builder-direct. Every Reflection Isles home for sale today is a resale.

What are the HOA fees in Reflection Isles?

Reflection Isles Master Association does not publish its assessment; its budget and one-time charges pages are members only, and online figures disagree and carry no date. Request the current budget and an estoppel certificate, which Florida section 720.30851 requires within 10 business days at a fee capped at $250 when nothing is delinquent.

Who governs Reflection Isles?

One association: Reflection Isles Master Association, Inc., a Florida not-for-profit corporation, document N05000000245, filed January 7, 2005 and active in 2026. Its articles let it levy assessments, maintain common areas and enforce the recorded Master Declaration. The Florida registry lists no other Reflection Isles entity and no sub-association was found.

Does Reflection Isles have a CDD?

No. Lee County's taxing layer shows no community development district or special taxing district billing Reflection Isles homes, and the City's planned unit development ordinances create none. The neighboring Renaissance CDD owns one 156.29-acre conservation tract, Tract C-4, inside the original plat's legal description, but it does not bill these homes.

What is the property tax rate in Reflection Isles?

Every Reflection Isles home is in Lee County taxing district 090, City of Fort Myers. The 2026 total is 16.9702 mills, or $1,697.02 per $100,000 of taxable value, up from 16.5034 in 2025. The City's operating rate rose from 6.5000 to 6.9000 mills, and a new parks voted debt levy adds 0.1170.

What else appears on a Reflection Isles tax bill?

Three City of Fort Myers non-ad valorem lines: the fire rescue assessment of $239.80 per home for FY2026/27 (Resolution 2026-71), the stormwater fee of $2.16 per 500 square feet of impervious area a month, and solid waste at $240.55 a year per the City's budget workshop materials, adoption not confirmed. There is no CDD line.

What does an estoppel certificate cost for a Reflection Isles home?

Under Florida section 720.30851 (2025 statutes) the association must issue an estoppel certificate within 10 business days. The fee may not exceed $250 when nothing is delinquent, plus $100 for delivery within 3 business days and up to $150 more if amounts are owed. It states assessments, unpaid balances and special assessments due.

Is Reflection Isles gated?

Yes. Reflection Isles has a gatehouse at the Palomino Lane entrance; City permits show the guardhouse (2006 to 2007), barrier arms with cameras and access control (2017) and a gatehouse island expansion (2018). Residents use key fobs or windshield readers, and a gate vendor runs the resident portal. Guard staffing hours are not published.

What amenities does Reflection Isles have?

Reflection Isles has a clubhouse with a fitness room, kitchen and multi-purpose room, a main pool and a wading pool, a playground, a basketball court built in 2012 and two tennis courts built in 2014. A pickleball page exists on the members-only site, but no court permit was found, so confirm pickleball with the association.

Is there a golf course in Reflection Isles?

No. Neither the 2004 planned unit development ordinance nor the Lee County parcel roll shows a golf course in Reflection Isles, and there is no golf membership tied to a home. Lee County's golf layer places the nearest courses about 1.4 straight-line miles from the entrance, and a City-owned public course is about 3.1 miles.

Can you rent out a home in Reflection Isles?

Reflection Isles leasing rules are in the recorded Master Declaration, which is not published online. Florida section 720.306(1)(h) lets any association regulate rentals under six months and limit rentals to three times a calendar year for all owners. Read the Declaration's leasing article and any lease application before you buy a rental.

What flood zone is Reflection Isles in?

FEMA's flood map shows Zone AE, a special flood hazard area, at Reflection Isles on panel 12071C0433G, effective December 7, 2018, with the Six Mile Cypress Slough as the flood source. A 30-parcel screen found 28 parcels in AE and 2 in Zone X. Check the exact address and its elevation certificate.

What is a LOMA, and do Reflection Isles homes have them?

A Letter of Map Amendment is FEMA's finding that one structure sits above the base flood elevation, which removes the federal flood insurance purchase requirement for it. FEMA's layer shows 65 Reflection Isles letters (LOMA or LOMR-F) from 2008 to 2026, about one per eight homes, most on River Otter Drive and Water Tupelo Road.

Will the 2027 FEMA maps change Reflection Isles?

No change was found. FEMA's preliminary and pending data show no new flood zone and the same panel, 12071C0433G, at Reflection Isles as of October 28, 2026. The March 2, 2027 revision lists Estero and unincorporated Lee County, not the City of Fort Myers, and a secondary summary places it at Mullock Creek.

What flood insurance discount applies in Reflection Isles?

Reflection Isles is inside the City of Fort Myers, NFIP community 125106, which FEMA's Community Rating System list effective October 1, 2026 places at Class 6, a 20 percent discount on National Flood Insurance Program policies, current since October 1, 2025. Unincorporated Lee County is Class 5, which does not apply here.

What hurricane evacuation zone is Reflection Isles in?

Lee County's emergency management layer places Reflection Isles in Evacuation Zone D, surge zone 4, inside the Category 4 storm surge area. That is separate from the FEMA flood zone, which here reflects the slough's riverine flooding rather than Gulf surge. Confirm an address on Lee County's evacuation zone lookup before each storm season.

Did Reflection Isles flood in Hurricane Ian?

No source found reports flooding inside Reflection Isles in Ian, and the National Hurricane Center's report places the worst surge up the Caloosahatchee and downtown. FEMA counted 2,699 assistance registrations for the whole of ZIP 33912, which is far larger than the community. A July 3, 2022 downburst did damage trees and mailboxes.

What schools serve Reflection Isles addresses?

The School District of Lee County's 2026-27 boundary map places every Reflection Isles address in Elementary Zone J (Colonial, Gateway, Ray V. Pottorf, Treeline), Middle Zone EE (Fort Myers Middle Academy, James Stephens, Paul Laurence Dunbar) and High School South Zone 1 (Cypress Lake, Dunbar, Fort Myers, South Fort Myers). Families rank choices within each zone.

How are the South Zone 1 high schools graded?

Florida Department of Education grades for 2025-26, as of September 1, 2026, are A for Fort Myers High and Cypress Lake High, both up from B, and C for Dunbar High and South Fort Myers High. In Zone J, Treeline Elementary is a B, up from C. Grades describe schools, not individual students.

What is the nearest hospital to Reflection Isles?

Gulf Coast Medical Center, 13681 Doctors Way, is about 5.3 road miles and 11 minutes from the Reflection Isles gate in free-flow traffic. It is Lee Health's largest hospital and houses a state-approved Level II trauma center. HealthPark Medical Center, with Golisano Children's Hospital, is 10.6 road miles away.

Which fire station serves Reflection Isles?

The City of Fort Myers provides fire service. Its Fire Station 19, a mini fire and EMS substation at 11631 Palomino Lane, sits about 0.15 mile south of the Reflection Isles entrance. Lee County's response-zone layer still lists South Trail Fire Station 62, 2.8 road miles away, under an interlocal arrangement with the City.

How far is Reflection Isles from the airport?

The Southwest Florida International Airport terminal is about 6.0 road miles and 14 minutes from the Reflection Isles gate in free-flow traffic, and 4.3 miles in a straight line from the center of the community. I-75 Exit 131 at Daniels Parkway is about 2.6 road miles, where a diverging diamond rebuild runs to summer 2028.

How far is Reflection Isles from the beach?

Fort Myers Beach is about 15.6 road miles and 29 minutes from the Reflection Isles gate in free-flow traffic, and the Sanibel Causeway toll plaza about 16.9 miles and 30 minutes. Bonita Beach Park is 23.8 miles. Season, bridges and rush hour make real trips longer than these OSRM figures.

Is Reflection Isles in the City of Fort Myers?

Yes. Every Reflection Isles home on the county file is in Lee County taxing district 090 and the City of Fort Myers fire district, with City zoning under the Reflection Isles planned unit development. The land was annexed in 1996 and 1997, so City millage, City fire assessments and the City's flood insurance class apply.

What ZIP code is Reflection Isles in?

Reflection Isles is in ZIP 33912, Fort Myers, Florida. The October 25, 2026 Lee County file shows all 526 matched homes in ZIP 33912, and the county layer lists 10 more parcels with a placeholder address. The entrance is Reflection Isles Boulevard off Palomino Lane, north of Daniels Parkway and west of I-75.

Is Reflection Isles the same as Reflection Lakes?

No. Reflection Lakes is a separate community with its own associations and location; its homes are in ZIP 33907 on the county record. Reflection Isles Master Association, Inc. governs only Reflection Isles. Because the names are close, FEMA even labels one 2026 Cherry Laurel Drive letter "Reflection Lakes Subdivision," so check the street on every record.

How do I see Reflection Isles homes for sale?

Use the listing links at the top of this page for all Reflection Isles homes for sale, houses and the lowest-price-first search. Or call Domain Realty Group at 239-441-2816 for a saved search, the recent recorded sales on the streets you are considering and the FEMA letter status of each lot you like.

About Domain Realty Group in Fort Myers

Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and Fort Myers is one of our home markets, served from our office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.

Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded sale on Reflection Isles' streets to build this page.

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Where to go next: Fort Myers homes for sale and communities, all Fort Myers communities, current listings, a home valuation and contact Domain Realty Group.

Sources

Reflection Isles figures on this page trace to the sources below. No real estate portal or other brokerage is cited, by policy.

County sale and parcel data comes from the Lee County Property Appraiser's public files as indexed for this page on October 28, 2026, and web sources were read on October 28, 2026 unless another date is shown. School grades are from the Florida Department of Education 2025-26 file; drive times are free-flow estimates from OSRM routing.

Figures on this page

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