Fort Myers · Florida · 33907

Reflection Lakes Homes for Sale in Fort Myers, FL

Reflection Lakes homes for sale in a gated Fort Myers community of 812 homes: 33 county-recorded sales at a $375,000 median, every product group compared, the gate rules, taxes, flood zone facts and schools. Updated October 2026.

Back to Fort Myers

Reflection Lakes homes for sale sit inside a gated community of single-family homes and condominiums in unincorporated Lee County, between Summerlin Road and Cypress Lake Drive in South Fort Myers, ZIP 33907, with a mailing city of Fort Myers. The homes were built 1999 to 2005, and the community holds more than 800 homes: 812 on the Lee County roll (548 single family and 264 condominium). Lee County recorded 33 qualified Reflection Lakes sales at a median of $375,000 in the 12 months through September 25, 2026, from $220,000 to $640,000. Reflection Lakes is one section of our Fort Myers homes for sale and communities guide. Updated October 2026.

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

This page shows live Reflection Lakes listings, what Reflection Lakes homes actually sold for on the Lee County record, how the single-family sections and the three condominium associations differ in size and price, and the gate rules, property taxes, flood facts, schools and drive times that come with a Reflection Lakes 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 Lakes buyers

Reflection Lakes has 812 homes on the Lee County roll from the October 25, 2026 county file: 548 single-family homes and 264 condominium units, built 1999 to 2005. The master association's own site describes 820 condos, villas and single-family homes on more than 300 acres with 10 lakes.
Lee County recorded 33 qualified sales in the 12 months through September 25, 2026, at a $375,000 median and $200 per heated square foot, against 38 sales at $345,000 in the 12 months before that.
Single-family homes sold at a $400,000 median (23 sales) and condominiums at $306,500 (10 sales) on the same county record. Every sale was a resale: the community is built out.
Reflection Lakes is in unincorporated Lee County, taxing district 047 (South Trail Fire), where the 2026 adopted millage is 13.3623 mills, about $1,336.23 per $100,000 of taxable value. There is no CDD, no golf course and no club membership.
The community is gated, with six vehicle gates opened by keycard, RFID sticker or the MyQ Community app and visitor call boxes at gates 2, 3 and 4, under the association's January 2025 Rules. No gate staffing hours are published.
On a census of 810 home parcels against FEMA's flood map, every home is in Zone AE: a base flood elevation of 9 feet for 421 parcels and 10 feet for 389. All are in Lee County Evacuation Zone A.
Association dues are not published by the association. The estoppel certificate for the exact home (Fla. Stat. 720.30851, and 718.116 for the condominiums) is the document that states the current amount.
No recorded age restriction was found for Reflection Lakes, and the community is not marketed as age restricted.
Gulf Coast Medical Center is 3.2 road miles away and HealthPark Medical Center 3.6, and Cypress Lake Middle and Cypress Lake High are about 2.0 road miles from the center of the community.

Reflection Lakes homes for sale right now

Reflection Lakes homes for sale are linked below, filtered to the Reflection Lakes subdivision and sorted by price, with separate searches for single-family houses and villas and for the condominium coach homes and townhomes. 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 Lakes home carries a Fort Myers, FL 33907 address, so searches for homes for sale in Reflection Lakes Fort Myers and Reflection Lakes Fort Myers FL return the same set of homes.

Ready to tour Reflection Lakes homes?

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

What a Reflection Lakes listing usually is

Every Reflection Lakes home on the market is a resale of a home built between 1999 and 2005. On the 2026 Lee County roll, single-family homes have a median heated area of 1,801 square feet (1,455 to 4,724), and the condominium units a median of 1,629 square feet (1,285 to 2,443). Every one of the 264 condominium units is recorded with 3 bedrooms. Among single-family homes, 313 have 3 bedrooms and 202 have 4. The roll counts a pool on 505 of the 812 homes (62 percent), a garage on all of them, a lake view code on 528, and 653 one-story and 159 two-story homes.

What do homes in Reflection Lakes sell for?

Reflection Lakes homes sold at a median of $375,000 on the Lee County record across 33 qualified sales in the 12 months through September 25, 2026, from $220,000 to $640,000. Single-family homes sold at a $400,000 median and condominiums at $306,500. The 12 months before that recorded 38 sales at $345,000.

Data updated: October 2026. We tracked every qualified Reflection Lakes 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	33	$375,000	$220,000	$640,000	$200
12 months, single family	23	$400,000	$315,000	$640,000	$220
12 months, condominium	10	$306,500	$220,000	$360,000	$177
Prior 12 months, all homes	38	$345,000	$235,000	$920,000	$198
Prior 12 months, single family	26	$366,000	$275,000	$920,000	$204
Prior 12 months, condominium	12	$295,000	$235,000	$369,000	$195
24 months, all homes	71	$350,000	$220,000	$920,000	$200

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified improved sales over $1,000, index built October 27, 2026. The 12-month window runs September 26, 2025 to September 25, 2026, the end of the county file; the newest Reflection Lakes sale in it was recorded August 21, 2026. No sale in the latest 12 months was builder-direct: all 33 were resales. The county median moved up 8.7 percent, from $345,000 to $375,000, while the number of sales fell from 38 to 33. No multi-parcel deed was excluded.

The Reflection Lakes price trend since 2015

The Lee County record shows a resale market in every year since 2015: no sale in the series was builder-direct. Medians held in a narrow band from 2015 to 2020, rose in 2021, jumped in 2022 and 2023, and eased in 2024 and 2025 before the 2026 year to date moved back up.

Year	Sales	Median	Single family (sales / median)	Condo (sales / median)	Median $ per heated sq ft
2015	53	$235,000	33 / $265,000	20 / $190,312	$135
2016	44	$253,625	27 / $260,000	17 / $198,250	$142
2017	66	$260,000	42 / $290,000	24 / $217,500	$148
2018	44	$259,250	30 / $297,450	14 / $214,225	$147
2019	48	$254,250	27 / $281,000	21 / $220,000	$145
2020	66	$263,750	45 / $280,000	21 / $200,000	$150
2021	66	$287,500	36 / $402,000	30 / $236,750	$175
2022	49	$415,000	35 / $460,000	14 / $312,000	$237
2023	36	$445,000	28 / $475,000	8 / $360,500	$249
2024	25	$405,000	17 / $435,000	8 / $345,750	$232
2025	42	$345,000	29 / $360,000	13 / $288,000	$200
2026 (to date)	25	$380,000	17 / $450,000	8 / $313,000	$195

Source: Lee County Property Appraiser sale files by calendar year. The 2023 median of $445,000 and $249 per heated square foot are the high points of the series; 2024 recorded the fewest sales, 25. From the 2015 median of $235,000 to the 2026 year-to-date median of $380,000, the calendar median rose 61.7 percent. A calendar year's median moves with its mix: 2021 recorded 30 condominium sales out of 66, and 2023 only 8 out of 36.

Price bands in the last 12 months

Of the 33 recorded sales, 4 closed at $300,000 or less, 17 between $300,000 and $400,000, 5 between $400,000 and $500,000, and 7 between $500,000 and $750,000. No Reflection Lakes sale in the window reached $750,000. The $300,000 to $400,000 band held just over half of all sales, and it holds most condominium sales above $300,000 and the smaller single-family homes and villas.

The highest and lowest recent Reflection Lakes sales

Highest 12-month sales	Recorded	Price	Heated sq ft	Built	County group
13795 Bald Cypress Cir	May 28, 2026	$640,000	2,439	2001	Reflection Lakes
13916 Bald Cypress Cir	June 4, 2026	$612,000	2,439	2002	Reflection Lakes
14060 Shimmering Lake Ct	July 16, 2026	$540,000	2,659	2001	Reflection Lakes
14063 Clear Water Ln	July 21, 2026	$530,000	3,023	2000	Reflection Lakes Subd
14071 Shimmering Lake Ct	December 30, 2025	$520,000	2,328	2001	Reflection Lakes

Lowest 12-month sales	Recorded	Price	Heated sq ft	Built	County group
13911 Lake Mahogany Blvd #2912	October 15, 2025	$220,000	1,496	2004	Reflection Lakes Two
13921 Lake Mahogany Blvd #2813	July 14, 2026	$240,000	1,496	2004	Reflection Lakes Two
7840 Lake Sawgrass Loop #4013	December 30, 2025	$270,000	1,491	2003	Reflection Lakes Three
7831 Reflecting Pond Ct #1821	May 8, 2026	$295,000	1,842	2003	Reflection Lakes One
13831 Lake Mahogany Blvd #3723	January 20, 2026	$305,000	1,736	2003	Reflection Lakes Two

The highest qualified Reflection Lakes sale anywhere in the county file is $920,000 for 14229 Reflection Lakes Dr, recorded January 31, 2024, a 3,610 square foot single-family home built in 2001. All five of the lowest sales in the latest 12 months were condominium units, and four of the five highest were on Bald Cypress Circle and Shimmering Lake Court.

Price per square foot in Reflection Lakes

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 $200 per square foot for all homes, $220 for single-family homes and $177 for condominiums. The calendar-year peak was $249 in 2023, and the 2026 year to date sits at $195. The 12-month single-family sales under 2,000 heated square feet (12 sales) had a median of $221 per square foot, and those of 2,000 square feet or more (11 sales) a median of $205, so larger homes cost more in total but slightly less per foot.

Single-family sales by size

The 23 single-family sales split almost evenly by size. The 12 homes under 2,000 heated square feet sold at a $382,500 median, from $315,000 to $450,000. The 11 homes of 2,000 square feet or more sold at a $520,000 median, from $315,000 to $640,000. The median single-family sale in the window had 1,877 heated square feet.

Reflection Lakes sales by street

Street	12-month sales	Median	Range
Lake Mahogany Blvd (condominium)	7	$318,000	$220,000 to $360,000
Reflection Lakes Dr	7	$350,000	$315,000 to $455,000
Bald Cypress Cir	3	$612,000	$500,000 to $640,000
Shimmering Lake Ct	3	$520,000	$380,000 to $540,000
Lily Pad Cir	2	$361,250	$347,500 to $375,000
Gulfbreeze St	2	$420,000	$390,000 to $450,000
Clear Water Ln	2	$461,000	$392,000 to $530,000
Reflecting Pond Ct (condominium)	2	$301,500	$295,000 to $308,000
Bay Lake Dr, Harmony Lake Ct, Image Lake Ct, Magnolia Lake Ct, Lake Sawgrass Loop	1 each		$270,000 to $520,000

Source: every 12-month qualified sale on the Lee County file, grouped by street by Domain Realty Group. A median of two or three sales is a range, not a price.

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, any seller credit, 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 Lakes neighborhoods compared

Reflection Lakes is six groups on the Lee County roll: two large single-family plat groups, one single stray lot, and three condominium associations, Reflection Lakes One, Two and Three. The group decides the product, the floor plan and most of the price. The table shows each group's homes and its sales over 24 months. Data updated: October 2026.

County group (short legal name)	Homes	Product	Year built	Median heated sq ft	24-month sales	24-month median
Reflection Lakes (Units 2, 3 and 4)	327	Single family	2000 to 2003	1,806	34	$385,000
Reflection Lakes Subd (original plat)	220	Single family	1999 to 2005	1,799	15	$392,000
Reflection Lakes Two	116	Condominium	2002 to 2004	1,735	11	$295,000
Reflection Lakes One	88	Condominium	2002 to 2005	1,842	7	$327,500
Reflection Lakes Three	60	Condominium	2003 to 2004	1,381	4	$279,000
Reflection Lakes Sub (one lot)	1	Single family	2000	1,476	0

Source: Lee County Property Appraiser parcel roll and qualified sales, grouped by the short legal description, 24 months to the October 27, 2026 index. Plat references are from the Lee County parcel layer's legal descriptions. A median of four to seven sales is a range, not a price.

County group, last 12 months	Sales	Median	Range	Median $ per heated sq ft
Reflection Lakes (Units 2, 3 and 4)	16	$452,500	$315,000 to $640,000	$215
Reflection Lakes Subd	7	$375,000	$315,000 to $530,000	$227
Reflection Lakes Two	5	$305,000	$220,000 to $360,000	$176
Reflection Lakes One	4	$317,750	$295,000 to $330,000	$169
Reflection Lakes Three	1	$270,000	one sale	$181

Source: every 12-month qualified sale on the Lee County file, September 26, 2025 to September 25, 2026, grouped by Domain Realty Group from the county's sale list.

Reflection Lakes Units 2, 3 and 4 (single family)

The largest county group is 327 single-family homes recorded under the plain Reflection Lakes legal name, built 2000 to 2003 on the Unit 2 (Plat Book 66, pages 25 to 30), Unit 3 (Plat Book 67, pages 2 to 6) and Unit 4 (Plat Book 71, pages 21 to 22) plats. The median heated area is 1,806 square feet. It recorded 34 sales in 24 months at a $385,000 median, and its 16 sales in the latest 12 months ran from $315,000 to $640,000 at a $452,500 median, including all five of the highest recent sales but one.

The original Reflection Lakes subdivision plat

The original plat, Plat Book 64, pages 53 to 66, carries 220 single-family homes recorded as Reflection Lakes Subd, built 1999 to 2005, with a 1,799 square foot median heated area. This group includes the oldest homes in the community: the 4 homes built in 1999. It recorded 15 sales in 24 months at a $392,000 median; its 7 sales in the latest 12 months ran from $315,000 on Reflection Lakes Dr to $530,000 on Clear Water Lane.

The Estates, Las Palmas and the villa streets

The association's January 2025 Rules name three phases at the gates: Las Palmas (gates 1 and 2, off Bay Lake Drive and Bald Cypress Circle), The Estates (gates 3 and 6, at Reflection Lakes Drive and Clear Water Lane) and Tradewinds (gates 4 and 5, at Lake Mahogany Boulevard). Phase names do not appear in the county legal descriptions, so the county groups above are the record, and the phase is a marketing and gate name. Villa streets such as Lily Pad Circle and Gulfbreeze Street sit inside the single-family groups.

Reflection Lakes Two condominium (Lake Mahogany Boulevard)

Reflection Lakes Two is 116 condominium coach-home units on Lake Mahogany Boulevard, built 2002 to 2004, all recorded with 3 bedrooms and a median heated area of 1,735 square feet. Its declaration is cited in county legals at OR Book 3623, Page 2466, with a later phase at OR Book 3784, Page 3927. It recorded 11 sales in 24 months at a $295,000 median and holds the two lowest recent sales, $220,000 and $240,000.

Reflection Lakes One condominium

Reflection Lakes One is 88 condominium units built 2002 to 2005, with the largest median floor plan of the three associations, 1,842 heated square feet. County legals cite its declaration phases at OR Book 3608, Page 3699 and OR Book 3849, Page 3004. It recorded 7 sales in 24 months at a $327,500 median, and its 4 latest-12-month sales on Reflecting Pond Court and Lake Mahogany Boulevard ran from $295,000 to $330,000.

Reflection Lakes Three condominium (Lake Sawgrass Loop)

Reflection Lakes Three is 60 condominium units on Lake Sawgrass Loop, built 2003 to 2004, with the smallest median floor plan in the community, 1,381 heated square feet. County legals cite its declaration at OR Book 3952, Page 1263 and OR Book 4148, Page 603. It recorded 4 sales in 24 months at a $279,000 median and one sale in the latest 12 months, $270,000 for a 1,491 square foot unit.

Which group holds the largest homes

The largest single-family floor plans are concentrated in the Units 2, 3 and 4 group: the five highest recent sales ranged from 2,328 to 3,023 heated square feet, and the record sale at 14229 Reflection Lakes Dr had 3,610. The roll's largest single-family home has 4,724 heated square feet. Among the condominiums, Reflection Lakes One has the largest median plan and Reflection Lakes Three the smallest.

Lot sizes and assessed values by home type

On the 2026 Lee County roll, the median single-family lot is 0.169 acres and the median condominium parcel 0.136 acres. The median just (market) value is $334,822 for a single-family home and $236,137 for a condominium unit, and the median taxable value after caps and exemptions is $264,832 and $184,726. Those taxable values drive the tax examples in the cost section below.

Names that are not Reflection Lakes

Reflection Key is a separate neighboring condominium of 174 units built 2007 to 2008 with its own association, and it is not in the 812-home count. Reflection Isles is a different community in ZIP 33912, inside the City of Fort Myers. Promenade at Reflection Lakes is a separate 360-unit rental apartment complex at 7861 Reflection Cove Drive that sits on a tract of the original plat; it has no homes for sale and is not counted on this page. The commercial center on Summerlin Lakes Drive (Plat Book 64, pages 70 to 71) is separate commercial ownership outside the association.

Is Reflection Lakes gated?

Reflection Lakes is gated. The master association's Amended and Restated Rules and Regulations, adopted January 2025, describe six vehicle gates opened by a white access keycard, an RFID sticker or the MyQ Community app, with visitor call boxes at gates 2, 3 and 4. No guard or gate staffing hours are published.

Each entrance has heavy metal swing-type vehicle gates and fast-acting gate arms, according to the same Rules.

The six Reflection Lakes gates

The Rules locate the gates along Reflections Parkway: Gate 1 at Bay Lake Drive and Gate 2 at Bald Cypress Circle (Las Palmas), Gate 3 at Reflection Lakes Drive with a separate owner lane and guest lane and Gate 6 at Clear Water Lane (The Estates), and Gates 4 and 5 at Lake Mahogany Boulevard (Tradewinds). Gates 2, 3 and 4 have call boxes; Gate 5 does not.

Keycards, RFID stickers and the MyQ app

Owners and tenants enter with a white access keycard, an RFID sticker on the vehicle or the MyQ Community app. The RFID sticker and the app open vehicle gates only; the keycard also opens the clubhouses and amenities. Each owner may hold up to three white keycards, and no PIN codes are issued to owners or tenants under the January 2025 Rules.

How visitors and vendors get in

Visitors use the call boxes at gates 2, 3 and 4 to reach the owner or tenant, who opens the gate by pressing 9 on the phone or tapping "Grant Access" in the MyQ app. Registered vendors may buy key fobs that work during working hours, 7 a.m. to 5 p.m., Monday to Friday. Plan guest arrivals with the host's phone or app in hand.

No guard or published gate hours

None of the association's first-party documents read for this page, the January 2025 Rules, the Community Standards and ARB Guidelines revised November 2025, or the Second Amended and Restated Declaration of March 2021, describes a gate attendant or patrol hours. The Declaration mentions gate houses only in its definition of common-area improvements. The gates are access-controlled, and buyers should not expect a staffed entrance.

Is Reflection Lakes an age-restricted community?

Reflection Lakes has no recorded age restriction in any source we found, and it is not marketed as age restricted. Florida law (Fla. Stat. 760.29) treats a community as housing for older persons only when at least 80 percent of occupied units have an occupant 55 or older and it publishes policies to match.

What would settle the age question

The master Declaration of Covenants, Conditions and Restrictions and its amendments, recorded in the Lee County Official Records, are the documents that would contain any occupancy restriction. The association's governing document page lists the Second Amended and Restated Declaration of March 2021, and the three condominium declarations are cited in county legals. Ask for the full set with the estoppel package.

Reflection Lakes rules, governance and documents

Reflection Lakes is governed by the Reflection Lakes Master Association, Inc., Sunbiz document N99000003167, filed May 21, 1999 and active, plus three condominium associations for One, Two and Three and a stormwater joint council that owns the lakes. Single-family owners belong to the master association; condominium owners belong to the master and their own condominium association.

Entity (Florida Division of Corporations)	Document number	Filed	Status
Reflection Lakes Master Association, Inc.	N99000003167	May 21, 1999	Active
Reflection Lakes Stormwater Drainage Areas and Mitigation Areas Joint Council, Inc.	N99000002623	April 28, 1999	Active
Reflection Lakes One Condominium Association, Inc.	N01000003986	June 4, 2001	Active
Reflection Lakes Two Condominium Association, Inc.	N01000003984	June 4, 2001	Active (reinstated February 24, 2015)
Reflection Lakes Three Condominium Association, Inc.	N02000004851	June 25, 2002	Active

Source: Florida Division of Corporations (Sunbiz), retrieved October 28, 2026. All five filed 2026 annual reports.

What the master association owns

Lee County parcel records show the master association as owner of the roads, the entry and open-space tracts, and the clubhouse tract (Tract R1, 3.896 acres at 13950 Reflection Lakes Drive, with an 11,209 square foot building dated 2000). Sunbiz lists Castle Group as the registered agent for the master association at that clubhouse address, as of October 28, 2026.

The stormwater joint council and the lakes

The Reflection Lakes Stormwater Drainage Areas and Mitigation Areas Joint Council, Inc., incorporated April 28, 1999, owns the lake and mitigation tracts on the county roll. It is a private council, not a public drainage district, and it shares the master association's registered agent and clubhouse address. Lee County itself owns two plat tracts inside the plat, consistent with the Lakes Park edge.

The three condominium associations

Each condominium association owns its own common-element parcel and sets its own condominium fee on top of the master assessment. Sunbiz lists Sentry Management Inc as registered agent for Reflection Lakes One and Access Management for Two and Three, as of October 28, 2026. Management companies change, so confirm the current manager and fee in the estoppel package.

Governing documents to request

The association's governing document page lists the Second Amended and Restated Declaration of Master Association Covenants and Restrictions (March 2021), the Amended and Restated Rules and Regulations (January 2025) and the Community Standards and Revised ARB Guidelines (November 2025). The master association's Amended and Restated Articles of Incorporation (March 2021) are the last event on Sunbiz. Read all of them before an offer becomes firm.

Architectural review and storm protection

The November 2025 Community Standards require architectural review approval for exterior changes, including all storm protection. Permanent protection must be impact windows with white frames or shutters colored to match or harmonize with the home, or white or clear, certified to meet the Florida Building Code and Lee County codes. Permanent propane generators also need approval; temporary generators are allowed during outages.

When shutters can stay up

Storm protection may be deployed during a storm threat or while the home is unoccupied during hurricane season, June 1 to November 30, and outside the season it must come off the front and sides. Temporary flood barriers are allowed only during a hurricane or tropical storm watch or warning in the season, and must be removed within 7 days after the threat. Article 17 of the Declaration gives the Board emergency powers during a watch or warning.

Leasing and pet rules

The association does not publish its leasing minimums, the number of leases allowed each year or pet limits on a public page, and we do not print figures taken from listing remarks. The recorded declarations and the Rules and Regulations hold those rules. Confirm them before buying with a rental plan or a pet.

Zoning and plats

The community was rezoned as the Reflection Lakes RPD under Lee County Resolution Z-01-038, with a master concept plan received June 11, 2001. County zoning on the home parcels is RM-2 for most and RPD for 15 lots on Magnolia Lake Court, in the unincorporated Lee County zoning area. The plats are Plat Book 64 (pages 53 to 66), 66 (25 to 30), 67 (2 to 6) and 71 (21 to 22).

Litigation search

No lawsuit involving the master association or the three condominium associations surfaced in the public sources read for this page. A docket search of the Lee County Clerk of Court is the record that would show one, and it was not reachable through the sources used here, so treat the search as incomplete and ask the association about pending litigation in the estoppel request.

What does it cost to own in Reflection Lakes?

Reflection Lakes ownership costs come in three layers: property tax at the 2026 district 047 rate of 13.3623 mills, the master association assessment, and for condominium owners a second condominium assessment. There is no CDD and no club fee. The association does not publish its assessment, so the estoppel certificate is the document that states it. Data updated: October 2026.

Cost layer	Amount	Period and source
Property tax, district 047 (South Trail Fire)	13.3623 mills ($1,336.23 per $100,000 of taxable value)	2026 actual millage, Lee County Property Appraiser millage book printed October 9, 2026
Master association assessment	Not published by the association	Estoppel certificate, Fla. Stat. 720.30851
Condominium assessment (One, Two or Three)	Not published by the associations	Estoppel certificate, Fla. Stat. 718.116
Community Development District	None	No CDD line in the 2026 district 047 millage listing
Golf or club membership	None	No golf course or club exists
Non-ad valorem lines (solid waste and others)	On the parcel's tax bill	Lee County tax bill for the exact address

Reflection Lakes association dues and the estoppel certificate

Reflection Lakes Master Association does not publish an assessment schedule on its public site, and neither do the three condominium associations. Figures shown in listing remarks are not an association statement, so we do not print them. Under Fla. Stat. 720.30851 a homeowners association must issue an estoppel certificate stating the assessments due, and Fla. Stat. 718.116 covers the condominium associations. Order it early in the contract period.

What the assessment pays for

The master association owns and maintains the roads, gates, clubhouses, pools, courts and common tracts, and the stormwater council owns the lakes, so the assessment funds those, plus management and reserves. What a given home's fee includes, such as lawn care on villa streets or cable and internet, differs by product and is listed in the association's budget and the estoppel, not on a public page.

One-time fees at resale

Florida associations commonly charge transfer, application or capital contribution fees at resale. The amounts for Reflection Lakes are not published first-party and can differ between a single-family home, a villa and each condominium association. The estoppel certificate and the recorded declaration state what a buyer pays at closing; ask the listing agent for the estoppel early so the figure is in the closing statement.

Property taxes in taxing district 047

Every Reflection Lakes home is in Lee County taxing district 047, South Trail Fire. The 2026 total adopted (actual) millage is 13.3623 mills, down from 13.4125 in 2025, a change of 0.0502 mills. Each $100,000 of taxable value costs $1,336.23 at that rate. The South Trail Fire District line alone is 2.5000 mills.

Taxing authority, district 047	2026 actual mills
Lee County general revenue	3.7623
Public school, state law	3.0230
Public school, local board	2.2480
South Trail Fire District	2.5000
Lee County unincorporated MSTU	0.8398
Lee County Library District	0.4218
Lee County mosquito control	0.2096
SFWMD Okeechobee basin	0.1026
SFWMD district-wide	0.0948
Lee County all hazards protection district	0.0693
West Coast Inland Navigation District	0.0394
SFWMD Everglades construction project	0.0327
Lee County hyacinth control	0.0190
Total	13.3623

Source: Lee County Property Appraiser, 2026 Millage Rates for Lee County Florida, district 047, ACTUAL column, printed October 9, 2026; 2025 total from the 2025 Taxing District Millage Book.

Proposed, rollback and actual rates

The 2026 millage book prints three columns for district 047: proposed 13.3738 mills, rollback 13.3601 and actual 13.3623. Only the actual column is the adopted rate that appears on a 2026 tax bill. Two lines were adopted below their proposed rates: hyacinth control at 0.0190 (proposed 0.0200) and mosquito control at 0.2096 (proposed 0.2201).

A worked yearly tax example for a single-family home

Take a Reflection Lakes single-family home at the 2026 roll's median taxable value of $264,832. Property tax at 13.3623 mills is $3,538.76 a year before non-ad valorem charges. Of that, the South Trail Fire District line ($264,832 x 2.5000 / 1,000) is $662.08, and the two school lines together (5.2710 mills) are $1,395.93. Add the master assessment from the estoppel, insurance and utilities for the full yearly cost.

Line	Yearly amount
Taxable value (2026 roll median, single family)	$264,832
Ad valorem tax ($264,832 x 13.3623 / 1,000)	$3,538.76
of which South Trail Fire District (2.5000 mills)	$662.08
of which public schools (5.2710 mills)	$1,395.93
Master association assessment	from the estoppel certificate

A worked example for a condominium unit

At the 2026 roll's median condominium taxable value of $184,726, tax at 13.3623 mills is $2,468.36 a year. At the median condominium just value of $236,137, with no exemption or cap, the same rate gives $3,155.33. A condominium owner then adds the master assessment and the condominium association's own assessment, both stated in the estoppel certificate.

Why your tax bill may differ from the seller's

Taxable value resets toward just value after a sale, and homestead and other exemptions lower it again for an owner who qualifies. At the median single-family just value of $334,822 with no exemption, tax at 13.3623 mills would be $4,473.99, compared with $3,538.76 on the median taxable value. As an illustration only, a home taxed on the $375,000 median sale price would owe $5,010.86. Run the Property Appraiser's estimator for the exact home.

Insurance and the condominium building rules

Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more stories. Lee County records show the Reflection Lakes One and Two buildings at one or two stories. Whether any of the three associations is covered is a legal question the associations' own documents answer, so ask each condominium association for its reserve schedule and insurance summary in the resale package.

Utilities and services

Fire and rescue come from the South Trail Fire District. The parcels sit in a Lee County solid waste district, and the solid waste charge appears as a non-ad valorem line on the county tax bill; the current rate was not published in the sources read for this page. Check the seller's last tax bill for every non-ad valorem line on the parcel.

What amenities does Reflection Lakes have?

Reflection Lakes amenities, per the master association's site and January 2025 Rules, are two clubhouses with pools, fitness centers and locker rooms, two ballrooms, a card room, billiards, a library and craft room, four lighted clay tennis courts, four pickleball courts, two bocce courts, sand volleyball, basketball and a fenced playground. There is no golf course or club membership.

The Main Clubhouse

The Main Clubhouse at 13950 Reflection Lakes Drive holds the management office, a grand ballroom with seating for over 100 people, a dance floor and a catering kitchen, a divisible card room, a billiards room with two tables, a fitness center and renovated locker rooms. The Main pool has a waterfall, swimming lanes, a kiddie pool and shaded cabanas.

The Tradewinds Clubhouse

The Tradewinds Clubhouse at 13800 Lake Mahogany Boulevard, across Reflections Parkway from the Main Clubhouse, has a lobby, a divisible ballroom with a large-screen TV and kitchen, a smaller fitness center, locker rooms, a library and a craft room. Its pool is the quieter of the two, with lake views and two shade areas.

Tennis, pickleball, bocce and courts

The four clay tennis courts beside the Main Clubhouse were fully renovated in 2020 and are lighted, with league play and a one-hour limit when others wait. Four pickleball courts and two bocce courts are in the Tradewinds section. The basketball court beside the Main Clubhouse was recently resurfaced, and there is a sand volleyball court and a fenced playground.

Amenity hours

Under the January 2025 Rules, both clubhouses are open 5 a.m. to 11 p.m. daily, pools 5 a.m. to dusk, and tennis, pickleball and bocce 8 a.m. to 9 p.m.; basketball and volleyball close at dusk. Another association page lists 9 p.m. for the pools, so check the current posting. No lifeguards are on duty.

The lakes, preserves and Lakes Park

The association describes 10 lakes and private preserves on more than 300 acres, and "private access to Lakes Park" through a community gate off Bald Cypress Circle; that gate area is closed dusk to dawn under the Rules. Lakes Park, a Lee County regional park, borders the community. The News-Press reported its reopening after Hurricane Ian was set for January 9, 2023.

What Reflection Lakes does not have

Reflection Lakes has no golf course and no golf, social or equity membership; no on-site restaurant, dining venue or town center; and no Community Development District. Recreation is paid through the association assessment rather than a separate club fee. The nearest shopping is Bell Tower Shops, about 2.2 road miles away.

Is Reflection Lakes in a flood zone?

Reflection Lakes is entirely in a FEMA special flood hazard area. A census of all 810 home parcels against FEMA's National Flood Hazard Layer on October 28, 2026 placed every one in Zone AE, with a base flood elevation of 9 feet (NAVD88) for 421 parcels and 10 feet for 389. Four homes sit in the mapped floodway.

Data updated: October 2026. The table and the street detail below come from that census.

FEMA zone (census of 810 home parcels)	Base flood elevation	Parcels	Share
AE, coastal floodplain	9 ft	421	52.0%
AE, coastal floodplain	10 ft	385	47.5%
AE, floodway	10 ft	4	0.5%
X, shaded X, AO, AH or VE		0	0%

Source: FEMA National Flood Hazard Layer, flood hazard zones, queried at each parcel point from the Lee County parcel layer, October 28, 2026. The census counts 810 home parcels by its own filter; the roll shows 812. A census is a screen, not a determination.

Which Reflection Lakes streets are 9 feet and which are 10

The base flood elevation follows the plat. All 263 condominium parcels in the census are at 9 feet, as are 158 single-family homes; 389 single-family homes are at 10 feet. By street, Reflection Lakes Drive (188 parcels), Lily Pad Circle (62), Clear Water Lane (45), Shimmering Lake Court (34), Image Lake Court (17), Summer Lake Court (16) and Harmony Lake Court (14) are at 10 feet. Lake Mahogany Boulevard (180), Bay Lake Drive (64), Lake Sawgrass Loop (59), Gulfbreeze Street (31), Reflecting Pond Court (24) and Magnolia Lake Court (15) are at 9 feet. Bald Cypress Circle has 48 at 9 feet and 13 at 10.

The mapped floodway

Four single-family homes on Reflection Lakes Drive, on lots 182 to 185 of the original plat, built 2004 and 2005, sit in the mapped floodway, the only floodway parcels in the community. A buyer of a home on that block should read the elevation certificate and check with Lee County floodplain management how the floodway designation applies to any planned improvement.

FEMA map panel and map changes

Every Reflection Lakes home is on FEMA flood insurance rate map panel 12071C0417G, effective November 17, 2022, in community 125124, Lee County Unincorporated Areas. FEMA's layer shows no Letter of Map Revision in the community's bounding box and two completed Letters of Map Amendment whose parcels are not shown. Search any address at the FEMA Flood Map Service Center.

The March 2, 2027 Lee County map revision

A FEMA Letter of Final Determination dated September 2, 2026 revises six map panels in unincorporated Lee County, effective March 2, 2027. FEMA's Pending and Preliminary flood hazard services show no pending change inside Reflection Lakes, and panel 12071C0417G appears only as the current effective panel. On that evidence the 2027 revision covers other panels; confirm on Lee County's 2027 pending map page.

Reflection Lakes evacuation zone

All 810 home parcels are in Lee County Evacuation Zone A (surge zone 1) on the county's evacuation layer, the first zone the county orders out, and the county notes Zone A may be told to leave before a storm's effects arrive. An evacuation zone measures storm surge exposure and is separate from the FEMA flood zone. For Hurricane Ian, Lee County's mandatory Zone A order came at 7 a.m. on September 27, 2022, per a StEER reconnaissance report.

How nearby places compare on the evacuation map

The same Lee County layer places Cypress Lake High School, HealthPark Medical Center and downtown Fort Myers in Zone A, Bell Tower Shops in Zone B, Gulf Coast Medical Center in Zone C, Gulf Coast Town Center, JetBlue Park and the FGCU area in Zone D, and Southwest Florida International Airport in Zone E. Check the county's Know Your Zone map for any address.

Hurricanes Ian and Milton

Hurricane Ian made landfall on September 28, 2022, and the National Hurricane Center's Milton report lists 4.52 inches of rain at one Fort Myers station in October 2024. Storm damage specific to Reflection Lakes is not documented in any primary source we found: the association site has no storm recovery page, and no county or FEMA record names the community. We do not print a claim that it did or did not flood.

Flood insurance and the seller's flood disclosure

A lender making a federally backed mortgage on a home in Zone AE will generally require flood insurance. Ask for the seller's elevation certificate, since finished-floor elevations are not public in county GIS, and get a quote for the exact home. Fla. Stat. 689.302 requires a seller to disclose, at or before contract, known flood damage during ownership, any flood insurance claim and any federal flood assistance received.

Flood insurance discounts in unincorporated Lee County

Unincorporated Lee County takes part in FEMA's Community Rating System, but the current class and discount were not confirmed from FEMA's own list in the sources read for this page, so we do not print one. FEMA's Community Rating System list and Lee County's floodplain management page are where the current class is published.

Wind and roof notes

Reflection Lakes homes were built 1999 to 2005, so any original roof would now be more than 20 years old. Whether a given home has been re-roofed, and when, is in Lee County's permit records for the address, not in a published summary. Ask for the roof permit, a four-point inspection and a wind mitigation report before binding insurance.

Schools near Reflection Lakes

Reflection Lakes addresses fall in Lee County's 2026-27 choice zones: Elementary Proximity Zone O, Middle Proximity Zone MM and the High School South Zone, sub-zone 1, for all 810 home parcels on the district's zone layer. Lee County assigns students by ranked choice among the schools in a zone, not to one neighborhood school.

The schools in each Reflection Lakes zone

The district's Student Enrollment Plan 2026-2027, approved by the Board on December 1, 2025, lists Heights, Rayma C. Page, Tanglewood and Villas elementary schools in Zone O; Cypress Lake Middle and Lexington Middle in Zone MM; and Cypress Lake High, Dunbar High, Fort Myers High and South Fort Myers High in the South Zone, sub-zone 1. Confirm any address with the district's School Site Locator.

2025-26 school grades

School	Zone	2025-26 grade	2024-25 grade	Road miles from the community center
Heights Elementary	O	A	B	3.7
Rayma C. Page Elementary	O	A	A	6.0
Tanglewood Elementary	O	B	A	3.9
Villas Elementary	O	B	B	3.6
Cypress Lake Middle	MM	A	A	2.0
Lexington Middle	MM	B	C	3.9
Cypress Lake High	South 1	A	B	2.0
Fort Myers High	South 1	A	B
South Fort Myers High	South 1	C	C
Dunbar High	South 1	C	C

Source: Florida Department of Education school grades for the 2025-26 school year, released July 2026; School District of Lee County 2026-27 zones; road miles are OSRM driving estimates from the community's median parcel point, without traffic.

How Lee County school choice works for a Reflection Lakes address

Families rank the schools in their zone. Under the 2026-27 plan, transportation is provided only to a school inside the student's zone; P1 means a residence within two miles of the school, with no district bus, and P2 means the school nearest the residence within the zone. High school choice runs by ranked application and a lottery when seats are short.

The closest campuses

Cypress Lake Middle, at 8901 Cypress Lake Drive, and Cypress Lake High, at 6750 Panther Lane, are the closest schools, about 1.2 and 1.1 straight-line miles and 2.0 road miles from the center of Reflection Lakes. Villas Elementary at 8385 Beacon Boulevard is 2.3 straight-line miles and 3.6 road miles away.

Hospitals and healthcare near Reflection Lakes

Reflection Lakes is close to two Lee Health hospitals. Gulf Coast Medical Center, which Lee Health describes as a Level II Trauma Center with 24/7 emergency care, is 2.0 straight-line miles and 3.2 road miles away, and HealthPark Medical Center, with a 24/7 emergency department, is 3.1 straight-line and 3.6 road miles.

Hospital	Address	Straight-line miles	Road miles (minutes, no traffic)
Gulf Coast Medical Center	13681 Doctors Way, Fort Myers 33912	2.0	3.2 (7)
HealthPark Medical Center	9981 S HealthPark Dr, Fort Myers 33908	3.1	3.6 (7)
Lee Memorial Hospital	2776 Cleveland Ave, Fort Myers 33901	6.1	7.1 (14)

Source: addresses geocoded with the US Census geocoder; road miles are OSRM driving estimates from the community's median parcel point, October 28, 2026; services from Lee Health.

What each hospital provides

Lee Health states that Gulf Coast Medical Center has 24/7 emergency care and is a Level II Trauma Center, with its Trauma and Emergency Center at 13685 Doctors Way. HealthPark Medical Center has a full-service emergency department open 24/7 and, per Lee Health's fast facts, 326 beds. Lee Memorial Hospital's emergency entrance is at 2780 Cleveland Avenue.

Hospitals and the evacuation map

HealthPark Medical Center sits in Lee County Evacuation Zone A, the same zone as Reflection Lakes, and Gulf Coast Medical Center in Zone C, on the county's evacuation layer. Before a storm, check Lee Health's emergency department status page for which facilities are open.

Where is Reflection Lakes?

Reflection Lakes is in South Fort Myers, ZIP 33907, between Summerlin Road and Cypress Lake Drive, with Lakes Park along its west and south edges. It is in unincorporated Lee County, not the City of Fort Myers, though every home uses a Fort Myers mailing address. Data updated: October 2026.

The community's median parcel point is at latitude 26.53927, longitude 81.88348 west, and the table measures from that point.

From the community's median parcel point, by road (no traffic)	Straight-line miles	Road miles	Minutes
Bell Tower Shops	0.9	2.2	5
Cypress Lake High and Middle	1.1 to 1.2	2.0	5
Lakes Park (7330 Gladiolus Dr)	1.0	3.1	6
Gulf Coast Medical Center	2.0	3.2	7
HealthPark Medical Center	3.1	3.6	7
Edison and Ford Winter Estates	6.6	7.7	16
Downtown Fort Myers (First St)	7.3	8.2	16
Fort Myers Beach (Times Square)	7.4	8.6	16
JetBlue Park	7.5	8.7	16
I-75 at Colonial Blvd interchange	7.1	9.2	16
I-75 at Alico Rd interchange	6.4	10.1	16
Sanibel Causeway at Punta Rassa	9.2	10.2	16
Gulf Coast Town Center	6.9	10.0	19
Southwest Florida International Airport (RSW)	8.0	11.6	20
Florida Gulf Coast University	8.4	12.5	24

Source: addresses geocoded with the US Census and Esri geocoders; road miles and minutes are OSRM driving estimates, October 28, 2026. Season, gates and road work add time.

Is Reflection Lakes in the City of Fort Myers?

No. All 812 homes are in unincorporated Lee County, taxing district 047, in the county's ULC zoning area, and FEMA lists the community under Lee County Unincorporated Areas (community 125124). That decides the millage, the building and zoning department, and the flood insurance community. The mailing city is Fort Myers for every home, which is a postal name, not a jurisdiction.

The commercial center at the north edge

The original plat includes the Reflection Lakes Commercial Center on Summerlin Lakes Drive, Plat Book 64, pages 70 to 71, with a replat: office, professional and community shopping parcels zoned CC and C-1A. It sits outside the association's gates and is separately owned. Bell Tower Shops, about 2.2 road miles away, is the nearest large shopping center.

What is changing near Reflection Lakes

No road capacity project within about a mile of Reflection Lakes was confirmed in the sources read for this page. Lee County DOT's summer 2026 Road Watch notices list maintenance on the bordering corridors: bridge deck repairs on a Summerlin Road bridge (June 29 to July 9, 2026), striping on Summerlin Road and Cypress Lake Drive, and underground fiber on Gladiolus Drive and Pine Ridge Road.

A Summerlin Road widening study

Lee DOT once held a public workshop on six-laning Summerlin Road from San Carlos Boulevard to Gladiolus Drive at 30 percent plans. The workshop document is undated and its status was not confirmed, so treat it as background and check Lee DOT's weekly Road Watch for current work. No pending zoning case within a mile was found in the sources read.

Lakes Park updates

Lakes Park, the Lee County regional park beside Reflection Lakes, reopened its restored splash pad with a ribbon cutting on August 26, 2026, according to the park's support groups, and the park's boardwalk is complete. The community's private Lakes Park gate is off Bald Cypress Circle, open dawn to dusk under the association's Rules.

How Reflection Lakes compares with nearby communities

Reflection Lakes is the newest of these three Fort Myers communities on the Lee County roll and the only one whose county median rose in the latest 12 months. The table compares Whiskey Creek homes for sale and The Forest homes for sale on one yardstick: Lee County qualified sales over the same 12 months. Data updated: October 2026.

Lee County record, 12 months to September 25, 2026	Reflection Lakes	Whiskey Creek	The Forest
Homes on the county roll	812	1,545	787
Single family / condominium	548 / 264	851 / 694	348 / 439
Year built	1999 to 2005	1970 to 2023	1980 to 2025
Qualified sales	33	73	52
Median sale price	$375,000	$322,000	$360,000
Single-family median	$400,000	$492,500	$685,000
Condominium median	$306,500	$242,000	$286,500
Median $ per heated sq ft	$200	$185	$175
Prior 12 months, sales and median	38 at $345,000	78 at $337,500	48 at $367,500
Change in median	+8.7%	minus 4.6%	minus 2.0%
Single-family median heated sq ft (roll)	1,801	1,993	2,710

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified sales, index built October 27, 2026, the same window for all three.

How to read the comparison table

Each community's count comes from its own legal names on the county roll, so it can differ from an association's total. Each community's mix of condominiums and single-family homes moves its overall median: The Forest has more condominiums than houses, and its single-family homes are much larger on the roll. Compare the single-family and condominium rows, and the heated area, as well as the overall median.

What the three have in common

All three are resale markets on the county record, with no builder-direct sale in the latest 12 months, and all three carry Fort Myers mailing addresses. Whiskey Creek dates mostly from the 1970s and 1980s and The Forest from the 1980s, while Reflection Lakes homes were built between 1999 and 2005.

The history of Reflection Lakes

Reflection Lakes began with a land purchase recorded February 19, 1998 for $14,438,900 (OR Book 2923, Page 323). The stormwater council and the master association were incorporated in April and May 1999, the clubhouse and the first 154 homes date from 2000, and the last homes were finished in 2005.

Building out from 1999 to 2005

Lee County GIS dates 816 Reflection Lakes homes by year built: 4 in 1999, 154 in 2000, 231 in 2001, 175 in 2002, 178 in 2003, 69 in 2004 and 5 in 2005. On the 812-home roll, 799 were built from 2000 to 2004, 98.4 percent, and the median year built is 2002. With no vacant home lots left, every sale since is a resale.

The condominium associations and the RPD

Reflection Lakes One and Two Condominium Associations were incorporated June 4, 2001, and Reflection Lakes Three on June 25, 2002. Lee County's Resolution Z-01-038 rezoned the community as the Reflection Lakes RPD, with a master concept plan received June 11, 2001. The condominium buildings went up from 2002 to 2005.

Builders and the remaining developer tracts

The builder of each Reflection Lakes section is not published in the records read for this page; plat dedications and building permits would show it. The Lee County parcel layer still lists TOUSA Homes Inc as owner of four Unit 4 common tracts (B-13, B-14, L-8 and A-1), a remnant of the build-out era.

Resident governance since the build-out

The master association's governing documents were updated with the Second Amended and Restated Declaration and the Amended and Restated Articles of Incorporation in March 2021, the Amended and Restated Rules and Regulations in January 2025, and the revised Community Standards and ARB Guidelines in November 2025. The four tennis courts were fully renovated in 2020.

Talk to a Domain Realty Group Reflection Lakes specialist

Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Reflection Lakes homes on every street, from the Lake Mahogany Boulevard condominiums to the larger homes on Bald Cypress Circle and Shimmering Lake Court, and our Fort Myers office is on College Parkway. We pulled every recorded Reflection Lakes 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 Lakes home

Contact Domain Realty Group or call 239-441-2816, tell us the street, home type and budget you have in mind, and an agent will send matching Reflection Lakes listings, the recent recorded sales on that street, and the estoppel, flood and gate items to check. You can also search current listings any time.

Thinking of selling a Reflection Lakes home?

Reflection Lakes buyers compare streets and product groups closely, and a listing priced against its own group'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 Lakes homes for sale

These are the questions Reflection Lakes buyers ask most, answered from the Lee County record, the association's January 2025 Rules and governing documents, Sunbiz, FEMA's flood map, the 2026 Lee County millage book 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.

Where is Reflection Lakes in Fort Myers?

Reflection Lakes is in South Fort Myers, ZIP 33907, between Summerlin Road and Cypress Lake Drive, with Lakes Park along its west and south edges. It sits in unincorporated Lee County rather than the City of Fort Myers. Bell Tower Shops is about 2.2 road miles away and Fort Myers Beach about 8.6.

How many homes are in Reflection Lakes?

The Lee County roll from the October 25, 2026 county file shows 812 homes: 548 single-family homes and 264 condominium units. Lee County GIS matches 816 homes by legal description, and the master association's site describes 820 condos, villas and single-family homes. This page uses the 812-home county roll count throughout.

What is the median home price in Reflection Lakes?

The median was $375,000 on the Lee County record, across 33 qualified sales in the 12 months through September 25, 2026, from $220,000 to $640,000. The 12 months before that recorded 38 sales at a $345,000 median, so the 12-month median moved up 8.7 percent while the number of sales fell.

What do single-family homes sell for in Reflection Lakes?

Single-family homes sold at a $400,000 median on the Lee County record, across 23 qualified sales in the 12 months through September 25, 2026, from $315,000 to $640,000, or $220 per heated square foot. Homes under 2,000 heated square feet sold at a $382,500 median and larger homes at $520,000.

What do Reflection Lakes condos sell for?

Reflection Lakes condominiums sold at a $306,500 median on the Lee County record, across 10 qualified sales in the 12 months through September 25, 2026, from $220,000 to $360,000, or $177 per heated square foot. Every condominium unit on the roll has 3 bedrooms, and the median unit has 1,629 heated square feet.

How many homes sold in Reflection Lakes last year?

Lee County recorded 33 qualified Reflection Lakes sales in the 12 months through September 25, 2026: 23 single-family homes and 10 condominium units, all resales. The 12 months before that recorded 38 sales. By calendar year, 2025 recorded 42 sales at a $345,000 median, and 2026 had 25 sales through the county file.

What is the most expensive home sold recently in Reflection Lakes?

The highest sale in the latest 12 months was $640,000 for 13795 Bald Cypress Circle, recorded May 28, 2026, a 2,439 square foot single-family home built in 2001. The highest qualified sale anywhere in the county file is $920,000 for 14229 Reflection Lakes Drive, recorded January 31, 2024, with 3,610 square feet.

What is the least expensive way into Reflection Lakes?

The condominiums are. The lowest sale in the latest 12 months was $220,000 for a 1,496 square foot unit at 13911 Lake Mahogany Boulevard in Reflection Lakes Two, recorded October 15, 2025. All five of the lowest 12-month sales were condominium units, from $220,000 to $305,000, in Reflection Lakes One, Two and Three.

What is the price per square foot in Reflection Lakes?

On Lee County heated (living) area, the 12-month median was $200 per square foot for all homes, $220 for single-family homes and $177 for condominiums, in the 12 months through September 25, 2026. The calendar-year high was $249 in 2023, and the 2026 year to date sits at $195 per square foot.

When was Reflection Lakes built?

Reflection Lakes homes were built from 1999 to 2005, with a median year built of 2002 on the Lee County roll. Of the 812 homes, 799 were built from 2000 to 2004. The master association was incorporated May 21, 1999, and the condominium associations in 2001 and 2002. No vacant home lots remain.

Is Reflection Lakes gated?

Yes. Reflection Lakes has six vehicle gates that open with a white keycard, an RFID sticker or the MyQ Community app, under the association's January 2025 Rules. Visitors use call boxes at gates 2, 3 and 4 to reach the owner. The Rules describe no gate attendant, and no staffing hours are published.

How do guests get through the Reflection Lakes gates?

A guest stops at the call box at gate 2, 3 or 4 and calls the owner or tenant, who opens the gate by pressing 9 on the phone or tapping Grant Access in the MyQ Community app. Registered vendors can buy key fobs that work from 7 a.m. to 5 p.m., Monday to Friday.

Is Reflection Lakes an age-restricted community?

No recorded age restriction was found for Reflection Lakes in the sources reviewed, and the community is not marketed as age restricted. Under Fla. Stat. 760.29, housing for older persons requires at least 80 percent of occupied units with an occupant 55 or older plus published policies. The recorded master declaration is the controlling document.

What are the Reflection Lakes HOA fees?

The Reflection Lakes Master Association does not publish its assessment, and neither do the three condominium associations, so we do not print a figure from listing remarks. The estoppel certificate for the exact home, required under Fla. Stat. 720.30851 and, for condominiums, 718.116, states the current assessments, the amounts due and any resale fees.

Do Reflection Lakes condos pay two association fees?

Yes. A condominium owner in Reflection Lakes One, Two or Three belongs to the master association and to the condominium association, and each sets its own assessment. Single-family owners belong to the master association only. The estoppel certificates from both associations state what a condominium buyer owes and what each fee includes.

Does Reflection Lakes have a CDD?

No. Reflection Lakes is not in a Community Development District. The 2026 Lee County millage listing for taxing district 047 shows county, school, fire, library, water management, mosquito, hyacinth and navigation lines but no CDD. Non-ad valorem lines such as solid waste still appear on each parcel's tax bill, so check the exact address.

Does Reflection Lakes have a golf course or golf membership?

No. Reflection Lakes has no golf course and no golf, social or equity club membership. Recreation is two clubhouses with pools and fitness centers, four lighted clay tennis courts, four pickleball courts, two bocce courts, basketball, sand volleyball and a playground, maintained through the association rather than a separate club fee.

What amenities does Reflection Lakes have?

Reflection Lakes has a Main Clubhouse and a Tradewinds Clubhouse, each with a pool, fitness center and locker rooms, plus two ballrooms, a card room, billiards, a library and craft room, four lighted clay tennis courts renovated in 2020, four pickleball courts, two bocce courts, sand volleyball, basketball, a fenced playground and 10 lakes.

What are the clubhouse and pool hours in Reflection Lakes?

Under the January 2025 Rules, both clubhouses are open 5 a.m. to 11 p.m. daily and the pools 5 a.m. to dusk; another association page lists 9 p.m. for the pools, so check the posting. Tennis, pickleball and bocce run 8 a.m. to 9 p.m. No lifeguards are on duty at either pool.

What is the property tax rate in Reflection Lakes?

Reflection Lakes is in Lee County taxing district 047, South Trail Fire, where the 2026 adopted millage is 13.3623 mills, down from 13.4125 in 2025. That is $1,336.23 per $100,000 of taxable value before non-ad valorem charges. At the median single-family taxable value of $264,832, the tax is $3,538.76.

Is Reflection Lakes in the City of Fort Myers?

No. Reflection Lakes is in unincorporated Lee County, in taxing district 047 and the South Trail Fire District, and FEMA lists it under Lee County Unincorporated Areas, community 125124. The Fort Myers mailing address is a postal name only. County zoning, building permits and floodplain rules apply to every home.

What ZIP code is Reflection Lakes?

Every Reflection Lakes home on the Lee County roll is in ZIP code 33907, with Fort Myers as the mailing city. Searching listings by the 33907 ZIP code and the Reflection Lakes subdivision name returns the full set of Reflection Lakes homes for sale, from the condominiums to the single-family homes.

Is Reflection Lakes in a flood zone?

Yes. A census of 810 Reflection Lakes home parcels against FEMA's flood map on October 28, 2026 placed every one in Zone AE: 421 at a 9 foot base flood elevation and 389 at 10 feet. Four homes are in the mapped floodway. The map panel and an elevation certificate decide the flood zone for insurance.

Do I need flood insurance in Reflection Lakes?

Every Reflection Lakes home is in FEMA Zone AE, a special flood hazard area, so a lender making a federally backed mortgage will generally require flood insurance. Ask for the seller's elevation certificate, get a quote for the exact home, and read the flood disclosure that Fla. Stat. 689.302 requires the seller to provide.

What FEMA map panel covers Reflection Lakes?

Every Reflection Lakes home is on FEMA flood insurance rate map panel 12071C0417G, effective November 17, 2022. FEMA's Letter of Final Determination of September 2, 2026 revises six other unincorporated Lee County panels effective March 2, 2027, and FEMA's pending and preliminary layers show no change inside Reflection Lakes as of October 28, 2026.

What hurricane evacuation zone is Reflection Lakes in?

All 810 Reflection Lakes home parcels are in Lee County Evacuation Zone A, the first zone the county orders out when a hurricane threatens. Zone A may be told to leave before the storm's effects arrive. For Hurricane Ian, Lee County's mandatory Zone A order came at 7 a.m. on September 27, 2022.

Did Hurricane Ian damage Reflection Lakes?

No primary source documents storm damage specific to Reflection Lakes. The association site has no storm recovery page, and no county or FEMA record read for this page names the community. Ian made landfall on September 28, 2022. Ask the seller for the Fla. Stat. 689.302 flood disclosure and any insurance claim history for the home.

Can I install hurricane shutters in Reflection Lakes?

Yes, with architectural review approval under the November 2025 Community Standards. Shutters must be white, clear or colored to match the home, or you can install impact windows with white frames, and products must meet the Florida Building Code and Lee County codes. Outside hurricane season, shutters come off the front and sides.

What schools serve Reflection Lakes?

For 2026-27, Reflection Lakes is in Elementary Zone O (Heights, Rayma C. Page, Tanglewood and Villas), Middle Zone MM (Cypress Lake and Lexington) and the High School South Zone, sub-zone 1 (Cypress Lake, Dunbar, Fort Myers and South Fort Myers). Students rank schools within the zone; check an address with the School Site Locator.

How far is Reflection Lakes from the hospital?

Gulf Coast Medical Center, a Lee Health Level II Trauma Center with 24/7 emergency care, is 2.0 straight-line miles and 3.2 road miles from the center of Reflection Lakes. HealthPark Medical Center, with a 24/7 emergency department, is 3.1 straight-line miles and 3.6 road miles, about seven minutes without traffic.

How far is Reflection Lakes from the beach and the airport?

From the center of Reflection Lakes, Fort Myers Beach at Times Square is 8.6 road miles, about 16 minutes without traffic, and the Sanibel Causeway at Punta Rassa is 10.2 road miles. Southwest Florida International Airport is 11.6 road miles, about 20 minutes. Season and road work add time to every drive.

Who manages Reflection Lakes?

Sunbiz lists Castle Group as registered agent for the Reflection Lakes Master Association at the clubhouse, 13950 Reflection Lakes Drive, as of October 28, 2026. Reflection Lakes One lists Sentry Management Inc, and Reflection Lakes Two and Three list Access Management. The management office keeps weekday hours, and owners place requests through TownSq.

Can I rent out a home in Reflection Lakes?

Leasing rules for Reflection Lakes, including any minimum lease term, the number of leases allowed each year and approval steps, are not published on the association's public site. The recorded master declaration, the condominium declarations and the January 2025 Rules and Regulations hold them. Confirm the current rules before buying with a rental plan.

Are there new homes for sale in Reflection Lakes?

No. Reflection Lakes is built out, with homes dating from 1999 to 2005 and no vacant home lots on the Lee County roll. None of the 33 qualified sales in the 12 months through September 25, 2026 was builder-direct, so every Reflection Lakes home for sale is a resale of an existing home.

How do I see Reflection Lakes homes for sale?

Use the listing links at the top of this page for all Reflection Lakes homes for sale, for houses and villas, or for condos. 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 estoppel items to check.

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 in Reflection Lakes' single-family sections and condominium associations to build this page.

Domain Realty Group 239-441-2816 info@domainrealtygroup.com

Offices in Bonita Springs, Naples and Fort Myers:

Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Naples: 9180 Galleria Ct #200, Naples, FL 34109

Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.

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

Every figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy, and listing remarks are not used for any fee or rule. County sale and parcel data comes from the Lee County Property Appraiser's public files as indexed for this page on October 27, 2026, and web sources were read in October 2026 unless another date is shown. News reports named in the text (The News-Press) are not linked.

Figures on this page

Shopping Reflection Lakes homes for sale?

Tell us whether you want a single-family home, a villa or a Reflection Lakes One, Two or Three condominium, and your price range, and we will send the matching listings, the recorded sales on that street and the estoppel and flood items to check before you tour.