Neighborhood
Reflection Isles
Fort Myers, Florida US
Reflection Isles in Fort Myers, Florida is a higher-priced neighborhood with pricing about 16% above Fort Myers and about 4% below Florida, alongside a gross yield of 6.4%. Prices are down 8.0% over the past year, and the Red Flag score of 63 points to a moderate risk profile. Walkability is 38, and education is in the 54th percentile, offering a neutral school-district test-score reading.
AI Summary•Updated May 2026
Area
0.63 mi²
ZIP Code
33966
County
Lee County
State
Florida
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024
Verified Price · Median Sale
$339,899
YoY-8.0%
Gross Rental Yield
6.3%
Listed rent · ZORI annualized
Red Flag Index
High
63 / 100
Walkability Score
38
OpenStreetMap POI density · national percentile
Education Score
54 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
50
DistrictScore attractiveness · national model
Reflection Isles Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Reflection Isles, Fort Myers.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $339,899 | -8.0% |
| Price / Sq Ft (Verified) | $223/sqft | +8.9% |
| Asking Rent (Median) | $1,797/mo | -0.3% |
| Gross Rental Yield | 6.3% | — |
| Liquidity Score | 32 / 100 | Low |
| Homes Sold (Period) | 100 | +33.3% |
Is Reflection Isles Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Florida crime context.
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Sign in to view — free What Stands Out AI Insight
Above-average gross rental yield at 6.3%
Active transaction volume — 100 homes sold last period
Flood risk is Very High (100/100)
Wildfire risk is Very High (100/100)
Insights are generated from Reflection Isles's live DistrictScore metrics.
Reflection Isles Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (Florida-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20245.0 µg/m³ Meets EPA, above WHO guideline+36.9% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the Reflection Isles centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 17% of U.S. neighborhoods.
Florida Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 16.9 | 2.7 | -4.5% |
| 2023 | 18.0 | 2.9 | -2.3% |
| 2022 | 19.0 | 2.9 | +4.4% |
| 2021 | 18.6 | 3.4 | -13.5% |
| 2020 | 21.5 | 3.8 | -13.7% |
| 2019 | 25.2 | 3.8 | — |
Reported at the state level — the finest official US crime aggregation; Reflection Isles inherits the Florida figures.
Radon Potential
EPAZone 3
Zone 3 — Lowest potential · Reflection Isles
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Walkability & Amenities in Reflection Isles
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI38
Car-Dependent
Walkability Score
4
Grocery
8
Dining
0
Schools
0
Universities
0
Hospitals
0
Pharmacies
0
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within Reflection Isles's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Reflection Isles vs Fort Myers vs Florida
How Reflection Isles benchmarks against its city and state medians.
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Sign in to view — freeBuying Property in the US as a Foreigner
Federal & Florida tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.76% average effective rate (statewide average; set and collected locally).
State Income Tax
No state income tax — rental income is not taxed at the state level.
State Capital Gains
No state capital gains tax.
Transfer Tax
Real estate transfer tax: documentary stamp $0.70 per $100 ($0.60 in Miami-Dade).
Assessment Cap
Save Our Homes caps homestead assessment growth at 3%/CPI; reassessed to market value on sale.
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents8
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
Homestead Exemption
Homestead: up to $50,000 off taxable value, plus unlimited protection from most creditors.
Senior & Veteran Exemptions
Extra $50,000 senior exemption plus property-tax discounts for veterans.
Foreign buyers (non-residents)6
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Foreign Ownership Restrictions
SB 264 restricts buyers from 7 countries of concern (incl. China) from residential property near sensitive sites. Verify first.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & Florida property-tax guidance for foreign buyers
Reflection Isles Real Estate FAQ
Reflection Isles in Fort Myers, Florida combines a gross yield of 6.4% with pricing about 16% above Fort Myers and about 4% below Florida. Prices are down 8.0% over the past year, and the Red Flag score is 63, so the data show a moderate-risk, price-adjusting profile.
Neighborhoods near Reflection Isles
Compare Reflection Isles with nearby neighborhoods in Fort Myers.
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