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$529,000
3 Beds 2 Baths RX-10995659 MLS Flamango Lake West BLDG.
Discover the allure of a cozy three-bedroom, two-bathroom haven nestled in the heart of South Florida's most sought-after neighborhood. This charming starter home is one of the largest in the area and beckons families with its promise of potential and the warmth of a community that feels like home. While it may whisper for a touch of tender care, it's an ideal canvas for your personal touch, ready to be transformed into your dream residence. Situated in a tranquil setting, yet less than 20 minutes away from the vibrant Rosemary Square, this property offers the best of both worlds: serene living and easy access to schools, and delightful dining experiences. Garage currently being used as a fourth bedroom but can be converted back.

883 Prairie Road, West Palm Beach

$619,900
3 Beds 3 Baths RX-10995649 MLS
''MARKET UNICORN''! Come see this beautiful 3 Bedrooms 2 & a 1/2 Bathrooms, 2-Car Garage Home in the ''hidden gem'' community of Serrano. The Master Suite includes a sitting room. An upstairs loft area is the perfect spot for your home office. This house is Light, Bright, Airy on a full Water Lot with room for a pool. The efficient, open floor plan offers separate Living, Dining and Family rooms with an eat-in kitchen. This home is move-in ready but primed for your personal customization and updating. There is virtually nothing currently available in Boynton Bch. that matches this home's location, dimensions and features at this price point. Within minutes of downtown Delray Bch., shopping, dining and entertainment is at your fingertips. Don't miss this opportunity to GET IT ALL!

25 Country Lake Circle, Boynton Beach

$929,000
3 Beds 3 Baths RX-10995651 MLS Valencia Cove BLDG.
TO VIEW VIDEO, CLICK 2nd PHOTO THEN CENTER ARROW! Rarely available, Highly Upgraded Bimini Model on Builder's Premium Private Lake lot!! Expanded Lanai with ''Picture Window Screening'' for Maximum View & No Rear Neighbors!! Upgrades & Features include New 4-ton Trane A/C system 6/2024, New Porcelain Tile Flooring, Abundance of High-hat lighting, New Designer Light fixtures, Fans, Hunter Douglas Window treatments (motorized over sliding glass doors) & Plantation shutters! Granite kitchen features custom White cabinetry with Pull-outs, Granite Backsplash, Stainless appliances, Snack bar & separate Breakfast area. The kitchen is open to the dining room and large great room. Master Suite boasts a Coffered ceiling, two walk-in closets with Built-out Custom Closet Cabinetry & an upgraded Granite Bath. Hurricane Impact windows & doors, Expanded Pavered Driveway & entry walkway. The Bimini features a 2CG, 3 full Bedrooms plus Den/ Office & 3 Bathrooms. Maintenance is $2112.00 paid per quarter and includes lawn, alarm monitoring, manned gate, cable package, internet, and amenities. Valencia Cove is a premier 55+ lifestyle community featuring a spectacular 39,000 square-foot clubhouse and 10-acre outdoor recreational facility. Endless activities, trips, shows, and clubs of all types. The clubhouse features an expansive foyer and lobby, grand ballroom with raised stage and dance floor, four spacious card rooms, Cafe with indoor/outdoor seating, Arts and crafts room with kiln, Internet/Billiards room, Office, Catering kitchen with separate demonstration cooking studio, Yoga & exercise studio with ping pong, fully equipped fitness center and men's and women's locker rooms with steam rooms, massage room and showers. There are 4 pools - a beautiful Resort-style pool and Shade Pavilions, Lap pool with Swimmers' Lap Lanes, Resistance walking pool, Grandchildren's wading pool, and an Outdoor whirlpool spa. There are 8 har-tru tennis courts with shade pavilions and lighting for night play, tennis pro shop, tennis pro, league play, 4 pickleball courts with league play, 2 bocce courts, half-court basketball and walking/jogging/biking paths throughout and just outside the community. Valencia Cove is conveniently located near shopping, restaurants, houses of worship and major highways!

12294 Cascade Valley Lane, Boynton Beach

$775,000
3 Beds 3 Baths RX-10995647 MLS Valencia Cove BLDG.
TO VIEW VIDEO, CLICK 2nd PHOTO THEN CENTER ARROW! This rarely available ''Bimini'' model is situated on a lushly landscaped private lot boasting Impact windows & doors, diagonally laid Porcelain Tile flooring, Coffered ceilings, Designer light fixtures, fans, and window treatments. Granite kitchen features 42'' white cabinetry, full glass tile backsplash, Stainless appliances, snack bar, and separate breakfast area. The kitchen is open to the dining room & large great room. The master suite boasts a coffered ceiling, Two Closet Factory custom built-out walk-in closets and a Granite bath with Framed mirrors, Roman tub and separate shower. In addition to the pavered driveway & entry walkway, the private screened and pavered wrap around patio, the Bimini features a 2CG, 3 Bedrooms plus Custom built-out Office & 3 full Bathrooms. Maintenance is $2112.00 paid per quarter and includes lawn, alarm monitoring, manned gate, cable package, internet, and amenities. Valencia Cove is a premier 55+ lifestyle community featuring a spectacular 39,000 square-foot clubhouse and 10-acre outdoor recreational facility. Endless activities, trips, shows, and clubs of all types. The clubhouse features an expansive foyer and lobby, grand ballroom with raised stage and dance floor, four spacious card rooms, Cafe with indoor/outdoor seating, Arts and crafts room with kiln, Internet/Billiards room, Office, Catering kitchen with separate demonstration cooking studio, Yoga & exercise studio with ping pong, fully equipped fitness center and men's and women's locker rooms with steam rooms, massage room and showers. There are 4 pools - a beautiful Resort-style pool and Shade Pavilions, Lap pool with Swimmers' Lap Lanes, Resistance walking pool, Grandchildren's wading pool, and an Outdoor whirlpool spa. There are 8 har-tru tennis courts with shade pavilions and lighting for night play, tennis pro shop, tennis pro, league play, 4 pickleball courts with league play, 2 bocce courts, half-court basketball and walking/jogging/biking paths throughout and just outside the community. Valencia Cove is conveniently located near shopping, restaurants, houses of worship and major highways!

11579 Dawson Range Road, Boynton Beach

$1,150,000
4 Beds 5 Baths RX-10995643 MLS Osprey Isles BLDG.
*Please refer attached upgrade list for all home features!* Introducing the Crown Jewel of Osprey Isles. A truly magnificently upgraded residence. Boasting nearly 3,800 +|- of living space, this home features 4 bedroom (plus a loft) and 3 full bathrooms, plus 2 half bathrooms. This luxury retreat has been profoundly updated with German Oak flooring throughout the downstairs, newer kitchen w/ espresso cherry wood finish accompanied with soft close drawers & cabinets and dovetail joints. All bathrooms have been completely remodeled w/ the finest of decor. Butler's pantry with 2 drink coolers including a 166 bottle wine cooler. The primary bedroom, primary closet and primary bathroom have all been renovated to provide you with your very own private sanctuary. This is the one you CAN'T MISS

9782 Osprey Isles Boulevard, Palm Beach Gardens

$814,900
4 Beds 3 Baths RX-10995640 MLS
Discover the perfect blend of contemporary luxury and equestrian lifestyle in the sought-after Arden community of Loxahatchee. This brand-new Toll Brothers home, the Bordeaux model, is a haven for those seeking a spacious retreat with easy access to equestrian facilities and natural beauty.Key Features:Chef's Kitchen: The gourmet kitchen is a culinary enthusiast's dream, equipped with sleek stainless steel appliances, ample counter space, a large center island, and a walk-in pantry.Luxurious Owner's Suite: Indulge in the tranquility of your private oasis, boasting an en suite bathroom with dual vanities, a soaking tub, a separate shower, and a spacious walk-in closet. Open-Concept Living: The seamless flow between the kitchen, dining, and living areas creates an ideal space for entertaining guests or spending quality time with family. Outdoor Paradise: Step outside to your covered lanai and extended patio, perfect for grilling, dining al fresco, or simply enjoying the serenity of your surroundings. Premium Finishes: Throughout the home, you'll find high-end finishes, including upgraded flooring, custom cabinetry, and designer lighting fixtures. Smart Home Technology: Control lighting, temperature, and security features with ease using integrated smart home technology. Arden Amenities: As a resident of Arden, you'll enjoy exclusive access to a range of amenities, including: Equestrian Center: Arden is a premier equestrian community, offering boarding facilities, riding trails, and a state-of-the-art equestrian center. Resort-Style Pool: Relax and unwind by the sparkling community pool, surrounded by lush landscaping and lounge areas. Fitness Center: Stay active and healthy in the well-equipped fitness center. Clubhouse: Gather with neighbors and friends for social events and activities in the elegant clubhouse. Don't miss the chance to make this exceptional Arden residence your own! Note: Pictures are not the actual home, but pictures from the decorated model.

1401 Bushel Creek Crossing, Loxahatchee

$625,000
4 Beds 2 Baths RX-10995639 MLS
Welcome to this beautifully updated 4-bedroom, 2-bathroom home located in a quiet and serene neighborhood in West Palm Beach. This lovely residence boasts a large private backyard with ample space to add a pool, a covered patio perfect for outdoor entertaining, and small putting green.Updated kitchen equipped with modern appliances, plenty of storage, and mosaic tile backsplash. The bathrooms have also been tastefully renovated, offering a touch of luxury and comfort.Currently operating as a successful Airbnb, this home is an excellent investment opportunity or a delightful personal residence. Its prime location and attractive features make it a highly desirable property.Brand new HVAC just installed. Brand new disposal. Furniture is negotiable.NO HOA, INVESTOR FRIENDLY

1424 Willow Road, Palm Springs

$10,750,000
4 Beds 7 Baths RX-10995641 MLS
1440 Thatch Palm Drive is an SRD Building Corp Signature Estate, with interior design by world-renowned Marc-Michaels. All custom designed furnishings are included. Appointed with incredible rear and front views of the Jack Nicklaus Signature Golf Course. Stepping inside, you are immediately greeted by designer lighting and wall coverings, custom architectural finishes, and sleek, white porcelain tile that comprises the entire first floor. The front door leads into the living room, which includes a beautiful marble fireplace. The property takes advantage of its golf course location, as the living room's floor-to-ceiling windows offers views of the 7th & 8th fairways. Timeless and tasteful style imagined by the designer is found inside the 4-bedroom, 6,700+ sq ft of living space. The home includes a formal dining area, club room with chic bar, private study, multiple living rooms, and sprawling 2nd-floor main suite complete with a morning bar, His & Her spa baths, and boutique closets. The backyard has sunny eastern exposure and is a paradisical escape. The covered terrace offers many seating options, summer kitchen & bar, a stunning pool with a spa, sun shelf, and fire/water feature. The home has a fully integrated Crestron smart-home system, a whole-house natural gas generator, and exceptional craftsmanship and finishes.

1440 Thatch Palm Drive, Boca Raton

$1,984,900
5 Beds 7 Baths RX-10995638 MLS
Welcome to your dream home in the prestigious Avenir community of Palm Beach Gardens! This exquisite new construction residence, offers a harmonious blend of modern design, luxurious amenities, and a prime location.Key Features:Spacious Layout: Enjoy generous living spaces and a versatile flex room perfect for a home office, media room, or guest suite.Gourmet Kitchen: The heart of the home boasts top-of-the-line stainless steel appliances, ample counter space, a large center island, and a walk-in pantry - a chef's dream! Elegant Owner's Suite: Retreat to your private sanctuary featuring a spa-like en suite bathroom with dual vanities, a soaking tub, a separate shower, and a spacious walk-in closet. Indoor-Outdoor Living: Seamlessly transition between indoor and outdoor living spaces with expansive sliding glass doors that lead to a covered Patio with a summer kitchen Stub out, perfect for entertaining or relaxing in the Florida sunshine. Premium Finishes: Throughout the home, you'll find high-end finishes, including upgraded flooring, custom cabinetry, and designer lighting fixtures. Smart Home Technology: Control lighting, temperature, and security features with ease using integrated smart home technology. Avenir Amenities: As a resident of Avenir, you'll have access to world-class amenities, including a resort-style clubhouse, multiple pools, fitness centers, tennis courts, parks, and miles of walking and biking trails. Prime Location: Located in the heart of Palm Beach Gardens, Avenir offers a tranquil setting while being just minutes from upscale shopping, dining, entertainment, top-rated schools, and beautiful beaches. Don't miss the opportunity to make this stunning Avenir residence your own!

12887 Crane Crossing, Palm Beach Gardens

$799,000
4 Beds 3 Baths RX-10995636 MLS Sugar Pond BLDG.
Immerse yourself in Florida living at its finest in this truly spectacular 4-bedroom, 2.5-bathroom pool home in the heart of Wellington. This home boasts an expansive and updated kitchen and serves as the heart of the home, perfect for whipping up culinary creations or hosting unforgettable gatherings. Step outside to your private oasis and make a splash in your very own sparkling private pool! Or host year round barbecues and soak up the sunshine in your completely screened in patio area while making memories that will last a lifetime! This corner lot home offers even more: Spacious bedrooms with a split floorplan for maximum privacy. Soaring ceilings creating a sense of grandeur. Electric roll down Hurricane shutters for peace of mind. Newer HVAC system (2021) for efficient comfort. Sugar Pond Manor, is a highly sought-after non-gated and non HOA community in Wellington. Enjoy the convenience of being minutes away from shopping, dining, and entertainment off Greenview Shores Boulevard and Wellington Trace. Top-rated Wellington schools are also a short walk, bike ride, or drive away.

13932 Columbine Avenue, Wellington

$1,499,000
5 Beds 4 Baths RX-10995633 MLS Mirabella BLDG.
Welcome to the largest home currently on the market in Mirabella and one of the largest in the entire development! Located in the Sedona enclave of this renown gated community in Palm Beach Gardens, this home boasts soaring ceilings and large open rooms. Boasting 3915 SQUARE FEET UNDER AIR, and FIVE BEDROOMS plus Library/Office and four bathrooms, this home is light, bright, neutral, and upgraded. The floor plan is versatile and provides a large family room off the open kitchen and breakfast area. The formal living room and formal dining room spaces could easily be used in other ways. Bask in privacy in your oversized, secluded back yard. The following improvements have been completed within the past five years: Downstairs AC Unit fully replaced (inside and outside).Water heater replaced, Dishwasher replaced, Microwave and double oven replaced, Sprinkler system upgraded, Washer and Dryer replaced, Fridge replaced. Located on the northern side of Mirasol Country Club, Mirabella showcases accessible luxury, where residents can enjoy extravagant resort-like amenities, calming lake views, and round-the-clock attended gate security. There is a large, community clubhouse with heated pool, fitness center, yoga room, card room, social room, business center, 4 tennis courts, and a separate children's clubhouse.

103 Villa Nueva Place, Palm Beach Gardens

$465,000
3 Beds 2 Baths RX-10995616 MLS
***** INVESTORS DREAM CAN BE RENTED IMMEDIATELY AVG RENT IN AREA IS $3500 PER MONTH IN THE HEART OF BOCA RATON***Embark on a journey to the heart of Boca Raton's enchantment with this exquisite 3-bedroom, 2-bathroom sanctuary, nestled in the pulsating core of Central Boca Raton. This mesmerizing single-story, terminal unit is a testament to architectural grace, boasting an attached vehicular haven and a sprawling driveway, a regal berth for a quintet of conveyances. Spanning a palatial 1,275 square feet, this abode is a symphony of light, with celestial skylights gracing the lofty ceilings, conjuring an ambiance of serenity. The opulent vinyl flooring unfurls like a river of luxury, guiding you to the newly air conditioned sunroom that is 2 years old only is a realm of tranquility and versatility. The culinary chamber is a modern-day marvel, featuring an air fryer stove/oven that beckons the gastronome within. The zenith of comfort is achieved with the state-of-the-art A/C system, equipped with an ultra-violet filter, and the plantation shutters that marry pragmatism with splendor. Fairfield at Boca is amidst a cultural metamorphosis, with a renewed commitment to the magnificence of its amenities and verdure. A stone's throw away lies a cornucopia of elite shopping, epicurean delights, and academia's crème de la crème including Verde Elementary, Don Estridge High Tech Middle, and Deerfield Beach High transcending the concept of residence to a tapestry of lifestyle. The integrated garage and spa are harbingers of convenience and a whisper of decadence, while the absence of a subterranean level heralds simplicity in ingress and maintenance. Erected in 1987 with the solidity of masonry and the resilience of an asphalt crown, this condominium is a fortress against time. The tapestry of utilities public sewer, aqua pura, and the spark of electricity are orchestrated with precision, while the HOA stands as the vigilant custodian of this utopian enclave, all for a modest tribute of $625 monthly. The embrace of pet-friendly edicts adds a brushstroke of warmth to this canvas of domestic bliss. This is your clarion call to seize a fragment of paradise in Boca Raton. Poised for immediate occupation and swift transition of keys, the dwelling at 5298 Buckhead Cir #1040 beckons. Claim it as your own and commence an odyssey of dreams fulfilled.

5298 Buckhead Circle Unit #1040, Boca Raton

$879,000
4 Beds 3 Baths RX-10995615 MLS Lakefield West BLDG.
Step into your completely remodeled dream home! This oasis boasts an exquisite 4 bedroom, 3 bath layout with a 3 car garage, ensuring ample space for all your needs. As you enter, be greeted by the grandeur of a spacious formal living and dining area, adorned with gleaming new tile flooring that leads you effortlessly throughout the first floor. Prepare to be enchanted by the heart of the home - the stunning black and white kitchen, a masterpiece designed for both culinary adventures and entertaining soirees. With brand new cabinets, sink, faucets, countertops, lighting and top-of-the-line appliances, every meal will be a gourmet delight. Nearby, the family room opens to a covered screened patio, perfect for dining, enjoying cool breezes, and warm conversations with loved ones. *MORE Retreat to your own sanctuary in the primary suite, and relax in the spacious, stunning & luxurious modern spa bath. Enjoy the extra sitting area space and private balcony offering unobstructed sunset views over the manicured golf course and nature preserve. Indulge in the luxury of 3 more bedrooms and all new bathrooms, where tranquility meets elegance with every modern convenience at your fingertips. With peace of mind provided by whole house accordion shutters, a new AC system, a new water heater, new landscaping & a new sprinkler pump you can rest easy knowing that every aspect of this home has been meticulously updated for your comfort and security. But that's not all - this gem is also in the highly sought after Binks school district and minutes to all equestrian venues!

1751 Corsica Drive, Wellington

$739,000
5 Beds 4 Baths RX-10995607 MLS Journeys End BLDG.
Welcome to this charming Versailles model in the Grand Estates section of Journeys End. This home is a blank canvas waiting for its next artiste! There is certainly ample space here with 3,242 sq ft of living area, 5 large bedrooms (including PRIMARY on the ground floor), 3 1/2 baths, a 3 car garage with epoxy floors and a loft for even more living space. All just waiting for your special touch and representing a tremendous value. Journeys End is served by three A-Rated schools. No silly pet restrictions here, this is a pet loving community. Of course, there is a 24/7/365 manned security gate PLUS a full-time PBSO sheriff dedicated to our community. Dues include all common areas and amenities (pool, weight & cardio rooms, security, cable, internet, DVR, HBO, Showtime, on-site management, banquet room, ball field, volleyball, basketball, playground three tennis courts, two pickleball courts and a social committee that plans parties and events for everyone). Close to highways, shopping, restaurants, golf and anything else you could need. Schedule a private showing today. Welcome home!

6899 Houlton Circle, Lake Worth

$1,600,000
4 Beds 3 Baths RX-10995600 MLS
Finally, the wait is over! Presenting this stunning four-bedroom, three-bathroom residence nestled in the Kingsland Subdivision, now available for sale. Set upon an expansive lot spanning nearly a full acre, this property boasts a detached garage with ample space for four vehicles and storage. Conveniently positioned, this home offers seamless access to the vibrant downtown area of Delray Beach, renowned for its eclectic atmosphere, art galleries, chic boutiques, and upscale dining establishments. Moreover, the pristine beaches of Delray Beach are just a short drive away, offering residents endless opportunities for leisure and relaxation in the Florida sun. This exclusive Delray Beach treasure won't be available for long. Don't miss out on the chance to make it yours.

4060 Frances Drive, Delray Beach

$698,000
4 Beds 3 Baths RX-10995601 MLS Arden BLDG.
This is a very rare opportunity to be able to own the only 4 bedroom, 3 bathroom ''Sandalwood'' model currently on the market in the beautiful Arden community! What makes this model so rare is it's single level ranch style, which has a very open and spacious floor plan and 3 car garage! It flows perfectly with all the natural light that beams through the hurricane impact glass windows and doors. There are three full baths and five rooms which includes a separate flex room that could be used for a variety of options; a fifth bedroom, a formal dining room, a home gym, an office... you name it! One of the bedrooms is a private guest suite with its own bath as well. Just wait until you see the primary bedroom with it's massive walk-in closet and custom shower! Hurry this will not last long! The home sits on one of the largest lots in Arden and is surrounded by glorious green space. Plenty of room for your own resort pool in the back yard as well if you decide to build one. The vistas all around this home are stunning and truly need to be experienced to be fully appreciated. The backyard has a mostly southern orientation which anyone who lives in South Florida knows is best to optimize sunlight exposure for natural lighting and heating and energy efficiency! The lanai has a motorized Sun Pro screen for when you truly want to enjoy those wonderful Florida breezes. The home was built just 2 years ago so you are essentially getting a brand new home that is truly in excellent condition! The seller is motivated which means a very lucky buyer as we priced the home to sell! Arden is a neighborhood that truly defines what the South Florida lifestyle is all about. Close enough to our beautiful beaches, golf just around the corner, both private and public facilities, shopping, restaurants, freeways and airport about as convenient as they could be. But it's inside the man gated walls of Arden that your lifestyle will shine in this master planned community that is a National Gold Award winner. Come on in and check it out. Your children will attend the highly sought after "A rated" Wellington schools! There is an extremely low association fee this year at just $295 per month. The family friendly, amenity rich Arden is something like you have never seen before! This list of what residents have at their disposal is truly mind boggling; resort style pools, tennis courts, club room, lakehouse, 20 miles of walking and biking trails, a working community farm with event bard, 500 acres of green space, 175 acres of lakes, fitness center with exercise studio and the list goes on and on. The homes' floor plan and community documents can be found in the documents section of this listing. Stop in the onsite management office and say hello. You will never want to leave!

19150 Rolling Acres Road, Loxahatchee

$256,500
2 Beds 2 Baths RX-10995596 MLS
Welcome to this stunning 2-bedroom, 2-bathroom villa in the highly sought-after community of Covered Bridge where neighbors are like family. This beautifully UPDATED home offers the perfect blend of modern convenience and classic charm, ensuring a comfortable and stylish living experience. Covered Bridge is renowned for its picturesque landscapes and a strong sense of community. Residents enjoy access to a range of top-notch amenities, including a clubhouse, swimming pool, fitness center, and tennis courts. The community is conveniently located near shopping, dining, entertainment and major highways, making it easy to explore everything the area has to offer. This home is completely updated from roof, to windows, paint, flooring, appliances and much more. You won't be disappointed.

254 Down East Lane, Lake Worth

$409,000
3 Beds 2 Baths RX-10995597 MLS Fairmont Place BLDG.
WOW! Spectacular lakeview home on a pie-shape lot at the end of a cul-de-sac. This 3BR/2BA sun-drenched home has LR/DR with vaulted ceilings, skylights & split floor w/large walk-in closet in primary bdrm. Sliders open to Florida room w/impact windows and and amazing water view and wildlife that will surround you. This 1731sq ft home has great bones and the potential to be your dream haven. Other features: Ext painted 2023, AC 2019, Barrel Roof and W/H 2015. FAIRMONT PLACE is a highly desired tree-lined gated community w/clubhouse, pool, game room, kitchen, pool, tennis and pickleball. Low HOA ($330) paints Ext, lawn care, tree & shrub trimming, irrigation, power washing, cable, trash, & manager on site. Minutes to beaches, dining & shopping. Schedule a showing today. This won't last.

10644 Skyflower Way, Boynton Beach

$225,000
2 Beds 2 Baths RX-10995591 MLS Palm Greens BLDG.
Welcome to the perfect 55+ lifestyle in this fantastic 2-bed, 2-bath villa w/ new AC system, all on one floor. The main bedroom has double closets, providing ample storage space, & there's plenty of room to relax. Enjoy the convenience of parking right outside & your own washer/dryer, making life easier. This villa isn't just a home; it's an invitation to a lifestyle filled with enjoyment and camaraderie. Palm Greens is a haven for tennis and pickleball fans, with pristine courts & daily games. Plus, there's always something fun happening, from social gatherings to workout classes in the soon to be renovated new clubhouse! Check out this amazing condo & start living your best life today! The seller is motivated, so don't miss this chance to see this beautiful home & make an offer.

5660 Queen Palm Court Unit #B, Delray Beach