Built in 2005,the story of quality const. no expenses spared, this 6500 SqFt custom home offers exceptional design fine finishes at every turn.Enjoy a waterfront style complete w/ priv. pier, covered boat lift, spectacular views! Entertain w/ a gourmet Kitch,Butlers Pantry,Screened Porch, Media Rm, Recreation Rm, Wet Bar. Master Suite luxury incls.a spa-like bath, private balcony FP!
Long Foster Real Estate, Inc.

IF YOU DESIRE PRIVACY, SERENITY, A FABULOUS WATERFRONT LOCATION, THAN THIS ONE IS FOR YOU! 6/7++ BRS. TUCKED AWAY ON 3.73 ACRES.. YOU GET TWO HOMES JOINED IN ONE! IDEAL FOR MULTI FAMILY LIVING, OR SEPARATE NANNY SUITE/IN LAW SUITE. TWO KITCHENS, TWO MAIN LEVEL BRS, FULLY FIN LL. PORCH AND DECK 0VERLOOK TRANQUIL WF SETTING. PRIVATE PIER W/LIFT/ 2 JET SKI LIFTS. FENCED POOL W/ WATERFALLS!
Champion Realty, Inc.

Heres the perfect combination: Historic plantation home on point of land! Tudor Hall built 1817 has original hardwood floors, 9+ ft ceilings, gracious room sizes 5 fireplaces AND its been lovingly renovated with new systems and bathrooms. Recent gourmet kitchen family room addition has wrap-around water views. Multi-level decking to enjoy the outdoors. Comm marina. Great commute location.
Long Foster Real Estate, Inc.

The Beautiful brick paver driveway welcomes you to this WATERFRONT home with over 3900+ square feet of living space and tranquil views of Beards Creek. This comfortable 4 bedroom, 3.5 bath home situated on over a half acre features large rooms, hardwood floors, two fireplaces.Walk-in attic. Grand entry foyer. Large deck off the Family Room. Great Country Kitchen! Boat Slip Available at Marina.
Long Foster Real Estate, Inc.

This lovely oasis is located in Waterford. Feels like being on vacation with all the comforts of home. The pride in ownership is evident with the finished basement offering a gaming area, a bar, a sunken pool table area and an exercise room. The back yard is an entertainers dream, with a pool boasting 7 waterfalls, a gazebo, an outdoor fireplace, lots of space and lots of privacy. A MUST SEE!
Long Foster Real Estate, Inc.

VIEW -Breathtaking Water Views of Beards Creek-Berkshire Sub. in Riva-Near South River Brdg,Home Sweet Home! 2 Mstr Bdrms w/super duper baths VIEW, 2-jetted tubs,Updtd Kit.w/ Maple Cab.+ built in glass"China Cabs" inviting, peaceful sitting area. Lg.kitchen, Fam Rm w/stone f.p., Sun/Great Room, and a great room it is! VIEW! In Law Apt w/sep ent.,2 car garage,2HWH, 2 Zone HVAC . Steam Shower!
Q. Williams Real Estate Associates

Fabulous upgraded home with water views of Beards Creek. Current appraisal in hand. Located on a quiet cul de sac just steps to water amenities. Large marina for power and sailboats, slips available, fishing pier and gazebo. Updated kitchen, roof, windows, lighting and baths, including a master spa w/ sauna. Gas appliances fireplaces. Minutes from Annapolis! Floor plans available.
Coldwell Banker Residential Brokerage

New Price! Beautifully remodeled waterfront home - stunning South River views! 2050 finished sq.ft - home is larger than it looks - MUST SEE! New kitchen w/granite, four season sun room overlooking the water, fresh paint, new hardwood flooring, lighting, cathedral ceilings plantation shutters. Stairs, deck, pier all new. Back up gen. Approx. 50 water frontage; 10,000 lb. boat lift.
Champion Realty, Inc.

Waterfront home on Beards Creek. Features a 6 wide pier with 10,000 lb. boat lift. Pebble Tech salt water pool. Irrigation system. Detached two car garage/guest house built 10 years ago with one and a half baths. Current owners have developed plans with an architect that are approved with the county. Approved grading plan building permit will convey to the new owner see documents.
Coldwell Banker Residential Brokerage

Fabulous Location in the Stone Ridge Community, Poplar School District - Lovely Four Bedroom, 2-1/2 Bath home on cul-de-sac features many upgrades! Gourmet Kitchen with granite stainless appliances, Two Story foyer, fluted columns, crown molding, Stone profile fireplace and wood floors. Paved driveway, two car garage, deck for family cookouts NOTE: seller will replace wall in 4th BR,
RE/MAX 100

Spacious 4BR 3.5BA contemporary home on South River. Wonderful light filled home great for entertaining. Provides enjoyment and comfort year round. Bask in the serenity of this expansive tranquil wooded lot 1.22 acres, private beachfront and personal high water navigable pier. Two story living room, skylights, open kitchen wrap around deck Needs TLC with tonnes of potential. CSS for access.
Structure Realty LLC

Welcome to water privileged Annapolis Landing! Large brick-front colonial located on quiet street walking distance to playground marina. Four bedrooms extra large master w/sitting area walk-in closets, 2.5 baths, great family room w/slider to private deck built-in hot tub. New paint, carpet kitchen flooring.Great amenities including waterside crab shack for residents use enjoyment.
Coldwell Banker Residential Brokerage

Stunning Remodeled Home in water privileged Annapolis Landing. Renovated top to bottom - gourmet kitchen w/ granite mahogany butcher block island, new pewter stain maple hardwood flrs on main lvl, new carpet in FR stairs, all new base crown moldings, freshly painted, new front door, all new remodeled bathrooms - MBA has granite, lg shower w/rainforest, heated floors. Extensive landscaping.
Champion Realty, Inc.

Located on a secluded cul-de-sac in sought after Annapolis Landing, this 4 bedroom and 3 full bath home features a very private swimming pool complex in the back yard. Updated kitchen with stainless appliances and granite counter tops with adjoining large family room with vaulted ceilings and large windows overlooking the pool and woods. Full finished basement and two car garage.
Long Foster Real Estate, Inc.

Sought after, water privileged Annapolis Landing corner-lot colonial welcomes you! Large, open, updated kitchen with stainless steel and granite flow into the family room with stone fireplace. Relax in the screened-in porch that overlooks a large lot. Hardwood and ceramic floors throughout and brand new carpet. 4 bedrooms, full, finished basement with 2 car garage. Look no further...move-in ready!
Champion Realty, Inc.

Original Owners! Pride of Ownership rings true. Walkway leads to generous front Porch. Double doors at Entry. Freshly painted in neutral color scheme. Kitchen with Island. Expansive Gas Fireplace with Brick Hearth and Wood Mantel. Sliders to Multiple Decks with serene views of trees and mature landscaping. Walk-out Lower Level to Patio area. Generous Bedrooms. Master Bedroom Suite. Full Basement.
Long Foster Real Estate, Inc.

PRISTINE home feeds to Davidsonville Elem South River HS . Dynamite kitchen w/GAS Cooking boasts unique skylight, lrg island opens to a spacious deck. Trees landscaping make for a very private setting. Gorgeous tile work in bathes. Amenity rich Annapolis Landing has playgrounds*boat ramp*marina*waterside gazebo. Mins to Annapolis - EZ commute to DC/Balto. Currently the marina has slips.
Keller Williams Flagship of Maryland

NEW PRICE! LOCATED IN A CUL DE SAC BACKING TO WOODS, THIS 4 BR HOME IS A GREAT VALUE IN WATER PRIV BERKSHIRE! OVER SIZED SCREENED IN PORCH 500+ SF OVERLOOKS PRIVATE REAR YARD/FLAGSTONE PATIO. FULLY FIN WALK OUT LL W/ WETBAR. COZY FAM ROOM W FP. ALL WINDOWS INTERIOR/EXTERIOR DOORS MOLDINGS REPLACED. NEWLY PAINTED, HOME WARRANTY CONVEYS. BOAT SLIPS AVAILABLE. DAVIDSONVILLE/ S. RIV SCHOOLS!
Champion Realty, Inc.

RIVA, GLEN ISLE, ALL BRICK RANCHER..........LIVING ROOM BRICK FIREPLACE.....BUILT IN BAR AND BRICK FIREPLACE IN LARGE FAMILY ROOM.....DINING ROOM BUILT IN CHINA CABINET......WALK UP ATTIC FOR GREAT STORAGE.......LOVELY, PRIVATE, FENCED BACK YARD WITH STORAGE SHED AND WONDERFUL GAZEBO....WATERPRIVILEGES INCLUDE BOAT RAMP AND POSSIBLE BOAT SLIP....GLEN ISLE ESTATES HOA= $350/YR
Schwartz Realty, Inc.

8+ Acre Lot with Deep Water and Riparian Rights on Beards Creek off the South River. Plats available. 7 lot, 55+ Neighborhood. Beautiful terrain/trees . 6+ MLW Lot encompasses a beautiful point looking out to South River. Public Water, Public Sewer Natural Gas NO Front Ft Fees/all paid off. Use your own builder/plans or have seller, The Dempsey Company, Inc #935 design/build your dream home.
Long Foster Real Estate, Inc.

BOAT SLIPS CURRENTLY AVAILABLE! Fantastic opportunity to own a beautiful colonial in the sought after and water privileged community of Berkshire! This home is extremely well cared for and boasts a 2 car garage, deck, new hot water heater, hardwood floors, located close to bus stop, 1 year home warranty, and more! Wallpaper removed and recently painted! Dont miss out of this great opportunity!
Blackwell Real Estate, LLC

Great 4 level home located on a quiet court in sought after Berkshire provides something for everyone. 3 separate living areas offer formal-cozy spaces. Step outside enjoy 3 decks that provide plenty of entertaining that overlooking your in ground pool! A large lot, lanai 3car garage are a plus. Home features hardwoods, granite your own sauna! Just quick walk to the marina w/ slips available
Century 21 New Millennium

Beautifully renovated 5BR/3BA home in water-privileged community. Hardwood floors on main level, custom cabinetry and backsplach in the kitchen, massive great room with vaulted ceiling, large master BR w/walk-in closet and master bath. Large screened in porch and fenced back yard. Large paved driveway and storage shed. Slips available
Keller Williams Select Realtors

South River Heights with Lots of Space! Pristine Condition Corner Large Lot with Detached Multi Car Garage, Workshop, walking distance to Water Access, Community Pier Amenities. Screened Porch with Attached Octagonal Gazebo is the perfect space for your summer crab feasts! Great Recreation Space with Bar, Propane Fueled Wood Stove Extra Full Bath Bedroom in Basement. Room to Garden Grow!
Berkshire Hathaway HomeServices PenFed Realty

Remodeled 3-level brick garage townhouse with an open floor plan and tree lined backyard. Kitchen has SS appliances and granite countertops; hardwood on main level; new HVAC 2012; new roof 2013; deck off kitchen; fireplace in the open rec room, brick patio and more! Easy commute to DC/Balt/Ft Meade/NSA. Community has water access, kayak storage, pier, and tot lot. Davidsonville Elementary!
Fairfax Realty Advantage

Immaculate 3 Level Brick Front Townhome in sought after Waterford! Amazing upgrades: Front Stoop Sidewalk and Roof in 2012, all new Windows 2013, Quartz counters sink in the kitchen 2010. Hardwoods main level, open floor plan, 3 sided gas FP. Stunning outside patio w/ pavers and fence backing woods! Great access to 50 DC. Community offers playground, gazebo, walking paths, Water access.
Champion Realty, Inc.

THIS IS FOR SALE BY OWNER. THIS IS NOT AN MLS LISTING
vary large master bedroom walkin closit large master bath dobble sink plenty of off street parking fenced yard good schools nice waterfront community swimm pier and boat ramp

GREAT LOCATION S.RIVER WATER ACCESS~, ONE LEVEL/ W BASEMENT ~CHARMING COMFORTABLE RANCH HOME W/ SPLIT FLOOR PLAN. WALLS OF WINDOWS OPEN TO BEAUTIFUL GARDENS. A CHEFS KITCHEN FEATURING WOLF GAS RANGE, GRANITE AND TONS OF STORAGE. BEACH, BOAT SLIPS $18 FT /RAMP, CLUBHOUSE! PRIVATE AND NATURAL SETTING TO ENJOY OUTDOOR LIVING~ RECESSED LIGHTING, ANDERSON SLIDERS AND MORE. BLUE RIBBON SCHOOLS!
Berkshire Hathaway HomeServices PenFed Realty

This great townhouse in Riva has been updated to include a new roof, HW floors on the lower main levels, new blinds much more! You will find a spacious living room with space for a dining area, an updated kitchen, breakfast area, three big BRs including the master w/lavish bath, walkout rec room more! One-car garage, fenced yard deck backing to trees! Neighborhood pier/park!
RE/MAX Leading Edge

2 Acre WATER FRONT, Lot 5 with Deep Water Riparian Rights. Overlooks Beards Creek off the South River with 6+ MLW. Public Water, Public Sewer Natural Gas NO Front Ft Fee/all paid off. Use your builder/plans or have seller The Dempsey Company, Inc #935 design/build your dream home. 55+ Age Restricted. 1 of 7 lots in newer subdivision. 3 of 7 lots sold built upon already. Plats available.
Long Foster Real Estate, Inc.

Come see this wonderful 3-story townhome with garage Great Water Access home: Hardwood floors foyer main level, fireplace, deck, paver patio, yard backs to trees and fields. Playground, nature trail, large common areas. Dock on Beards Creek with Canoe storage. Just south of Annapolis, easy commutes to DC / Baltimore
Keller Williams Select Realtors

Priced to Sell in desirable community in Riva. Large fenced lot, sits back off cul-de-sac with driveway to rear, large parking pad. Main level completely redone into great room, spacious open living dining and kitchen. Lower level family room has pellet stove. Upstairs 4 bedrooms and 2 full baths
Maryland Homebuyers Network, LLC

1.8 Acre WATER FRONT, Lot 6 with Deep Water Riparian Rights. Overlooks Beards Creek off the South River with 6+ MLW. Public Water, Public Sewer Natural Gas NO Front Ft Fee/all paid off. Use your builder/plans or have seller The Dempsey Company, Inc #935 design/build your dream home. 55+ Age Restricted. 1 of 7 lots in newer subdivision. 3 of 7 lots sold built upon already. Plats available.
Long Foster Real Estate, Inc.

Beautifully renovated home located in the Riva Farms Community in Riva, Maryland. Boasting lots of natural light, open floor space. Hardwood foyer, upgraded kitchen, lower level family room with fireplace. The upstairs offer three bedrooms including a master with mater bath.. Attached is a screened porch for those relaxing afternoons. This is a Fannie Mae Homepath Property.
Keller Williams Select Realtors

1.5 Acre WATER FRONT Lot 7 with Deep Water Riparian Rights. Overlooks Beards Creek off the South River with 6+ MLW. Public Water, Public Sewer Natural Gas NO Front Ft Fee/all paid off. Use your builder/plans or have seller The Dempsey Company, Inc #935 design/build your dream home. 55+ Age Restricted. 1 of 7 lots in newer subdivision. 3 of 7 lots sold built upon already. Plats available
Long Foster Real Estate, Inc.

Great home located in a cul de sac easy access to Annapolis. Rehabbed and ready for a new family. Come and check it out today Offered AS IS Earnest MUST be CERTIFIED and held with Champion Realty
Champion Realty, Inc.

BACK ON THE MARKET. WATER ACCESS, COTTAGE WITH OPEN FLOOR PLAN,LIVING ROOM WITH HARDWOOD FLS, VAULTED CEILING AND FIREPLACE, NICE DECK WITH WATER VIEW, MASTER BEDROOM WITH SKY LITES, VAULTED CEILINGS ,OFF STREET PARKING FOR 3, PUBLIC WATER AND SEWER, EASY ACCESS TO MAJOR ROADS SHOPING AND ANNAPOLIS
RE/MAX Leading Edge

2 Bedroom 1 Bath with possible room for 3rd Bedroom. House Sits on 3 Lots. Lots of Parking. Beach Access Community with Boat Launching Ramp, Beach and Clubhouse.. Near a wonderful seafood restaurant and fishing.....HURRY This One Will Not Last.
RE/Max Advantage Realty

Charming cottage w character, open floor plan and 3 upper level bedrooms. Amenities include water privileges, launch ramp, community club house for parties and meetings. Laundry room leak has been repaired and the platform, which had some mold, replaced. Community is nearly done being repaved. Awaiting 3rd party/bank approval
Coldwell Banker Residential Brokerage

39 results for: 21140
 
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Page: 1  
    Listing ▼FPP? List Price Was TaxA.? LP/Tax + Days? Address City x Zip x OH Subdivision x Fee BrBa½ Sqft Built Lot ws Pix + Listing Agent x C% X Pick
1  
 -$23k  $1,800,000 $852k 211% '15   13/752737 HAMBLETON RDRIVA 21140HAMBLETON E 5/4/1650020050.48130   Creig Northrop (List:'11+,'13+ x
2  
 -$96k  $1,850,000 $1,210k 153% '15   402774 HAMBLETON RDRIVA 21140HAMBLETON E 6/5/0019203.73130   Lori Gough (List:'11+,'13+ x
3  
 -$172k  $1,399,000 $648k 216% '14   123332 DERBYSHIRE LNRIVA 21140ANNAPOLIS L 5/4/1410018170.33829   Charles Buckley (List:'11+,'13+ x
4  
 -$150k  $999,999 $961k 104% '14   236/589359 BERKSHIRE DRRIVA 21140STAFFORD ES 4/3/1019880.51430   John Collins (List:'11+,'13+ x
5  
 -$13k  $849,900 +$100k $622k 137% '15   821297 KEYSTONE CTRIVA 21140AISQUITH FA 5/3/1019970.75030   Bill Franklin (List:'11+,'13+ x
6  
 -$0k  $819,500 +$130k $798k 103% '15   103365 BERKSHIRE DRRIVA 21140^ BERKSHIRE 6/4/1540619820.35530   Steven Belinky (List:'11+,'13+ x
7  
Contract $809,000 +$16k $693k 117% '15   41337 DERBYSHIRE LNRIVA 21140ANNAPOLIS L 4/3/1019890.27830   Patricia Bell (List:'11+,'13+ x
8  
 -$95k  $869,900 +$10k $566k 154% '15   1192736 CEDAR DRRIVA 21140GLEN ISLE 3/2/0205019980.20319   Mark Majikas (List:'11+,'13+ x
9  
Contract $775,000 $1,032k 75% '15   113320 BRECKENRIDGE WAYRIVA 21140NONE 3/2/0302819621.08530   Kathryn Langsner (List:'11+,'13+ x
10  
Contract $639,000 $580k 110% '15   53210 MENIA STRIVA 21140STONE RIDGE 4/2/1020100.28130   Ruth Mclean (List:'11+,'13+ x
11  
Contract $599,000  +$250k $1,203k 50% '14   79/4072710 CRESTVIEW RDRIVA 21140PORT ISLE 4/3/1019881.22011   Andrew Silverberg (List:'11+,'13+ x
12  
Contract $575,000 $550k 104% '15   11352 DERBYSHIRE LNRIVA 21140ANNAPOLIS L 4/2/1019880.29230   Yael Beckman (List:'11+,'13+ x
13  
Contract $568,500 $459k 124% '15   213089 SCOTTSBOROUGH WAYRIVA 21140ANNAPOLIS L 4/2/1270219800.24630   Brian Schilling (List:'11+,'13+ x
14  
 -$18k  $569,000   32211 Grisdale HillRIVA 21140ANNAPOLIS L 4/3/1019790.23530   John Howell (List:'11+,'13+ x
15  
 -$0k  $527,000 *-$0k $430k 122% '15   *0/65349 BRUNSWICK PLRIVA 21140ANNAPOLIS L 4/2/1255619820.23616   Jaime Watt (List:'11+,'13+ x
16  
 -$19k  $519,000 +$10k $452k 115% '15   54372 BERKSHIRE DRRIVA 21140BERKSHIRE 4/2/1019780.39430   Jennifer Klarman (List:'11+,'13+ x
17  
 -$16k  $478,000 +$22k $444k 108% '15   75403 WESTBURY DRRIVA 21140ANNAPOLIS L 4/2/1019790.24530   Nona Rondeau (List:'11+,'13+ x
18  
 -$1k  $460,000 +$35k $442k 104% '15   573107 SOUTHWICK PLRIVA 21140BERKSHIRE 4/2/2233019780.34430   Lori Gough (List:'11+,'13+ x
19  
 -$6k  $450,000 +$50k $379k 118% '15   33523 LAUREL RDRIVA 21140GLEN ISLE 3/2/0019800.41030   Sara Hourihan-Taylor (List:'11+,'13+ x
20  
 -$9k  $449,000 $1,367k 33% '11   20/1515Land: 3086LOT 4 NEWINGTON DRRIVA 21140BEARDS RETR //08.373823   Elizabeth Tyler (List:'11+,'13+ x
21  
 -$15k  $445,900 +$29k $420k 106% '15   80385 BERKSHIRE DRRIVA 21140BERKSHIRE 3/2/1285619780.35529   Natalie Dickie (List:'11+,'13+ x
22  
 -$45k  $475,000 +$25k $486k 98% '14   1403096 WELLINGTON CTRIVA 21140BERKSHIRE 4/3/0266019790.34830   Justin Disborough (List:'11+,'13+ x
23  
Contract $465,000 +$10k $377k 123% '14   111564 POPLAR DRRIVA 21140GLEN ISLE 5/3/0288319730.28128   Thomas Walters (List:'11+,'13+ x
24  
 -$28k  $450,000 $296k 152% '15   623075 TUDOR HALL RDRIVA 21140SOUTH RIVER 4/2/0220019650.341130   Christine Bishop (List:'11+,'13+ x
25  
 -$9k  $424,900 $358k 118% '15   213245 ESCAPADE CIRRIVA 21140WATERFORD 3/2/1206519950.04018   Diane Mallare (List:'11+,'13+ x
26  
 -$5k  $419,900 $358k 117% '15   131316 BRECKENRIDGE CIRRIVA 21140^ WATERFORD 3/2/1218619940.04030   Brian Schilling (List:'11+,'13+ x
27  
$410,000   501 Forest Rd. Riva 21140 4//006   x
28  
 -$45k  $448,000 $372k 120% '15   1002739 RIVERVIEW DRRIVA 21140GLEN ISLE 3/3/0019680.44030   Bonnie McGurn (List:'11+,'13+ x
29  
 -$2k  $400,000 $348k 115% '15   51270 BRECKENRIDGE CIRRIVA 21140AISQUITH FA 3/2/1206019940.04018   Scott Smolen (List:'11+,'13+ x
30  
 -$8k  $399,000 $656k 61% '11   20/1515Land: 3089LOT 5 NEWINGTON DRRIVA 21140BEARDS RETR //02.01422   Elizabeth Tyler (List:'11+,'13+ x
31  
blocked $384,900 $374k 103% '15   83237 ESCAPADE CIRRIVA 21140AISQUITH FA 3/2/0019950.04012   William Burris (List:'11+,'13+ x
32  
Contract $349,900 $322k 108% '15   53061 SHAD PLRIVA 21140RIVA FARMS 4/2/0019710.401019   Darlene Zahorec (List:'11+,'13+ x
33  
 -$7k  $350,000 $626k 56% '11   20/1514Land: 3091Lot 6 NEWINGTON DRRIVA 21140BEARDS RETR //01.88422   Elizabeth Tyler (List:'11+,'13+ x
34  
Contract $324,900 +$20k $314k 103% '14   132422 PORPOISE LNRIVA 21140RIVA FARMS 3/2/0019700.30812   Bevia Patrick (List:'11+,'13+ x
35  
Contract $299,000 $708k 42% '11   11/1506Land: 3093LOT 7 NEWINGTON DRRIVA 21140BEARDS RETR //01.52424   Elizabeth Tyler (List:'11+,'13+ x
36  
Contract $270,000 +$95k $303k 89% '14   1243007 BASS PLRIVA 21140RIVA FARMS 3/2/1019720.3273   Ruth Hosgood (List:'11+,'13+ x
37  
 -$13k  $249,900 $169k 147% '15   51126 WOODSIDE RDRIVA 21140SYLVAN SHOR 2/1/098019510.061030   Glenn Watson (List:'11+,'13+ x
38  
blocked $235,000 +$15k $183k 128% '15   8413 CHERRY RDRIVA 21140SYLVAN SHOR 2/1/0019500.201017   Jeff Bridegum (List:'11+,'13+ x
39  
Contract $220,000  +$49k $169k 130% '14   186/187125 ORCHARD RDRIVA 21140SYLVAN SHOR 3/1/0123019400.0791   kathleen baker (List:'11+,'13+ x
    Show MLS# ▼FPP? List Price Was TaxA.? LP/Tax + Days? Address City  x Zip x OH Subdivision x Fee BrBa½ Sqft Built Lot ws Pix + Listing Agent x C% X Pick

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