Refine Search
Sort by
$855,000
5 Beds 4 Baths R10949790 MLS Bella Terra BLDG.
Welcome home to this gorgeous executive lakefront pool home with 5 bedrooms and 3.5 baths, PLUS HUGE LOFT 14x29 (can be 6th bdrm) in magnificent Bella Terra community! An impressive 3,967 sq ft under air, 20 ft vaulted ceilings, light & bright open floor plan & tons of space is just perfect. 3 car garage, newly resurfaced heated salt water pool w/outdoor kitchen and serene lake views makes this FLA living at it's best. The main bedroom, is conveniently located on the first floor w/ 2 huge walk-in closets. All bdrms and closets are large. The huge kitchen, features a large granite island that is perfect for all culinary adventures, 42'' cherry wood cabinets, double wall oven, gorgeous 24x24 marble floors on first floor, second floor is wood laminate. NO carpets. Freshly painted in & out Whole house generator hook up. Full set hurricane panels. Breathtaking clubhouse, pool, pickleball, 24/7 gate security, tennis courts, tot lot, basketball courts, fitness center. Great family neighborhood. Perfectly situated near shopping, restaurants, beach, airport and right off Southern Blvd for fast and easy location.

107 Isola Circle, Royal Palm Beach

$530,000
3 Beds 2 Baths R10945024 MLS
Extraordinary home located on a quite street, this is a Beautiful, newly remodeled 3/2 home on a corner lot, with a two car garage. This is the one home you deserve, the need to call home. Royal Palm Beach Community Encourages Great Neighborhood and Schools, with a sense of pride in ownership. A true home away from home. Stunning Calacatta Gold/Oro Quartz Counter w/ ''Full Backsplash'', New LG SS Appliances, Smart fingerprint proof Fridge, Gold Finishes/Hardware. Elegant new baths w/shower, Modern New flooring w/High 6''baseboards. Walk-in Closet. Large yard w/space for Pool, Boat, RV. Gardening Plot . Fresh paint in/out. New Zoned sprinkler system w/private well. Next to parks, playgrounds, lake w/pier, shops, restaurants, Wellington Green Mall, Turnpike, PBI Airport. Great family home, investment, Airbnb. The house has 2285 total sf one of the largest in comparison. Counterpoint Estates is a family-friendly community featuring recently renovated parks with fishing docks, picnic pavilions, a dog park, jogging trails, basketball and sand

1467 Denlow Lane, Royal Palm Beach

$1,560,000
5 Beds 5 Baths R10950410 MLS Wellington View BLDG.
Welcome to your dream retreat! Nestled in the highly sought-after Wellington View neighborhood in the Palm Beaches, this designer SMART home exudes sophistication and classiness. Every meticulous detail, from the captivating spiral staircase to the elegant chandeliers and indoor Zen garden, invites you to savor the space. As you step through the grand entrance, you are greeted by a harmonious blend of modern elegance and timeless charm. The expansive living spaces are adorned with high-end finishes, soaring ceilings, and an abundance of natural light, creating an atmosphere of sheer indulgence. This lavish designer home boasts 5 bedrooms, 5 bathrooms, a versatile den or flexible 6th bedroom, home theatre, a first-floor mini master en-suite, a convenient cabana bath, and laundry area. A massive focal point of this home is the new gourmet kitchena chef's culinary havenshowcasing state-of-the-art appliances, sleek quartz countertops, custom cabinetry with storage galore, a walk-in pantry, and a colossal island. Perfect for both intimate family dinners and lavish entertaining, this culinary masterpiece sets the stage for unforgettable moments. Adjacent to the kitchen, the formal dining room elevates the art of fine dining to new heights. A custom glass CAVA stands ready to house your favorite wines. Enter the chic living area and encounter a majestic stonewall with an electric fireplace that exudes elegance and warmth. Seek refuge to your palatial master suite, where you can escape to a tranquil retreat, delighting in peaceful moments while reading a book on your scenic balcony. The en-suite master bath is a spa-like haven, designed with luxurious marble, a jetted spa-soaking tub, a walk-in rain shower, and a state-of-the-art BioBidet toilet that truly elevates the experience of your very own sanctuary. Head over to your exclusive home theater, where cutting-edge audiovisual technology and luxurious theater recliners combine to deliver the ultimate cinematic experience. Alternatively, step outside into your private tropical oasis featuring a new saltwater pool/spa & separate Jacuzzi hot tub, with an expansive patio and lake views, a full outdoor kitchen/ BBQ, and spacious lounge areas, creating the perfect settings for both family entertainment and relaxation. Some notable highlights include cutting-edge smart home technology, granting you remote control over lighting, security, climate, and entertainment systemsall from the touch of your fingertips. The air-conditioned garage, with built-in cabinets, provides an organized space, and a third garage is specifically designed for golf cart and additional storage. This beautiful home has been completely renovated from top to bottom, with new A/C units, water heater, baths, kitchen, and a circular driveway. Built-in custom closets throughout, high-end light fixtures, fans, and hardware, pristine porcelain floors throughout, and vinyl flooring upstairs (with a 20-year warranty) add durability and elegance to the interior. The freshly custom-painted interior and exterior ensure a refreshed and modernized home. Wellington View, a Toll Brothers construction, is centrally located near restaurants, malls, shopping, Fairgrounds, turnpike/highways, and the airport. This well-appointed community offers a 24-hour manned security gate, gym, clubhouse, playground, Pickle ball/Tennis, basketball courts, A-rated schools, and proximity to Wellington and Polo grounds for Equestrian enthusiasts. Don't waitschedule your appointment today to live the lifestyle you've always dreamed of! All sizes are approximate, not guarnteed. Must be verified.

8753 Wellington View Drive, Royal Palm Beach

$710,000
4 Beds 3 Baths R10905677 MLS Madison Green 1 BLDG.
Welcome to your dream home in Madison Green's prestigious resort-style golf community! This stunning 4-bedroom, 3-bathroom house with a den boasts luxurious features and an unbeatable location. Nestled in The Estates community, this gem offers all the benefits of resort living without the burden of expensive dues. Step into this spacious open-concept home and prepare to be amazed. With breathtaking views of the serene lake and a sparkling pool, this house is designed for relaxation and entertainment. The French doors seamlessly connect the indoor and outdoor living spaces, leading you to the inviting screened in patio area where you can unwind and soak up the Florida sunshine. Safety is a top priority with accordion shutters providing storm protection, ensuring peace of mind during inclement weather. You'll also enjoy the convenience of a three-car garage, offering ample space for your vehicles and storage needs. The Homeowners Association (HOA) at Madison Green includes premium cable and high-speed internet, providing modern amenities at your fingertips. Vaulted ceilings throughout the house create an open and airy atmosphere, enhancing the sense of grandeur and sophistication. The primary bathroom is a true oasis, featuring his and her sinks and a luxurious roman tub, offering a perfect retreat after a long day. The four spacious bedrooms provide ample accommodation for family and guests, while the den can be utilized as a home office or additional living space to suit your needs. Living in Madison Green's The Estates community also means access to optional discounted memberships for the golf enthusiasts, allowing you to perfect your swing on the picturesque greens. Additionally, this sought-after location boasts a great school zone, ensuring top-notch education for your children. Don't miss the opportunity to call this exceptional property your own. Embrace the luxurious lifestyle and make this lakefront pool house your forever home in Madison Green, where resort-style living meets comfort and convenience. AC Jan 2022.

1810 Waldorf Drive, Royal Palm Beach

$310,000
2 Beds 3 Baths R10938249 MLS
This exceptional property boasts two spacious bedrooms and 2.5 modern baths in the desirable Stamford community. You'll love the upgrades throughout the home, especially the stunning kitchen with custom features, top-of-the-line stainless steel appliances, gorgeous granite countertops with matching backsplash, elegant self-closing wooden cabinets, a convenient built-in pantry, and a coffee bar for your morning routine. The bathrooms and kitchen have been meticulously designed with attention to detail, creating a unique and impressive living space. The house has been beautifully tiled and carpeted and hosts three renovated bathrooms with new showers, vanities, and lighting. Enjoy the added safety and comfort of new impact windows, a newer AC(2022), and a new roof(2023)! The HOA includes outside insurance, internet, community pool, landscaping, and garbage service. Located conveniently close to schools and shopping, this home is move-in ready and waiting for you to make it your own.

37 Danbury Court Unit A, Royal Palm Beach

$540,000
3 Beds 2 Baths R10925457 MLS
Fall in love with this fabulous home featuring canal view, private pool and extraordinary outdoor living space including gazebo with firepit, fenced yard, located in the desirable and rarely available Preserve at Crestwood. Peace of mind of whole-house panel shutters. Enjoy updated design details and an open-concept floorplan. Kitchen features custom cabinetry, granite countertops, tile backsplash, stainless steel appliances and seated bar for casual dining. Soaring enclosed terrace offers even more light, bright space to enjoy the beautiful Florida weather. Dedicated laundry room w/ full-size washer/dryer for added convenience.Situated on Navigable waterway so you can add a dock and boat if Desired!!! Your home sweet home awaits you !

212 Preserve Court, Royal Palm Beach

$579,000
4 Beds 3 Baths R10962318 MLS
POOL Home! Do not miss this Beautiful single-family house, CBS Construction. Fully updated property is clean, bright, freshly painted, and ready to move in. Close to everything just minutes from highways, shopping, and restaurants. 4 spacious Bedrooms + 2 full Bathrooms on the second floor, and a half bathroom on the first floor. The Interior provides a very functional layout, bright natural light, all-around speakers, new flooring throughout, no carpet, light fixtures, high ceilings, an open formal living & dining room plus a Family/Florida room. Comfortable kitchen with stainless steel appliances, and a very convenient laundry on the second floor. At the exterior enjoy a large private patio fully PVC fenced with a very nicely sized saltwater inground pool, built less than 2 years ago. (Saltwater Pool = less maintenance costs) Barrel tile roof, double garage with convenient double paver driveway, and a full set of hurricane panels! The whole exterior was recently painted. Additional Info: Water heater 2018 AC unit 2018 operated with a Nest thermostat. The property is located at a cul-de-sac and at walking distance to all amenities in Nautica Lakes, this is a very exclusive and desirable community in the heart of Royal Palm Beach.- LOW HOA! Nautica Lakes is a wonderful gated community that includes a pool, tennis courts, clubhouse, basketball courts, and playgrounds for your enjoyment. The community is conveniently located, only a few minutes from main malls, restaurants, highways, and much more... Sizes on the Floor Plan are approximate and not deemed accurate.

11446 Silk Carnation Way, Royal Palm Beach

$100,000
1 Beds 2 Baths R10962070 MLS 14 BLDG.
*55 and better community* - Welcome home to your 1/1.5 villa in the heart of Royal Palm Beach. End-unit with 1-level living and no neighbors above you! Large main bedroom w/ walk in closet. Well maintained w/ newer AC & water heater. Accordian Shutters for peace of mind! Private, screened-in porch to enjoy your coffee in the morning with privacy. Community is well-established w/ mature landscaping, 4 community pools, club house, library, sauna, gym, pool table, kitchen, and more. A new roof is paid for by the association and will be installed 2024! Condo fee covers exterior building maintenance, building insurance, roof repair & replacement, water, sewer, trash, cable. Walking distance to Veterans Park, Publix, CVS, Walgreens, restaurants & the library! A few steps to Palm Tran!

12014 W Greenway Circle S Unit 108, Royal Palm Beach

$770,000
4 Beds 3 Baths R10961878 MLS
Introducing a captivating 4/3 Monaco floor plan CBS home in the coveted Porta Sol development. This newly built house is situated in a cul-de-sac, on an oversized gated lot exceeding a quarter acre. Revel in the culinary delights of an expansive kitchen featuring oversized countertops, a quartz stunning center island, and stainless steel appliances. The allure continues with tile wood grain floors, custom plantain shutters, and fresh interior paint, creating an inviting ambiance throughout. All impact windows including the slider out to your private lakefront view. The retractable awning allows you to enjoy the perfect South Florida weather 24/7. With ample space indoors and the potential for outdoor luxuries like a pool and outdoor kitchen, this property defines comfort and possibility.

3033 Strada Court, Royal Palm Beach

$570,000
4 Beds 3 Baths R10971417 MLS
BRAND NEW ROOF!!. Looking for a place that's more exciting than your current digs? Welcome to your new one-story playground in La Mancha! This 4-bedroom, 2.5-bathroom single-family palace has everything you need—and probably a few things you didn't even know you wanted. Got a boat? RV? A small zoo of pets? Bring them all, because here, no HOA means no one's telling you what to do! Step inside and be amazed by the all-impact windows and doors—perfect for keeping the riffraff out. The kitchen? Oh, it's just a little something with quartz waterfall countertops and two-toned cabinets that scream, ''I'm fancy and I know it!'' When you're done pretending to be a top chef, head out to your private backyard oasis. We're We're talking a custom pool with a sun shelf that's basically begging for a party. The new patio deck is just waiting for you to throw the most epic BBQs your friends have ever seen. But wait, there's more! Todd A. Robiner Park is a mere 1.5 miles away for when you need to stretch your legs or pretend you like nature. And for the boaters, there's a handy boat ramp nearby that gives you access to the local waterwaysbecause who doesn't want to escape the landlubbers every now and then? Inside, the bathrooms have had a makeover that would make HGTV jealous. Plus, with an AC from 2019 and a hot water heater from 2023, you can keep cool and stay toasty without a hitch. Don't miss your chance to live the dream in La Mancha. This house isn't just a homeit's your new adventure headquarters!

112 Cortes Avenue, Royal Palm Beach

$1,225,000
5 Beds 6 Baths R10966943 MLS Greenwood Manor- Diamond C Ranch BLDG.
Luxury Living at its Finest ! Welcome to unparalleled luxury redefined in this expansive residence. With meticulous care & attention, this home stands as a testament of an Amazing home ! Boasting 5 bedrooms and 6 bathrooms, the homeowner's exceptional enhancements surpass initial impressions. Upon entry, be greeted by soaring 23'' ceilings, customized marble accents, leading to a spiral staircase adjacent to a fireplace & billiards room. Indulge your culinary passions in the Gourmet kitchen equipped with commercial-grade stainless steel appliances., oversized family room, formal dining room as well as kitchen breakfast nook overlooking the lake. Ascend to the 2nd level to discover a master suite oasis, featuring a grand balcony offering sweeping lake views, " *New pump and motor for salt water pool, 2024 " Complete water filtration system for entire house. " Custom closets in every closet " Pool remodeled/resurfaced 2019, retiled- tile from Spain " Commercial grade SS appliances, 2 dishwashers " AC unites replaced 2018 " 2019 washer and dryer " Electric car 220 voltage charger in garage " *Replaced palm trees in front of house " *Regular Maintenance of air conditioner, and appliances in kitchen " *Replaced garbage disposal " *New Microwave " New Tankless water heater (07/03/2024) to be installed o Alarm system o Security cameras o Intercom system o Central vac o Fireplace " *Freshly painted entire house " *New entryway, stairway Chandeliers " *New modern light fixtures throughout every room " *Carpeting removed and flooring redone on stairs, guest room ,upstairs hallway, and master bedroom " *New carpeting in 3 upstairs children's bedrooms " Family room wired for surround sound Embrace this opportunity to make this extraordinary residence your own castle. LOW $325/month HOA fee covers security gate, common areas, entry landscape.

8550 Butler Greenwood Drive, Royal Palm Beach

$585,000
5 Beds 3 Baths R10967729 MLS
Back on the market. Buyer's lending fell through!!! Beautiful two story single family detached, in great conditions, ready to move, new washer & dryer, HVAC 2022. The Master bedroom has a double door entry, a huge walk in closet with a master bath with his & her sinks. All the bedrooms have a generously sized. Open floor plan, no carpet in the entire home!! It is located at the end of a cul-de-sac and boasts 2693 sqft. A great back yard. The amenities are spectacular: Pool, gym, tennis, basketball courts, game room, children's playground, social area, full access to the Clubhouse and an optional membership to the golf facility (No Mandatory Membership). HOA includes basic cable. Do it your dream's house.

1570 Briar Oak Drive, Royal Palm Beach

$859,000
2 Beds 3 Baths R10974665 MLS Breakers West BLDG.
Located in the prestigious and exclusive community of Breakers West. This beautiful pool home is currently configured as a 2 bedroom/2.5 bath with a den but it can easily be converted back to a 3 bedroom home. It has a large gourmet kitchen with custom cabinets and a big island perfect for entertaining. The living room, dining room and den are all open with soaring ceilings leading via a wall of glass to the completely private screened in sparkling pool and spa. The primary bedroom has a great closet and a huge bath with an atrium over the spa tub. The home sits on a lovely tree lined cul de sac on the golf course and boasts over 1/4 acre of land. Located not too far from the Belvedere security gate house entrance and just minutes to Downtown West Palm Beach, Palm Beach International Airport, I95, the Florida Turnpike, the gorgeous Atlantic Ocean and all things Palm Beach.

1140 Seagull Park Road N, Royal Palm Beach

$520,000
3 Beds 3 Baths R10976311 MLS Park Central At Cypress Key BLDG.
Modern, newer, & very spacious townhouse for sale in Cypress Oaks. Built in 2017, this south-facing unit boasts 2,222 AC sq ft & 3,003 sq ft total. All impact windows & doors. A large, covered porch (24x9) with a ceiling fan faces an extensive park with sidewalks & abundant birds & trees. A 2-car garage (20x21) easily fits a midsize SUV & & sedan, the driveway fits 2 cars & there's plenty of guest parking around the unit. A 5-ton AC has been professionally maintained by Lindstrom. A French-door style refrigerator was added in 2023. The lower floor is 950 AC sq ft with beautiful porcelain tiles, 42'' cabinets in the kitchen & an extra-large island, dual sink, all granite countertops, & SS appliances. This open area that includes the kitchen, living and dining room is very large with high ceilings, 9 ft doors & a 1/2 bathroom. The upper floor is even larger at about 1,270 AC sq ft. A laundry room with an utility sink is conveniently located upstairs along with the easily accessible air handler. The loft (9x11) doubles as an office. There are 3 bedrooms upstairs. The master area is huge with a 25x20 bedroom, 10x10 walk-in closet, & a 10x10 master bathroom with dual sinks, separate deep tub & shower, & private toilet. The second & third bedroom both have balconies. One is 15x10, the smaller is 12x11, sharing a full bathroom with a tub. The entire upstairs is covered in absolutely flawless, high-end carpet with extra padding. High ceilings & 9 ft doors make the space look even more spacious. The entire house is meticulously clean & well kept. The $330 monthly HOA fee covers reliable, high-speed internet (250 mbps+) & dozens of HD TV channels, roof & exterior maintenance, landscaping, a pool, gym and Clubhouse. The house has an alarm with 2 keypads. Utilities bills average $60 for water (high usage, fairly stable) & $110 for electric. For reference, HO insurance $3,100 this year, property taxes, $3,700 (homestead). Cypress Oaks neighborhood is close to supermarkets, shopping, restaurants, parks, churches, major highways, & minutes from downtown, the beach, the airport and the equestrian world in Wellington. With very low availability in this great, newer neighborhood this townhouse won't last!

11917 Park Central, Royal Palm Beach

$655,000
3 Beds 3 Baths R10986825 MLS
Live your Luxury in Sunny South Florida with this Rarely Available Gem of a Home! Upon Arrival you'll notice Brand New Appliances and a Freshly Painted Interior with an Elegant yet Natural Ambiance on a Waterfront. An Amazing Opportunity Awaits with this Exemplary Show of Modern Opulence featuring 3 bedrooms / 2 Full baths / and a Half bath accompanied with a Loft (Which can be easily Converted into a 4th Bedroom!). Not to Mention a 3 Car Garage! The single Car Garage has been Converted into a Room with a Minisplit. Perfect for an Executive Home Office Suite, Home Gym, or Personalize as Desired. Nestled within Portosol come Enjoy the Family Friendly Community Full of Desirable Amenities, including a Resort Style Pool, Tennis Courts, Fitness Center, and Club House. Priced Comfortably, Capitalize on the Opportune Moment! Schedule your Private Tour Today!

2864 Bellarosa Circle, Royal Palm Beach

$750,000
5 Beds 3 Baths R10986760 MLS
Gorgeous expansive-view lake front home on a 0.385-acre pie shaped large lot in a manned gated upscale neighborhood. 5/3 + an office, a huge bonus/gym/media room, and a loft, making it possible to a 7-bedroom house. Large master suite and a balcony facing the expansive lake view, his/her closets, double vanities and roman tub. Gorgeous high ceiling in the foyer and 8-ft door throughout the house, 3-car garage. A full bathroom, a bedroom and a library on the first floor. Laminate floor through the 2nd floor and all bedrooms. The clubhouse offers gym, heated pool, game room, tennis courts and tot lot, etc. Close to shops, parks, Southern Blvd, Turnpike, and 441. Bella Terra was built 2002-2005. Every single home is situated on a deep oversized home site. HOA requires credit score ≥70

181 Bella Vista Way, Royal Palm Beach

$281,500
2 Beds 2 Baths B26003323 MLS Unit 1 BLDG.
Welcome to a beautifully renovated 2/2 CBS single story townhouse, features a blend of elegance, convenience and comfort. The home showcases a unique coffee bar/ liquor station with a wine fridge and a finely curated laundry closet with new GE hi-end large capacity washer/ dryer. The breathtaking renovations include, new kitchen cabinets, counter tops, backsplash, farm house sink and embedded lights. The bathrooms are completely remodeled with new vanities, tub/ shower, toilets, fixtures, exquisitely tiled floor to ceiling. Brand NEW stainless steel appliances, AC, water heater, fans, light fixtures, blinds and screens. The enclosed paneled sun room/ patio and front courtyard offer a serene space for relaxation. Situated in a vibrant 55+ offering plenty of activities a pool and clubhouse. An exterior storage room is located just outside the kitchen sliders. The unit can be converted back to a 3/2. Located 30 min from the beach and airport, close to shopping, restaurants, hospitals and all that Palm Beach has to offer.

10 Bay Cedar Court, Royal Palm Beach

$745,000
5 Beds 3 Baths B26003205 MLS Madison Green BLDG.
A Brand New Roof has just been installed in this immaculate 5 bedroom, 3 bath, 3 car garage home in Madison Green. This home boasts all new kitchen appliances and fresh paint in neutral tones present a lovely canvas on which to paint your dream home. One bedroom and one full bath on the main floor makes this home convenient for multigenerational living. Sitting on one of the largest corner lots in the community (over 13k sq. ft .31 acres), this house has plenty of room for a pool and more. Community amenities include a pool, playground, clubhouse, fitness center and basketball courts. Pickleball and tennis courts are here as well as a separately managed golf course within the community. This home is move in ready and set for its next chapter.

2173 Bellcrest Circle, Royal Palm Beach

$1,150,000
5 Beds 5 Baths B26000142 MLS 2176 BLDG.
Searching for a home that truly impresses? Your search ends here! Step inside to be welcomed by a stunning spiral staircase. Enjoy expansive living spaces perfect for large family gatherings. This home features 5 bedrooms plus a versatile extra room on the main floor, ideal as a 6th bedroom, office, or den. 5th bedroom currently used as a closet. But, can be converted back. Incredible 1,120 sqft master suite with his/her closets and bathrooms. Recent upgrades include a new roof (2024), two new A/C units (2023), a whole house generator (2023), EV charging station, renovated 20 x 40 foot pool (2022), and all new appliances (2022). Plus, you'll love the premium lake and golf course view with southeast exposure. Some furniture is also negotiable.

2176 Bellcrest Circle, Royal Palm Beach

$439,900
3 Beds 2 Baths R10995953 MLS
Excellent buying opportunity with this charming 3 bedroom 2 bath home located in the sought after Palm Beach Colony community with NO HOA in Royal Palm Beach. As you step inside, you immediate enjoy a nice open floor plan as your eyes are directed to a beautifully updated kitchen with light and bright cabinetry & stainless appliances. An island with seating overlooks the living room which also leads into a cozy family room with a built-in old fashioned wood burning stove. From the kitchen you have french doors that open up to a additional space that can be used for dining, playroom, just about anything! So many options with this amazing floor plan! The bedrooms are stacked. Once of the bathrooms updated, both show nicely with neutral tones. As you step out into the fenced backyard, you will see that there is plenty room for a pool. You will also see the whole house generator, 1 shed that will stay and separate fenced area that can be used for outside storage. Please take the time to walk around the sides and front yard which is adorned with sitting areas, landscaping, circular driveway and by the way you can fence the front yard if desired. The location is ideal...between Southern and Okeechobee Blvds off Royal Palm Beach Blvd...you have access to a number of nearby grocery stores, Costco, other shops, dining and of course Commons Park. Additional features include 2018 roof, A/C 2015, hurricane protection, Wall safe in primary bedroom, sprinkler on a well, combo door locks throughout. Come see this charming home...you won't be disappointed!

11701 Oleander Drive, Royal Palm Beach