Torrance Real Estate, Homes and Condos for sale

All Torrance homes currently listed for sale in Torrance as of 11/19/2017 are shown below.  You can change the search criteria at any time by pressing the 'Change Search' button below.

If you have any questions or you would like more information about any Torrance homes for sale or other Torrance real estate, please contact us and one of our knowledgeable Torrance REALTORS® would be pleased to assist you.


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$1,699,000
23017 Doris Way, Torrance CA 90505
5
BEDS
3
BATHS
2,632
SQFT
$646
$/SQFT
0.20
ACRES
"Entertainer s delight in the highly sought after neighborhood of SEASIDE RANCHOS!!! The beautifully remodeled open kitchen, living and dining areas open up to an inviting front patio, where you can sit and warm yourself at the fire pit while greeting guests and enjoying the lights during Christmas. On hot days, cool down under the fans while listening to music in the summer. The tastefully manicured back yard is fully equipped with lighting, speakers and an amazing Palapa Island. Don t fear being stranded on this island as there is a built in grill, burner, sink, refrigerator and ice maker, all of which will make your family time and parties perfect!!!! This 2,600 square foot home provides a beautifully lit interior while offering tons of open land on a large 8,823 square foot lot. Aside from the custom interior lighting throughout the house, other great features include ceiling fans in every room, new lateral copper plumbing, tankless water heater, RV or boat parking with dedicated sewer drain and tons more. Too many upgrades to list this is a must see! Houses like this just don t come available in the SLEEPY HOLLOW area very often!!!!"
* PRICE LOWERED - $1,750,000 TO $1,699,000 
$1,598,000
22516 BIAK Court, Torrance CA 90505
5
BEDS
6
BATHS
3,172
SQFT
$504
$/SQFT
0.13
ACRES
"Elegantly appointed 3,172sf home in the Seaside neighborhood of South Torrance with a beautiful heated pool and enclosed outdoor Casita. Custom built in 2014, this 5 Bedroom home features solid hardwood flooring, custom cabinetry with marble and granite counter tops, Formal Dining Room with built-in cabinetry and Home Office with abundant natural light. Spacious Master Bedroom includes a fireplace and large walk-in closet. The Gourmet Kitchen, includes Professional Thermador Appliances, a walk-in pantry and a large center island perfect for family gatherings. The Living Room has 12-foot bi-fold doors leading out to a heated pool, spa, inviting fire pit and enclosed poolside Casita. The Casita has a BBQ, microwave, sink and a bathroom with shower. The Casita is wired for sound and can accommodate a large TV that can be viewed from the pool and spa. The 2-car garage is wired for an electric charging station. Room for RV & Boat parking. This house is not to be missed"
* PRICE LOWERED - $1,698,000 TO $1,598,000 
$1,448,888
2555 W 232nd Street, Torrance CA 90505
4
BEDS
4
BATHS
4,392
SQFT
$330
$/SQFT
0.19
ACRES
"The grandest home in Marble Estates built in 1991. This magnificent corner property is one of the largest properties in the area with 4,392 SF living and 8,150 SF lot. The property includes 6 bedrooms, 3 bathrooms, and a 3-car garage that have been meticulously maintained and upgraded 6 years ago throughout. Located near Wilson Park, Del Amo Fashion Center, and in the Torrance Unified School District. The first floor includes custom double door entry, Jade onyx marble tiles, curved mahogany staircase, formal living room with fireplace, open-spaced kitchen with granite counter, large backyard, dual zone central A/C, laundry room, one bedroom and bathroom. Upstairs is all mahogany hardwood floorings in the 5 other bedrooms including a huge master s bedroom. Soaring ceilings, walk-in closets and a fireplace. The master s bathroom has a Jacuzzi, a separate shower and his and hers toilet and sinks. Another bathroom upstairs with a great office space. All bathrooms have jade onyx marble tiles. One bedroom is connected to a balcony and a splendid view of the neighborhood. Window shutters throughout the home and intercom system. All beautiful chandeliers are included in the home. This home is truly amazing and must be seen in person. Pictures cannot describe how beautiful this home is."
$1,399,000
1724 Hickory Avenue Unit A, Torrance CA 90503
4
BEDS
5
BATHS
3,560
SQFT
$393
$/SQFT
0.26
ACRES
"Large custom built home with all the upgrades located in highly desirable area in Torrance, CA .... Hurry on this one .... wont last ..... PLEASE NOTE that 1724 Hickory Avenue, B is also Listed for sale .... Purchase both houses to make a Family Compound ..... or a great 2 on a lot investment .... live in one rent our the other .... bring your imagination .... great income opportunity"
$1,398,888
5631 Alix Court, Torrance CA 90503
4
BEDS
4
BATHS
3,149
SQFT
$444
$/SQFT
0.19
ACRES
"BETTER THAN NEW! This turnkey executive home was constructed in 2002, and the seller has invested an additional $250,000 in designer improvements and exquisite finishes throughout. Located in the highly sought-after Westgate Estates, a prestigious gated community of only 17 single family homes, this stunning home consists of 3,149 sq. ft. of comfortable living space. The striking 4 bedroom and 3.5 bath home offers a gourmet kitchen with an abundance of cabinets, granite counter tops, a center island and stainless steel appliances; formal dining area with crystal chandelier; spacious living room with high coved ceiling, fireplace with stone mantel, window seating, and custom cut glass windows.; two family/entertainment rooms; a master bedroom retreat with oversized his/her walk-in closet and en suite bathroom with jetted tub and separate shower. Impressive improvements include custom woodwork, crown molding, shutters, window and door frames, baseboards, wainscoting, and hardwood flooring. Custom interior paint can be found in most rooms. Newer fixtures, lighting, hardware, window treatments, custom closet solutions, privacy shades, and custom framed and beveled mirrors are just some of the upgraded features. The beautifully landscaped private patio is an entertainer's delight with a large bubbling spa; the outdoor kitchen consists of built-in 27 DCS grill, separate auxiliary burners & rotisserie , a U-line frig with ice maker and bar seating. Note: West High Schools"
* LISTED OVER 120 DAYS  * PRICE LOWERED - $1,448,000 TO $1,398,888 
$1,299,000
1724 Hickory Avenue Unit B, Torrance CA 90503
5
BEDS
5
BATHS
3,200
SQFT
$406
$/SQFT
0.26
ACRES
"Large custom built home with all the upgrades located in highly desirable area in Torrance, CA .... Hurry on this one .... wont last ..... PLEASE NOTE that 1724 Hickory Avenue, A is also Listed for sale .... Purchase both houses to make a Family Compound ..... or a great 2 on a lot investment .... live in one rent our the other .... bring your imagination .... great income opportunity"
$1,279,000
4303 Mesa, Torrance CA 90505
3
BEDS
4
BATHS
2,812
SQFT
$455
$/SQFT
0.15
ACRES
"$50,000 Price Reduction! Priced to sell! Beautifully designed home perched up high with stunning panoramic city light views from all major rooms. Bright and airy floor plan makes this home an entertainer's delight. Enjoy the gourmet kitchen with stainless steel appliances, granite counter tops and impeccable cabinetry throughout. The kitchen opens to both large living and family room with fireplace and direct access to their own private decks. Upgraded features include dual panel windows, gorgeous hardwood floors, custom lighting, and granite and marble countertops. All bedrooms are located on one level as well as a den or bonus room (could be used as a 4th bedroom), with private deck and entrance. There is also a loft with a 1/2 bath, currently used as an office. Landscaping has been upgraded to drought tolerant plants. The side yard has nice views and outdoor sitting space. The backyard has a sports court and a large side yard that will be great for a spa or kids play ground. This Hollywood Riviera home is a must to see! California distinguished schools - award winning Riviera Elementary, Richardson Middle and South High."
* PRICE LOWERED - $1,329,000 TO $1,279,000 
$1,250,000
3240 Candlewood Road, Torrance CA 90505
5
BEDS
3
BATHS
2,876
SQFT
$435
$/SQFT
0.14
ACRES
"Beautifully upgraded 5 bedroom home in desirable Country Hills. No surface left untouched. From the gourmet kitchen to the master bath, this home has been very loved and is waiting for you to call it home. The courtyard entry leads you into this home and opens into the formal living room which features a custom brick fireplace, just right for a cozy night at home. The formal dining room is perfect for entertaining, which you will want to do after cooking up that perfect meal in this cook's dream kitchen. Granite counters, custom cabinetry, center island, stainless steel appliances....this kitchen truly has it all and opens into spacious family room. Pool table & big screen TV worthy, with custom shutters and slider that opens to back yard patio. There is one bedroom, that has been converted to an office downstairs. The office has beautifully built in cabinetry and large walk in closet. There is even a guest bathroom and laundry area downstairs. Ascend up the oak and carpeted staircase to the 4 other bedrooms, one of which is a Master Suite. The master bathroom has been modernly updated with dark cabinetry and granite counters, providing room enough for two (or more) to get ready at the same time. There is also a large shared bathroom off the upstairs hallway. Bonus storage in the attic, with a pull down stair for easy access. Private backyard, stone wall surround home/yards. Two car garage. Walk to near by De Portola Park, one of Torrance's premier parks."
$1,200,000
18520 Kingsdale Avenue, Torrance CA 90278
3
BEDS
3
BATHS
1,992
SQFT
$602
$/SQFT
0.14
ACRES
"Quality townhome courtesy of Brown & Wagner Development. Just across the street you'll find El Nido Park - a perfect convenience for families. Beautiful family room features a fireplace and leads into a gourmet kitchen. This home feels bright, open, and good for surround sound. Other features include an intercom/security systems, central vac, CAT5 wiring, and spa tub in the master bathroom."
* LISTED OVER 120 DAYS 
$1,120,000
23014 Huber Avenue, Torrance CA 90501
3
BEDS
2
BATHS
2,200
SQFT
$509
$/SQFT
0.23
ACRES
"A definite must see! Beautiful home in a great neighborhood. Located on a rare 10,000 square foot lot with endless possibilities. This home has everything you need to relax or throw a great party. The spacious Master bedroom is equipped with a large bathroom containing a Jacuzzi tub and shower with 13 shower heads and large enough for a party. The kitchen has new granite counter tops, new stove and sink, built in to match the cabinets sub zero fridge, and an instant hot and cold at your finger tips. New Laminate wood floors, water softener throughout the home, gas and wood burning fireplace, and all new double pane windows. Has both, front driveway with new remote entree gate and a rear access manual gate, perfect to drive in and store your boat or RV. New beautiful garage door connected to an oversized two car garage with attic. Relax knowing that your home is protected by Full Digital Life security system inside and out. Huge backyard and ready to entertain with a built in BBQ with sink, fridge, cabinets and bar top. Have your guests relax out back in front of the TV, gas fire pit and built in waterfall that changes colors with the light. Backyard also has a bonus shed, 12' X 24'. The home is equipped with AC for those unbearable hot days and nights and solar panels on the roof to keep electric costs down. Convenient to shopping, good schools, and freeway access."
$1,100,000
2537 Ridgeland Road, Torrance CA 90505
3
BEDS
2
BATHS
1,529
SQFT
$719
$/SQFT
0.13
ACRES
"Stunning custom remod home in Victoria Knolls! No expense spared on the improvements (over $300,000 spent- too much to mention!). From the moment you drive up and see the beautiful landscaping- a granite steel organ pipe cactus water fountain surrounded by lovely desert plants to greet you- you ll know this home is one of a kind! The Mayan front door welcomes you in! But the inside is even better! Wonderful open floor plan and a kit that is an entertainers dream! It includes a Knotty alder raised panel custom cabinetry, a farmers sink, as well as a bar sink (sinks are copper Native Trails) on the near 9 ft island. Add a spacious pantry and all Viking app incl side by side refrigerator, 4 burner range w/ grille, commercial hood, dw microwave, 2 wine fridges and the ice maker that makes the perfect clear ice cube. Travertine tile and custom hardware throughout. Stain grade Marvin, double hung windows (except in the spare bedrooms) and dual door slider to back yard. Custom in ceiling speakers wired for surround sound.AH! But the master bedroom is the spectacular finale! It is much larger than the original home offered w/ Inca solid mahogany door entry, a fireplace, a walk-in closet, custom flooring and a stunning master bath! All doors are solid distressed knotty alder with custom headers above the doors. Roof is authentic clay tile! But wait- there is a custom built outdoor cat haven/cat run for indoor kitties to keep them safe! Kenmore W/D inc Appliances are without warranty."
* NEW LISTING 
$1,100,000
2851 Maricopa Street, Torrance CA 90503
4
BEDS
4
BATHS
3,102
SQFT
$355
$/SQFT
3.82
ACRES
"This 3,102 square foot home is located in the charming gated community of Belmar. The master bedroom on the 2nd floor features a walk in closet as well as a jacuzzi tub and a rain shower head in the bathroom. The 3rd floor has an enormous, open room that can be used for entertainment equipped with a closet and a full bath. The kitchen was remodeled within the past 2 years and features an island with quartz countertop, stainless steel oven,and dishwasher. The adjacent dining area boasts a gas fireplace where a fire can be started easily with the flip of a switch. Belmar Community also has a pool, spa and bbq pits. Large windows, hardwood floors, central A/C, plenty of storage space, an enclosed patio for entertaining, attached garage and recessed lighting through most of the area make up the rest of this lovely home."
* PRICE LOWERED - $1,150,000 TO $1,100,000 
$1,075,000
23403 Susana Avenue, Torrance CA 90505
3
BEDS
2
BATHS
1,165
SQFT
$923
$/SQFT
0.15
ACRES
"On a quiet, tree-lined street in highly-sought-after Hollywood Riviera, sits a super-clean turnkey home--waiting for YOU! Imagine walking kids to school, and pets in the neighborhood or making it down to the beach in time for sunset! This is an ideal location for living the Good Life! A 2-car direct-access garage allows you to enter near the kitchen--so convenient! Three bedrooms--all on one level--with one on the right & two on the left (this works so well!) Big living room has a fireplace focal point + french sliders that open to the huge Trex deck, allowing you to extend your living space to the rear yard. Both front & back yards have lush, healthy green grass and easy-care landscaping. Rear yard is so great with lots of options for enjoyment - especially the upper deck which has nice city views. If you want a private rear yard, you'll love this one! Perfect for BBQ, entertaining, sunning, gardening, kids and pets. Additional features of the home include new interior and exterior paint, ceiling fans, hardwood floors, smooth ceilings, new paint in and out, updated baths (hall bath even has a heated floor!), forced air heat, dual-paned windows. On top of that, you've got the benefits of the Riviera - coastal climate; excellent, California Distinguished Schools (Riviera Elementary, Richardson MS, South High); close to beach, restaurants, shopping, parks, library & more. So many great features in a terrific location...come to the Riviera and enjoy the Good Life you deserve!"
$1,058,000
22409 Marjorie Avenue, Torrance CA 90505
3
BEDS
3
BATHS
1,948
SQFT
$543
$/SQFT
0.12
ACRES
"This well maintained, charming and spacious home is located in the highly desirable South Torrance area. Situated in a great neighborhood this home offers 3 bedrooms, 3 bathrooms and a permitted detached workshop. The open and airy floor plan unfolds into an inviting living room with a fireplace and a formal dining room. The master bedroom has a walk-in closet & en suite bathroom including a double vanity and a soaking tub. There are two suites and another bedroom in the main house. The bonus 320 sq ft workshop features a separate entry that can be an office/gym/hobby room. The lovely private low maintenance yard is adorned with a covered patio lounging area, perfect for gatherings and entertainment. Some other highlights include hardwood floors throughout the house, recessed lighting in the living room, ample closet space, pocket doors, copper plumbing, a separate laundry room, and an attached 2-car garage. This home represents true pride of ownership in the distinguished Torrance School district. It s a wonderful move-in ready home which is not to be missed!"
* LISTED OVER 120 DAYS 
$1,049,000
4608 Vanderhill Road, Torrance CA 90505
3
BEDS
3
BATHS
1,446
SQFT
$725
$/SQFT
0.13
ACRES
"A pristine property in the desirable Seaside Ranchos community. Impeccably maintained this home boasts too many unique features to list. Incredible curb appeal with stone edge pathways and low maintenance gardening out front. As you enter you are captivated by the bespoke art deco kitchen with rare birds-eye maple veneer, granite bench tops and Frigidaire professional Series appliances. The 3/4 water repellant Teak wood flooring throughout the house blends naturally with the marble in each of the bathrooms and powder room. No expense has been spared in this home, it has two tankless water heaters and a water softener unit. All the windows are German made with a tilt and turn opening feature, they are double pane with exceptional sound insulation. Enjoy the gas fireplace on the cold winter nights or the low maintain trek deck outside for the warmer summer evenings. A brand new pergola stands elegantly beside the established vegetable garden and shades the entire rear of the house. This is the perfect size home for either a family or a working couple. The standard two car garage offers loads of storage options whilst incorporating laundry appliances and a large double sink. On top of all this there is a great view from the elevated site and walking distance to all 3 local schools."
* PRICE LOWERED - $1,099,000 TO $1,049,000 
$998,000
2734 Loftyview Drive, Torrance CA 90505
4
BEDS
2
BATHS
1,974
SQFT
$506
$/SQFT
0.17
ACRES
"So you say you want a large home in a fabulous neighborhood with a VIEW. Check this out... tons of potential here. A spacious 2 story Home with 4 bedrooms, boasting views of the Palos Verdes Hillside, some Ocean and City Lights. Most of the home is on one level. The formal living room has wood floors and a lovely fireplace. The updated kitchen with granite counters faces a HUGE Family Room with sliders that open onto a large deck which is great for entertaining and enjoying that view! Plus there is a big sunroom patio! It's great bonus space not included in the square footage. The top floor is all Master suite with a private bath and a view balcony. Imagine enjoying city lights from your bed. The 2 Car Attached Garage has a roll up door and direct access to the house. Make this house your home!"
$998,000
5601 Sara Drive, Torrance CA 90503
4
BEDS
3
BATHS
2,123
SQFT
$470
$/SQFT
0.18
ACRES
"West Torrance Gem! Great opportunity to buy in highly sought after West Torrance Hills section. This home is placed high on the hill overlooking the neighborhood, mountain views and the fields of West Torrance High School. Located on a quiet tree lined street this single family home features 4 bedrooms (large master suite), 3 bathrooms with estimated 2,123 sf living due to permitted remodel in 1986/87 (see supplements for permits) on a super sized 8,021 sf lot. Home had gone through many upgrades historically and additional living sf added including the master bedroom/bath and dining area. Additional upgrades in remaining bathrooms and more. Super floor plan leaving all sleeping rooms separated from primary living areas. 4th bedroom is currently used as a den and the family room is open to formal dining area. Very private rear yard that is terraced with fruit tree's for the gardener at heart. Patio off of family room for outdoor BBQ's and enjoyment. Large side yards that can be used as a dog run. Award winning Towers elementary, Bert Lynn Middle and West High Schools. Easy walk to West High."
$994,908
20320 Roslin Avenue, Torrance CA 90503
5
BEDS
3
BATHS
2,232
SQFT
$446
$/SQFT
0.17
ACRES
"This gorgeous 5 bedroom, 3 baths, 2,232 sf home boasts an ideal floorplan in a wonderful family neighborhood of Torrance. Located on a large 7,489 sf lot in a quiet and private cul-de-sac, this home includes an oversized formal living room which leads into the dining area and a spacious yard. The family room opens up to the backyard with an outdoor enclosed gym room/bonus room making it perfect for indoor/outdoor living and entertaining. Other features include newly installed travertine downstairs floors Koi pond and open backyard perfect for additions or RV parking. This fantastic home is conveniently located close to award winning Torrance schools (Victor Elementary, Bert Lynn Middle, and West Torrance High), a few minutes to the beach, and close to many fantastic shops and restaurants at the newly renovated Del Amo Fashion Center! Don't miss out on this opportunity!"
* PRICE LOWERED - $999,908 TO $994,908 
$975,000
19322 Flavian Avenue, Torrance CA 90503
4
BEDS
2
BATHS
1,674
SQFT
$582
$/SQFT
0.12
ACRES
"Charming rare one level four bedroom two bath family home west of Anza in highly desirable west Torrance award winning school district. Features include a custom remodeled kitchen with stone counter tops, tile backsplash, center island with seating, Electrolux and D cor appliances, custom range hood, all wood cabinets and beautiful tiled floors. The windows and sliding glass door are vinyl dual pane, there are Sola Tubes to let in more light, a newer York forced air furnace, new roll up garage door, the rooms are large with huge living/dining room with a wood burning fireplace. The backyard is serene with a large patio for entertaining, professionally landscaped with automatic sprinklers, there is a large covered front porch with additional seating. Great location in quiet neighborhood yet close to beach, shopping and schools."
$974,900
1004 Beech Avenue, Torrance CA 90501
4
BEDS
3
BATHS
2,375
SQFT
$410
$/SQFT
0.13
ACRES
"This spacious home on one of the best streets in Old Torrance sits on a large corner lot with mature trees and features 4 bedrooms and two full baths in 2050 square feet PLUS a 325 square feet studio Guest House with 3/4 bath and kitchenette. You will find original hardwood floors, a remodeled kitchen with custom cabinetry, Corian counters and recessed lighting, lovely dining room with built-in curio cabinets and bay window with view of the nicely landscaped front yard. Living room has large picture window and white washed brick fireplace. There is a good sized laundry room and plenty storage space. All of the bedrooms are very roomy with plenty of closet space. Main floor master bedroom has remodeled bath with double vanity and a walk-in shower with double shower heads. Backyard has covered patio and pergola with grape vines. Guest house has a separate entrance from the alley. You will be close to Downtown Torrance with its trendy restaurants and popular Torrance Bakery and wonderful Torrance schools. Call now for a private showing."
$968,000
18828 Fonthill Avenue, Torrance CA 90504
5
BEDS
3
BATHS
2,970
SQFT
$326
$/SQFT
0.14
ACRES
"Great opportunity on a hard to find newer custom built 5 bedroom 3 bath home in Torrance. This well maintained home is located on a cul de sac, and is loaded upgrades from top to bottom. You will love the open floor plan with a separate living room, dining room, family room and a large kitchen. You can relax by any of the 3 fireplaces each night, including one in the master bedroom. The kitchen is beautiful with granite counters & full back splash, upgraded appliances, maple cabinets with lighting. Other features include, upgraded wood flooring, plantation shutters, base boards and crown molding throughout. The owners have installed multiple energy efficient systems in the home, including energy efficient doors and windows, a new AC Unit, a new hot water heater, newly installed solar units, and an upgraded exterior reflective coating system was recently applied, all still under warranty! That's not all! Other attractive features include a security system, ceiling fans, great sized secondary bedrooms, Dual sided back yard for entertaining, RV parking space and a sports area. You won't be able to find theses features at this price anywhere else in the area. Put this one at the top of the list to show!"
* PRICE INCREASED - $950,000 TO $968,000 
$950,000
25812 Matfield Drive, Torrance CA 90505
3
BEDS
2
BATHS
1,338
SQFT
$710
$/SQFT
0.22
ACRES
"Secluded in Victoria Knolls! Very rare lot that does't come on the market often. Huge lot, View of Mountains, City and Ocean on a Cul-de-sac. Potential for this house is amazing. Tenant occupied PLEASE DO NOT DISTURB TENANT!!!"
* PRICE LOWERED - $995,000 TO $950,000 
$950,000
812 Crenshaw Boulevard, Torrance CA 90501
1
BEDS
1
BATHS
648
SQFT
$1,466
$/SQFT
0.12
ACRES
"Investors! Condo subdivision project opportunity located in the highly desirable Old Torrance. The property is R2, subdivision process with blueprints available. Great location, commercial/residential new development. Unique value in the city of Torrance. currently low to no inventory in the area. Great Schools, Torrance High school, The Children's Place, and Switzer Learning Center. The closest grocery stores are S Mart, Iguazu Imports, and Benny's Market. Nearby coffee shops include #Madrona Tous Le Jours, Kech Cafe, and Old Torrance Coffee & Tea. Nearby restaurants include Qchon Chicken, Myung in Dumplings and Sushi N Go. 812 Crenshaw Blvd is near Charles H Wilson Park, Delthorne Park, and Madrona Marsh Nature Preserve."
* LISTED OVER 120 DAYS  * PRICE LOWERED - $1,100,000 TO $950,000 
$949,000
4100 Via Lado, Torrance CA 90505
3
BEDS
2
BATHS
1,913
SQFT
$496
$/SQFT
0.16
ACRES
"This big city light view home in the Hollywood Riviera is a wow property and has all the elements most buyers are looking to have in a home including an open floor plan, hardwood floors, updated kitchen, double fireplace, master bedroom suite, and at the end of a cul-de-sac street with lots of privacy and a feel of seclusion. An oversized two-car garage with direct access into the home and outdoor areas for enjoyment and entertaining are additional features that enhance the desirability of the home and its fabulous curb appeal will knock your socks off. Don't hesitate on this one!"
* NEW LISTING 
 
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