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Welcome to this stunning custom-built colonial, situated on a private cul-de-sac in an exclusive estate neighborhood. Boasting six luxurious bedrooms and eight beautiful baths, this home is the pinnacle of comfort and elegance. As you enter the grand foyer, you'll be greeted by soaring ceilings, exquisite moldings, and stunning hardwood floors that flow throughout the main level. The spacious and bright living room features a beautiful fireplace and large windows that fill the room with natural light. The formal dining room is perfect for hosting dinner parties and special occasions. The gourmet kitchen is a chef's dream, with high-end integrated stainless-steel appliances from Sub-zero and Wolf, beautiful cabinetry, granite countertops, and a large center island with seating. The adjacent breakfast room overlooks the lush backyard and leads to the outdoor entertainment area. The two-story family room is the perfect place to relax with its cozy fireplace and built-in cabinetry. The main level also features a private office, perfect for working from home. The music room with curved wall of windows has a reinforced floor ready for your baby grand. 
Upstairs, the luxurious primary suite is a private retreat, complete with a spa-like bath, custom walk-in closets, and a sitting room with fireplace. The additional three bedrooms are generously sized and each feature their own en-suite bath and notable walk-in closets.
The finished lower level provides additional living space with a massive entertainment bar, a Tuscan temperature-controlled wine cellar with reclaimed wood, bottle storage, game room, and gym. Two additional bedrooms with ensuite bathrooms and an additional laundry room with plenty of extra storage complete the lower level.   
Step outside into your own private oasis with a heated pool, spa, and expansive patio area. The beautifully landscaped yard is perfect for entertaining or relaxing with family and friends.
This gorgeous home also features a three-car garage with a circular driveway that was repaved in 2016.
Don't miss this rare opportunity to own a truly exceptional home in one of the most coveted neighborhoods.
#VAFX2116760

VIENNA

2206 ARYNESS DRIVE

6 Beds

6 Baths

11,036 Sq.Ft.

$2,299,900

MLS#: VAFX2116760

Save $200,000 for Feb/Mar 2024 Closing! Price after March $2,499,900!! Towngate North... Alexandria's newest luxury, boutique condominium centrally located in North Old Town, off the Mount Vernon Trail and steps away from all the action while convenient to major thoroughfares and transportation for easy access and travel. Spacious open floor plans with quality and elegant timeless finishes include; 7" wide plank flooring throughout, quartz counters in kitchen and baths, large porcelain tiled bathrooms, state-of-the-art kitchens with smart home features. Desirable amenities for everything you need; concierge, fitness studio with yoga room, community clubroom, furnished conference space, bike storage and repair room, dog spa room, and an amazing rooftop terrace with views of scenic DC skylines and the Potomac River!! Unit is available for immediate move-in!
#VAAX2029546

ALEXANDRIA

635 SLATERS LANE 403-E

3 Beds

2 Baths

1,908 Sq.Ft.

$2,299,900

MLS#: VAAX2029546

Rare Opportunity: Spectacular Bayfront Luxury Condominium - Enjoy a Resort Lifestyle at the highly sought after Residences at Lighthouse Cove with Rooftop Swimming Pool overlooking the Rehoboth Bay and on-site Lighthouse Restaurant serving lunch, dinner, happy hour and featuring live entertainment. Experience breathtaking sunsets nightly from your large private balcony. Luxury living in this beautiful 3 Bedroom and 2 1/2 Bathroom Condominium located in Dewey Beach, Delaware. The Owner’s Suite, Kitchen, Living Room and Balcony offer fantastic Bayfront views of the Rehoboth Bay. The rooftop plaza provides fire pits, grilling areas, and multiple seating/lounging areas. An additional indoor saltwater pool and fitness room are available with an optional annual recreation fee. Direct access to the Bay with nearby amenities including kayak, stand-up paddle, jet ski & boat rentals available. All conveniently located one short block from the Atlantic Ocean and Dewey’s pristine beach. Walk to Dewey restaurants and nightlife or take a quick Jolley Trolley ride to enjoy nearby Rehoboth Beach restaurants, boardwalk, shops and attractions. Enjoy it for yourself or take advantage of the incredible rental opportunity.
#DESU2092314

DEWEY BEACH

1301 COASTAL HIGHWAY 362

3 Beds

2 Baths

1,523 Sq.Ft.

$2,299,900

MLS#: DESU2092314

Experience the epitome of luxury living in this exquisite estate where sophistication and seclusion harmonize. Built by Renaissance, the Grand Monet model is truly unique and a premium top-selling design. Nestled on a one of a kind lot with unmatched lake views from the comfort of your home, this exceptionally rare gem surpasses expectations of meticulous craftsmanship and unrivaled entertainment options, redefining the concept of a refined lifestyle. A work of art in itself, this extraordinary residence showcases a chef's dream gourmet kitchen, two-story grand family room and beautiful landscaping. The allure commences upon entering the family room, where stunning views of the lake instantly captivate. The inviting open kitchen serves as the perfect setting for intimate dining experiences with loved ones or hosting memorable gatherings with friends. Multiple walk-outs grant effortless access to the backyard oasis, enveloping you in serene relaxation amid nature's embrace. Unwind on one of your many decks while savoring the aromas of a grilled feast, losing yourself in a fascinating book, or reveling in a refreshing beverage, uninterrupted by any distractions. Prepare to be fascinated by the astounding exterior, which leaves a lasting impression even in the evening as the enchanting moonlight reflections on the lake are incomparable. The private property sets the stage for various recreational activities, be it a lively game of football, soccer, basketball, or even a leisurely game of croquet as the sun sets. The lower level boasts a grand living area, offering a truly unparalleled space with multiple bedrooms, a full bathroom, bar area and personal at-home gym. A one of a kind home for making timeless memories that will last a lifetime.
#VAFX2230316

OAKTON

2760 MARSHALL LAKE DRIVE

6 Beds

4 Baths

9,024 Sq.Ft.

$2,299,900

MLS#: VAFX2230316

Ladies and Gentleman...Introducing THE ROCKINGHAM II with the NEW 2 CAR CARRIAGE HOUSE Garage.  And, it is such a short walk to the East Falls Church Metro Station or Benjamin Banneker Park and Dog Park, you won't care which is closer.  This is a Unique Must-See Arlington property and Open Houses on the weekends.

This Rockingham is 4853 total SF and comes with the Main Level Guest Suite option.  In addition, the Detached 2 Car Garage Carriage House has a Guest Suite above with Full Bath, small Refrigerator, and a Wet Bar with Dishwasher.  

The Main House has all the popular trimmings with  Board and Batten Front, Black Trim Gutters, Black Porch Rails, and Black Garage Doors, Cedar Front Porch Columns, Flagstone Water Table, Flagstone Porch, Flagstone Leadwalk, and Black Trim Windows.  Inside you'll find a wide open floor plan on the Main Level with 10 ft ceilings, black frame windows inside as well, Deluxe Kitchen with White Stacked Cabinetry, Navy Island, and Pot Filler, modern Fireplace mounted on Shiplap wall, Modern Design Stair Rails, and Large Dining Room. Upstairs are 4 BRs with 3 BAs that have upscale custom tile, plumbing fixtures, and lighting.  The MBR has a tray ceiling and huge Closet and MBA has Frameless Shower Doors with huge 24x24 in tile flooring.  The Basement is filly finished with Wet Bar, BR, and full BA.  The Carriage House Garage also carries the upscale finishes up to the Guest Suite including under Cabinet lighting.
  
There is a whole house fan on the second level with ability to improve the air quality within the entire home, 2x6 Framing, a “best in the business” 10 year transferable warranty, pest tubes in walls, and other standard quality features. Quality is not expensive, it’s priceless!
#VAAR2020098

ARLINGTON

1916 N UNDERWOOD STREET

7 Beds

6 Baths

5,258 Sq.Ft.

$2,299,900

MLS#: VAAR2020098

Stunning Custom-Built Bayside Retreat!
This luxurious 5-bedroom, 4 full-bath home offers the best of waterfront living with a private dock, electric boat lift, and breathtaking sunsets from two expansive decks, first and second floors family rooms and a balcony. Inside, enjoy the chef’s kitchen, beautiful teak hardwood floors, and a cozy fireplace. The spacious master suite and second family room both overlook the bay, offering spectacular sunset views. A main-level bedroom adds convenience, while the master bathroom boasts heated floors for added comfort. An oversized garage completes this custom-built masterpiece, perfect for entertaining and living the bayside dream!

Recent upgrades include a new roof and AC.
#MDWO2025980

OCEAN CITY

303 OLD LANDING ROAD

5 Beds

4 Baths

3,647 Sq.Ft.

$2,299,900

MLS#: MDWO2025980

Experience luxurious living in this brand-new custom home, nestled in the heart of North Arlington! Boasting 6 spacious bedrooms and 5 exquisitely designed bathrooms, this unique property seamlessly combines modern elegance with functional design. The open-concept layout provides plenty of room to gather, while thoughtfully crafted spaces cater to every family's needs, including a formal dining room, a pocket office, and a versatile flex suite—ideal as a second home office or private guest quarters. The second-level owner’s suite is truly exceptional, featuring soaring ceilings, a stunning walk-in shower, and direct access to the laundry room for added convenience. The upper level also includes three additional well-sized bedrooms—two connected by a dual bathroom, and one with its own private ensuite. Downstairs, you'll find a beautifully finished lower level with a spacious recreation room, complete with a contemporary wet bar. Additionally, private guest quarters and a full bathroom offer comfort and privacy for visitors. High-end finishes and features elevate every corner of this home, including a chef-inspired kitchen, engineered hardwood flooring throughout, custom millwork, smart home automation, and a built-in ceiling speaker system. This exquisite home will be ready for delivery in August - don't miss the opportunity to own this stunning property.
#VAAR2056916

ARLINGTON

4763 WILLIAMSBURG BOULEVARD

6 Beds

5 Baths

5,059 Sq.Ft.

$2,299,900

MLS#: VAAR2056916

Welcome to Pierce, Arlington's most premier address!  This rarely available 3 bedroom/2.5 bath home with over 2400 sq ft and a private balcony is the siganture floorplan in the building.   Take the elevator directly into this open floorplan featuring three sides of  floor to ceiling windows. Top of the line chef kitchen featuring Thermador appliances, gas cooking, dual zone wine fridge, 7 inch hand scrapped hickory flooring, Snaidero cabinets and Quartz countertops with double waterfall islands. Stunning master bath with heated flooring, Bardiglio marble, Brizo faucets and spa inspired glass showers. 2 PARKING SPACES PLUS ON FLOOR STORAGE! The building amenity package is second to none featuring true white glove concierge services 24/7, double level fitness center, 2 level 27th story rooftop club room with outdoor dining and swimming pool with some of the best views in the entire region.  Unsurpassed location with everything you need within a short walk but yet a private neighborhood setting is the best of both worlds.
#VAAR2069166

ARLINGTON

1781 N PIERCE STREET 1001

3 Beds

2 Baths

2,411 Sq.Ft.

$2,299,900

MLS#: VAAR2069166

Introducing 1 of 2 Luxurious New Construction Homes in the Heart of Arlington, VA! Located in the highly sought-after Lacey Forest neighborhood, this stunning new construction home offers the perfect blend of luxury, modern design, and convenience. Boasting 6 bedrooms, 5 full bathrooms, a 2-car garage, and over 6000 sqft of living space, this residence is an ideal choice for those seeking an exquisite living experience. Upon arrival, you'll be greeted by an inviting exterior front porch, setting the tone for the elegance that awaits within. Step through the entrance into a grand 2-story foyer, adorned with high ceilings throughout and an abundance of windows that fill the home with natural light. The open and modernized floor plan creates a seamless flow between the living spaces, perfect for entertaining guests or spending quality time with family. Luxury vinyl flooring, recessed lighting, and high-end designer fixtures enhance the aesthetic appeal of the home. The main floor features a convenient laundry/mudroom accessible from the garage, while a flexible room off the front foyer can serve as an additional bedroom or office. A full bathroom on this level adds to the home's versatility. The gourmet kitchen is a chef's dream, boasting an island with pendant lighting, sink, dishwasher, and microwave. Shaker cabinets, a breakfast bar, quartz countertops, and backsplash elevate the space, along with high-end stainless steel appliances, including a commercial range and a convenient pot filler. Adjacent to the kitchen, a charming breakfast area leads to the rear deck, perfect for outdoor dining and relaxation. The kitchen seamlessly flows into the large family room, featuring a gas fireplace and providing a cozy retreat. For more formal occasions, the home offers a separate formal dining area, creating a refined space for hosting gatherings and special events. Ascending to the upper level, you'll discover the spacious owner's suite, complete with a vaulted raised ceiling, a comfortable sitting area, and two walk-in closets. The lavish en-suite bathroom exudes opulence, showcasing a double vanity, a spa shower, and a soaking tub, offering a luxurious escape. Additionally, the second bedroom on this level enjoys its own full bathroom, providing privacy and convenience. The third and fourth bedrooms feature walk-in closets and share a stylish Jack and Jill bathroom. Another convenient feature of the upper level is a second laundry area with a full-size washer and dryer. The lower level of this remarkable home offers an expansive finished space, with walk-out stairs leading to the backyard. The lower level encompasses a generous recreation room, a wet bar for entertaining, a fifth bedroom, a full bathroom, and a theater room, creating an ideal setting for relaxation and leisure. Situated in a highly desirable location, this home boasts a high walkability score, with proximity to Westover Village's shops, restaurants, services, library, and Sunday Farmer's market. Lacey Woods Park, Westover playing fields, and the W&OD bike and walking trail are all nearby, providing ample opportunities for outdoor activities. The home is zoned for Cardinal Elementary School, Swanson Middle School, and Washington-Liberty High School, completing the appeal for families. Don't miss the opportunity to own this exquisite luxury home in the heart of Arlington, offering a sophisticated lifestyle and unparalleled convenience. Schedule a viewing today and experience the epitome of modern living.
#VAAR2038164

ARLINGTON

1154 N IVANHOE

6 Beds

5 Baths

6,027 Sq.Ft.

$2,299,900

MLS#: VAAR2038164

Now Selling! The Lowell Condominiums is a boutique building with only 44 homes!  Availability ranges from Two Bed/Two Bath to Three Bedrooms +Den homes. Experience the array of amenities and the charm that The Lowell brings to life. The Lowell creates a holistic lifestyle with on-site amenities, including a fitness center, multiple club rooms, a landscaped courtyard with gas grills, designated dining areas, gas firepits, and a 2-story lobby with onsite staff.  Garage parking is included. EV Chargepoint and residential storage are available for purchase. Located in the heart of downtown Mclean, The Lowell's location offers more than just local convenience. You'll enjoy seamless access to the Silver Line Metro, connecting you directly to the bustling cultural destinations of Washington, D.C. Now taking appointments, call or email to schedule your tour of the new model home. Delivery anticipated for end of year, early Q1 2025
#VAFX2209062

MCLEAN

6718 LOWELL AVENUE 503

3 Beds

2 Baths

2,245 Sq.Ft.

$2,299,900

MLS#: VAFX2209062

Better than new -- pristine condition, low maintenance, walking distance to so much! Welcome to 590 Brookes Ridge Court, an extraordinary end unit modern residence with an ELEVATOR, two car garage, and over 4000 sqft of space (see floor plan). Built in 2017-2018, this like new home has it all -- roof deck with outdoor kitchen, a thoughtfully designed open floor plan, floor to ceiling windows, open space perfect for entertaining, and the most lush greenery outdoors. Call it pristine perfection -- five bedrooms, four and a half bathrooms, multiple private outdoor spaces across four finished levels, bathrooms with heated floors-- this home exudes contemporary elegance. Simplicity redefined with three possible primary suites! 

Used as a pied-a-terre by the current owners, this lightly lived in home is the perfect blend of modern convenience and contemporary living. An elevator that goes all the way from the large two car garage to the rooftop w/ outdoor kitchen -- and every level in between -- this home speaks to modern living! Kitchen with Wolf and Sub Zero appliances, island seating for SIX, butler's pantry, and ample cabinetry. Gas fireplace, floor to ceiling windows, and endless natural light due to the end unit positioning of the home all make this the perfect living space. On the top level, discover the private roof deck with unobstructed views, an outdoor kitchen, and  fire pit with gas hookup perfect, all perfect for entertaining!

Situated in a prime location in a quiet cul-de-sac, this residence offers easy access to the vibrant dining, shopping, and entertainment options of Bethesda. Grab the latest grocery essentials at nearby Sangamore Shopping Center (Safeway). Or grab a morning coffee and croissant at Praline Bakery. Hopping to VA or DC are an absolute breeze with MacArthur Road and 495 nearby. Those who love the outdoors will appreciate the nearby trails and parks -- perfect for soaking nature's beauty all within minutes to urban conveniences. 

Don't miss the opportunity to experience the epitome of modern luxury living at 590 Brookes Ridge Court. Check out 3D TOUR!
#MDMC2146700

BETHESDA

590 BROOKES RIDGE COURT

5 Beds

4 Baths

4,100 Sq.Ft.

$2,299,900

MLS#: MDMC2146700

New on site 3 days ago
OPEN HOUSE - Join us this Sunday (3/15) from 1-4 PM.  Sited on a serene half-acre cul-de-sac lot, backing to 15 acres of protected woodlands in Langley Oaks, this remodeled and expanded home offers a rare opportunity for refined one-level living. A flagstone courtyard and glass double front doors introduce an open floor plan with rich hardwood flooring. To the left of the foyer, a formal living room showcases a dramatic stacked stone fireplace. Straight ahead lies a spacious family room seamlessly integrated with the rest of the home.  Cream cabinetry, granite countertops, a travertine backsplash, and professional-grade stainless steel appliances, including SubZero, Monogram, and Bosch, define the fully remodeled and enlarged kitchen. A large center island with breakfast bar seating connects to the formal dining room and family room, creating an ideal layout for entertaining. The breakfast room includes a pantry, while sliding glass doors in the dining room lead to a tranquil screened porch.  Impressing with a double-tiered tray ceiling, cove lighting, crown molding, and sliding doors to a private balcony overlooking the pool and woodlands, the primary suite serves as a luxurious retreat. A custom walk-in closet and remodeled spa-like bath with a double vanity, granite countertops, and a walk-in shower complete the suite. Three additional bedrooms share a well-appointed hall bath, while bedroom four, featuring built-in desk and shelving, is perfect for a home office. A spacious laundry/mudroom with garage access completes the main level.  Updated to provide additional living and entertaining space, the walk-out lower level features solid hardwood built-ins in the game area and a recreation room flowing into a full bar with cherry cabinetry, granite countertops, a sink, Kegerator, and wine refrigerator. Hardwood-style LVP flooring extends into the billiards room, which includes built-in cabinetry, and sliding doors to the covered patio. This level also offers a full bath, a fifth bedroom with a walk-in closet, and ample storage.  A private oasis awaits outside, with a slate patio leading to the pool level. Stone hardscaping, a waterfall fountain, and an inground pool framed by an expanded pool deck and covered patio blend harmoniously with the lush surroundings. Professionally landscaped grounds provide commanding views of the parkland.  Moments away, Tysons Corner offers upscale shopping, fine dining, and premier entertainment. Commuting is effortless with access to Georgetown Pike, George Washington Parkway, I-495, I-66, Dulles Toll Road, and the Silver Line Metro. Washington, D.C. is just 10 minutes away. Nature enthusiasts will appreciate the proximity to a 150-acre wooded preserve with hiking trails and Clemyjontri Park, a world-class playground, just three minutes away. Experience the perfect blend of luxury, privacy, and convenience in this exceptional residence. Replaced Roof & Windows. Churchill Road Elementary, Cooper Middle, and Langley High School.
#VAFX2295898

MCLEAN

6610 WEATHEFORD COURT

5 Beds

3 Baths

2,795 Sq.Ft.

$2,299,900

MLS#: VAFX2295898

Open House 8/9-10 Cancelled!!***Immediate Delivery*** Introducing the Hixton II by Sekas Homes—a perfect blend of masterful design and modern luxury! This light-filled home boasts 6 bedrooms, 6.5 bathrooms, and is ideal for entertaining featuring a formal dining room, expansive great room, and a gourmet kitchen. The upgraded primary suite and bath provide a luxurious retreat. With Sekas Advantage quality construction and premium finishes throughout, the Hixton II offers over 5,600 square feet across three finished levels. Special features include a two-car garage with a 4-ft extension, a main level guest suite, 10-foot ceilings on the first floor, a screened porch, a Trex deck, and a finished lower-level recreation room and bathroom. Located in a fabulous Falls Church neighborhood, this home is truly a dream come true! Haycock/Longfellow/McLean Pyramid
#VAFX2227798

FALLS CHURCH

6612 MOLY DRIVE

6 Beds

6 Baths

5,671 Sq.Ft.

$2,299,900

MLS#: VAFX2227798

Bentley Homes proudly presents a distinguished new-construction opportunity at Rose Glenn, a small, quaint community of just 10 custom homes in the heart of Devon, located within the highly acclaimed Tredyffrin–Easttown School District. With over 50 years of experience building quality homes on the Main Line, Bentley Homes is known for craftsmanship, design integrity, and creating community settings that stand the test of time.
This offering features the Baldwin model, one of three unique and thoughtfully designed floor plans available at Rose Glenn. This elegant residence offers just over 4,000 square feet of thoughtfully designed living space with 4 bedrooms, 3.5 baths, and a 2-car garage. A refined first-floor bedroom design, the Baldwin blends timeless style with modern flexibility and open-concept living.A standout feature of this model is the upstairs great room/flex space, offering versatility for a media lounge, home office, additional family room, or private retreat—easily
 
reimagined to suit your lifestyle needs.Lot 6 is the largest homesite remaining in the community, and ideally situated on a quiet cul-de-sac, providing privacy and an exceptional setting for your custom home. Rose Glenn feature premium finishes and thoughtfully curated selections with Bentley Homes’ construction team, along with their in-house design manager, will guide buyers through a personalized building and design process—ensuring every detail reflects your vision and lifestyle.
Perfectly located just ¼ mile from the Devon Train Station, Rose Glenn offers effortless access to the Main Line and Center City Philadelphia by rail. Enjoy iconic nearby destinations including the Devon Horse Show, Devon Yards, historic downtown Wayne, and the natural beauty of Valley Forge National Historical Park, all just minutes from your doorstep.
This is a rare opportunity to build a custom home in an intimate luxury community in one of the Main Line’s most coveted locations. Make an appointment today to build your dream home at Rose Glenn.Pricing subject to change. Exterior renderings are sample elevations and may include optional features. Interior photos are of a completed model and may include upgrades.
Photos are representative of model homes; not all interior and exterior options/features are included in advertised pricing.GPS: 228 Highland Ave, Devon 19333
#PACT2116284

DEVON

109 PALMETTO

4 Beds

4 Baths

3,685 Sq.Ft.

$2,299,900

MLS#: PACT2116284

Introducing a remarkable waterfront property that boasts breathtaking and unobstructed views of South Creek on the West River. This contemporary home features a well-designed layout with five bedrooms and four and a half bathrooms. Spanning over 6000 square feet of fully remodeled living space, the first floor offers abundant opportunities for enjoyment.

Step into the Great Room, where a stunning stone fireplace takes center stage, creating a captivating focal point. The modern open Kitchen, elegant Dining Room, and a convenient half bath complete the main level. With high glass windows adorning the first floor, natural light floods the space, showcasing the dramatic views that surround you. Additionally, a privately located Primary Bedroom and full bath adds a touch of seclusion.

The backyard beckons you to explore your way to the Chesapeake Bay, easily accessible via the 170' plus pier. This impressive pier boasts two full-size boat lifts and two jet ski lifts, catering to your watercraft needs. A sprawling lawn, adorned with majestic oak trees, provides a tranquil retreat during Maryland's balmy nights while offering undisturbed views of the River's beauty. The fully fenced lawn encompasses 240' of waterfront, featuring a bulkhead and ample space for outdoor fun and entertainment. Unwind on the expansive Trex Deck or retreat to the screened Gazebo, relishing the peaceful evenings by the Chesapeake Bay. To further enhance the serenity, nearby Osprey nests add to the harmonious ambiance this home exudes.

Upstairs, privacy is ensured with two separate stairways leading to the four bedrooms. One of these bedrooms can serve as a second primary suite, offering flexibility in accommodations. A second-floor living space on one end provides a generous area for taking in stunning sunsets and indulging in day-long, relaxing bay views.

1258 West River Road is thoughtfully designed with spacious rooms, an open and airy floor plan, and appealing upgrades. Its prime location on a point ensures unparalleled vistas and refreshing breezes, creating the ideal setting for a Chesapeake Bay lifestyle. Whether you seek a cozy retreat, family gatherings, or large-scale entertainment, this home caters to your every need.
#MDAA2058174

SHADY SIDE

1258 W RIVER ROAD

5 Beds

4 Baths

6,100 Sq.Ft.

$2,299,900

MLS#: MDAA2058174

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