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$514,900
3 Beds ⋅ 2.1 Baths ⋅ 10636206 MLS
Welcome to your private backyard oasis! This Virginia Beach showpiece opens through a grand double-door entry into a bright, sun-filled two-story foyer. The spacious chef's kitchen anchors the home with a stunning 10-foot island, designer tiled backsplash, and rich custom cabinets — built for entertaining. Beautifully tiled bathrooms and elegant custom built-ins throughout deliver style and smart storage. The luxurious primary suite features a spa-like en suite with a striking glass block wall. The true masterpiece awaits outside: a tranquil koi pond with cascading waterfall, tiled patio with built-in gas grill, step-up wooden deck for sunset gatherings, and an attached greenhouse for year-round gardening. Your very own resort-style retreat for relaxing, entertaining, and unwinding under the stars. A rare blend of custom craftsmanship and one-of-a-kind outdoor paradise — don't miss this Virginia Beach gem. Schedule your private tour today! Kitchen flooring was just replaced with NEW LPV Flooring!

1781 Barkading Lane, Southwest 2 Virginia Beach
$230,000
10636124 MLS
Charming one-bedroom park model RV located in a desirable RV resort on the beautiful Back Bay, just across the street from the ocean. This cozy coastal retreat features a spacious covered deck, perfect for relaxing, entertaining, or enjoying the refreshing bay breeze.The resort offers an impressive array of amenities designed for both relaxation and recreation, including a clubhouse, two swimming pools, tennis courts, basketball courts, playgrounds, two bath houses, laundry facility, and a convenient boat launch for easy access to the water. Whether you enjoy boating, beach days, or an active lifestyle, this community has something for everyone.Ideal as a vacation getaway, seasonal retreat, or affordable beach-area living opportunity, this property combines comfort, convenience, and resort-style living in a prime waterfront location.

3665 Sandpiper Road Unit 198, Southeast Virginia Beach
$459,900
3 Beds ⋅ 3.1 Baths ⋅ 10636047 MLS
This charming three-story new construction townhome is just 1.5 miles from the beach and blends modern living with smart, functional design. Offering 3 bedrooms and 3.5 bathrooms, the layout is thoughtfully crafted for comfort and convenience. The first floor features a 1 car garage and a private ensuite bedroom ideal for guests, in-laws, or a home office. On the second level, the open-concept living area is filled with natural light, flowing from the spacious living room into the dining area and a kitchen used for everyday cooking and entertaining with generous counter space and a large pantry. The third floor hosts two additional bedrooms, each with its own private bathroom. The primary suite offers a spa like bath with a double vanity, oversized shower, and direct access to a walk-in closet, plus a conveniently located laundry area on the same level. Now offered at an improved price, with water access nearby at the end of the road for kayaking, fishing, or other water activities.

1241 Old Virginia Beach Road Unit B, Northeast Virginia Beach
$469,818
3 Beds ⋅ 3.1 Baths ⋅ 10636049 MLS
This charming three story townhome is just 1.5 miles from the beach and blends modern living with smart, functional design. Offering 3 bedrooms and 3.5 bathrooms, the layout is thoughtfully crafted for comfort and convenience. The first floor features a 1 car garage and a private ensuite bedroom, ideal for guests, in-laws, or a home office. On the second floor, an open-concept living area is filled with natural light, flowing into the dining area and a well-appointed kitchen with generous counter space and a large pantry. The third floor hosts 2 additional bedrooms, each with its own private bathroom. The primary suite boasts a spa-like bath with a double vanity, oversized shower, and walk-in closet. A conveniently located laundry area completes this level. Nearby water access makes kayaking and fishing easy. The layout, stylish finishes, and close proximity to the beach, this home offers the perfect balance of practicality and coastal charm. Now at an improved asking price!

1241 Old Virginia Beach Road Unit A, Northeast Virginia Beach
$1,100,000
3 Beds ⋅ 2.1 Baths ⋅ 10636000 MLS
Beautifully maintained North End condo just minutes from the beach, ideally located near Holly Ave & 56th Street with a lifeguard station at 57th Street beach access. Built by respected custom builder Viola, this home offers a rare combination of comfort, quality, and convenience, including a 2-car garage plus additional driveway parking for guests. The spacious primary suite features room for a sitting area, along with a spa-like bath complete with jetted tub, shower/sauna, and double vanities. Enjoy ocean sunrises from the deck, abundant natural light throughout, an upgraded kitchen with granite countertops and stainless steel appliances, and a double-sided gas fireplace. Major upgrades include a whole-house generator, geothermal HVAC replaced within the last 5 years, and a tankless gas water heater with instant hot water recirculating pump. Move-in ready and ideal for year-round living or a beach retreat.

5512 Holly Road, Northeast Virginia Beach
$575,000
3 Beds ⋅ 3 Baths ⋅ 10635972 MLS
Located in the Shore Drive area, this condo offers the coastal lifestyle so many people are looking for with easy access to the beach, Chesapeake Bay, and close to Chicks and other local restaurants. This end-unit condo offers an open and airy layout filled with natural light, vaulted ceilings, bamboo flooring, skylights, and a gas fireplace that anchors the main living space. The kitchen features granite countertops, a breakfast bar, and newer appliances including a Samsung touch refrigerator. A 1st floor bedroom provides flexibility for guests or office space. Upstairs, both bedroom suites offer walk-in closets, including a top-floor suite with skylights and a private bath. Enjoy multiple outdoor spaces with a balcony and deck, plus an oversized 2-car garage with plenty of room for storage or beach gear! Roof approx 4 years old and water heater approx 5 years old. Brand new dishwasher and dryer. Incentives may be available through preferred partners. Contact listing agent for details and eligibility.

3224 Lynnhaven Drive, Northeast Virginia Beach
$625,000
3 Beds ⋅ 3.1 Baths ⋅ 10635611 MLS
Enjoy coastal living in this 3-bedroom, 3.5-bath no-fee condo, ideally situated on a cul-de-sac, just blocks to the beach! This spacious 2-unit condo features dual primary suites, one upstairs and one downstairs offering flexibility and comfort for guests and family members. Inside you'll find beautiful LVP floors, soaring ceilings, stainless appliances, granite counters, and light and bright decor and touches throughout. A peaceful 2nd story balcony/deck that overlooks the nice sized private yard and is perfect for entertaining or relaxing. Conveniently located near bike paths, bases, interstate access and tons of dining and entertainment choices. This home offers the perfect blend of comfort, convenience, and beachside charm!

907 12th Street, Northeast Virginia Beach
$7,250,000
5 Beds ⋅ 7.1 Baths ⋅ 10635421 MLS
A private, tree-lined road & grand entry welcome you to this premier Great Neck Point estate, where timeless architecture & modern sophistication come together on one of Virginia Beach’s most coveted waterfront peninsulas.Showcasing breathtaking views of the Lynnhaven River & magnificent sunsets enjoyed daily, this extraordinary residence spans nearly 2 acres & offers more than 8,000 sqft of luxurious living space.With quick & effortless access to the Chesapeake Bay, this exceptional location is ideal for boating enthusiasts, while the boat lifts comfortably accommodate a variety of watercraft.Step inside this elegant home & experience an undeniable sense of warmth, accomplishment, & refined living.Designed for both grand-scale entertaining & intimate family gatherings, every space is thoughtfully crafted for memorable moments.The expansive 2nd floor primary suite features 2 stunning bathrms w/ adjoining dressing areas. 3-car garage w/ apartmt above, outdoor kitchen, generator, & more!

3154 Inlet Road, Northeast Virginia Beach
$335,000
3 Beds ⋅ 2 Baths ⋅ 10635417 MLS
Come check out this charming three-bedroom, two bath home, within a popular and welcoming neighborhood in Virginia Beach, This home offers the perfect blend of comfort and convenience. The inviting interior boasts a spacious open floor plan with cathedral ceilings that enhances the natural light and sense of space, well-suited for relaxing or entertaining. The primary bedroom is conveniently located on the first floor. Fully remodeled in 2018 to include windows, siding, HVAC, and roof.

1605 Sweet Bay Court, Southwest 2 Virginia Beach
$599,000
10634290 MLS
Lovely waterfront site located on a tree lined street on Thoroughgood Cove with access to the Western Branch of the Lynnhaven River. Recent survey, environmental survey and site plan for a 4000 sq. ft. home available. City water, sewage, gas are connected at the street. Electrical lines are underground. Located in a lovely established neighborhood. Close proximity to Towne Center, shopping, interstates, Dining of all kind..

4141 Hermitage Point, Northwest Virginia Beach
$2,475,000
5 Beds ⋅ 3.1 Baths ⋅ 10635345 MLS
102 Holly Crescent is a comprehensively reimagined North End residence blending mid-century architecture with custom modern features. Originally built in 1952, the home was fully renovated, expanded and architecturally transformed in collaboration with local designers Greg Battaglia and Joelle Redfearn. The 5-bedroom, 3.5-bath property balances warmth and scale with contemporary detail. Original elements including exposed wood beams, parquet floors and a stone fireplace integrate with clean lines, high-end modern finishes and expansive windows overlooking Princess Anne Country Club’s golf course. Multiple indoor and outdoor living spaces support relaxed coastal living and entertaining, and an exceptionally large yard allows for a pool or expansion. Positioned near the Atlantic Ocean, boardwalk and historic Cavalier Hotel & Beach Club, this unique home offers access to premier coastal amenities in one of Virginia Beach’s most desired neighborhoods.

102 Holly Crescent, Northeast Virginia Beach
$1,125,000
5 Beds ⋅ 3 Baths ⋅ 10635204 MLS
All brick home in the heart of Little Neck on 1.1 acre lot features improvements throughout features 4 bedrooms plus finished room over garage and sunroom, office plus spacious formal rooms and bedrooms. Lovely front porch and back deck plus dock on tidal water where nature abounds, side loading garage, oversized kitchen, plenty of hardwood flooring. Roof replaced in 2019, refrigerator, washer and dryer in 2020. Little Neck is home to award winning elementary school, miles of trails, swim and racquet club by membership, towering trees and inland waterways. Easy access to 264, shopping, restaurants, airport and more!

946 Quail Run Quay, North Central Virginia Beach
$2,499,000
4 Beds ⋅ 4.1 Baths ⋅ 10634377 MLS
Mountain to Sea is an architectural masterpiece in Sandbridge blending luxury, craftsmanship, and cutting-edge technology. This extraordinary estate features a Control4 smart-home automation system, elevator, 7 zone geothermal with radiant heated floors, Copper roof & gutters, Mahogany siding, & artisan millwork, just a few of the breathtaking architectural details. Interior highlights include a dramatic two-story Fieldstone fireplace, chef’s kitchen with Copper hood, Wolf & SubZero appliances, custom Theater room, exercise room, sauna and spectacular top-floor entertaining space. Curated timeless materials such as Fieldstone, Limestone, Brazilian Cherry, & Mahogany flow throughout floors, walls & ceilings. Enjoy a resort-style saltwater pool, waterfalls, hot tub, outdoor fireplace, multiple IPE decks, and panoramic 360 degree views of Ocean, Back Bay & oceanfront Skyline from rooftop deck. Luxury, meticulous details and design unite in this truly unforgettable coastal retreat.

2232 Sandpiper Road, Southeast Virginia Beach
$7,895,000
5 Beds ⋅ 4.2 Baths ⋅ 10634716 MLS
This impressive custom-built oceanfront estate behind a private gated entry, is ideally positioned on an oversized North End lot with sweeping views of the Atlantic Ocean and beaches. Architecturally designed with modern comfort luxuries, this residence offers five bedrooms, four full bathrooms, two half bathrooms and 6,153 square feet. The second floor living level showcases vaulted ceilings, Brazilian cherry hardwood floors, and a gorgeous, updated chef’s kitchen, complemented by a new 900+ bottle conditioned wine room. The home features luxurious, dual primary bathrooms, two fully renovated kitchens, two elevators, office and four car attached garages. Outdoor amenities include a heated saltwater pool, hot tub and natural gas fire pit with your own private walkway down to the beaches and ocean. Enhanced with surround sound inside and out, power hurricane shutters, and a new metal and asphalt roof.(2024).May be purchased with 5518 Ocean front to make a beautiful compound.

5512 Ocean Front Avenue, Northeast Virginia Beach
$6,200,000
5 Beds ⋅ 4.2 Baths ⋅ 10634713 MLS
Set on a gorgeous oversized North End oceanfront site behind a private gated entry, this custom coastal home invites easy living with uninterrupted Atlantic Ocean and beach views. Designed for comfort and hosting, the nearly 6,000 square foot layout with a bright an open floor plan offers a gourmet chef’s kitchen and soaring cathedral ceilings in two separate sunlit living rooms and family room with natural gas fireplace. A first-floor primary in-law suite option and separate ground floor access offers family and friends flexibility and privacy. Additional features include five bedrooms, four full and two half bathrooms, two elevators, two kitchens, and a private office. Outside you will find an expansive fenced yard with mature and professionally landscaped grounds, two garages, an outdoor shower and your own path to ocean beach access - great for long beach days and evening sunsets. Truly one of Virginia Beach’s premier oceanfront gems! May be purchased with 5512 Ocean front.

5518 Ocean Front Avenue, Northeast Virginia Beach
$300,000
3 Beds ⋅ 1 Baths ⋅ 10635134 MLS
Welcome to this charming home at Virginia Beach offering comfort, convenience, and a location that keeps you close to everything the area has to offer. Situated on a spacious lot in an established neighborhood, this property provides easy access to shopping, dining, schools, parks, and major commuter routes. Inside, you’ll find inviting living spaces with plenty of natural light and a layout designed for everyday living and entertaining alike. The home offers functional flow, comfortable bedrooms, and outdoor space ready for relaxing, gardening, or gathering with friends and family. Whether you’re looking for your next primary residence or an opportunity to make a space your own

1009 Emporia Avenue, Southwest 1 Virginia Beach
$310,000
3 Beds ⋅ 1 Baths ⋅ 10635086 MLS
ATTENTION BUILDERS! THE VALUE IS IN THE LAND. LOT AREA: 25,158 AND LOT ACRES: 0.5775 ARE PER CITY RECORDS. PROPERTY IS SOLD AS IS. HURRY. THIS PARCEL WILL NOT LAST. AGENTS, CALL YOUR INVESTORS AND BUILDERS TODAY.

1506 Winter Road, Northwest Virginia Beach
$889,990
5 Beds ⋅ 2.1 Baths ⋅ 10635035 MLS
Just blocks from the Oceanfront this home offers the ideal blend of coastal convenience and resort-style living. It's conveniently located near restaurants, shopping, highways and the Vibe district. Tucked away on a quiet cul-de-sac in a highly desirable neighborhood, this beautifully updated home features 1st floor bamboo flooring, oak stairs, LVP flooring throughout the 2nd floor (2023) and a new 2nd floor HVAC (2025). The spacious kitchen features stainless steel appliances and opens into the living and entertaining areas. Outdoor decks including a private balcony off the primary bedroom provides the perfect space to enjoy coastal breezes. The primary ensuite bathroom was fully remodeled in 2025. Go outside to your own backyard oasis. The beautifully maintained saltwater in-ground pool has been extensively upgraded with a new salt chlorinator, new liner with resurfacing, and an energy-efficient variable-speed pump. Come see this property today and make it your next home.

928 12th Street, Northeast Virginia Beach
$675,000
3 Beds ⋅ 3.1 Baths ⋅ 10634639 MLS
CXB living at its best. Located in the heart of sought after Chic's Beach this no fee Condo has three bedrooms & 3.5 bathrooms, 2 car garage and offers a fenced private back yard. The open floor plan is great for entertaining. Close to Lake Joyce and located a few blocks to the Chesapeake Bay. Enjoy endless sunrises & sunsets. Experience the restaurants, Chic's Laundry, HK, Buoy 44, Commonwealth Brewing Co. & Green Parrot Grill. Elevator shaft is wired and ready for install. First floor bedroom & bathroom. Golf Cart approved community. See Supplement Sheet for Features.

4620 Lake Drive, Northwest Virginia Beach
$215,000
10634867 MLS
Looking for a place that's move-in ready for summer getaways or seasonal rentals? This well maintained 2 bedroom RV offers the perfect blend of upgrades & comfort. Large deck for your morning coffee, weekend BBQs, or just relax with friends. Many improvement/upgrades to RV (ask LA for list) includes 2 a/c systems (new mini-split system) and roof top a/c, new propane heater, thermostat & covered slides-outs. Every corner of this unit reflects pride of ownership. Great investment property. Gated community with boat ramp, clubhouse & exercise room, 2 pools, tennis, pickleball & volleyball courts. Year round living is not permitted. HOA fees are $1,030 Q. Amenities include lawn maintenance, water & sewer. Land sells for $215,000; RV sells for $14,900 for a total sales price of $229,900. Financing may be available.

3665 Sandpiper Road Unit 247, Southeast Virginia Beach
$410,000
4 Beds ⋅ 1.1 Baths ⋅ 10634083 MLS
Welcome home to this charming single-level residence tucked away on a quiet street in the heart of Virginia Beach! Featuring 4 spacious bedrooms this home offers comfortable living with thoughtful updates throughout. Enjoy new hardwood floors in the living room, cozy fireplace creating a warm and inviting space perfect for relaxing or entertaining. The updated HVAC system and newer appliances provide added peace of mind and efficiency. Step outside to your own backyard oasis — ideal for hosting gatherings, gardening, or simply unwinding after a long day. Conveniently located near shopping, dining, schools, and military bases, this move-in ready home combines comfort, convenience, and charm all in one.

3917 Waterside Court, South Central 1 Virginia Beach
$399,999
4 Beds ⋅ 2 Baths ⋅ 10635016 MLS
Welcome to 3805 S Plaza Trail, located in the highly sought-after Windsor Woods neighborhood! This charming ranch features 4 bedrooms, 2 full baths, and a spacious, functional layout. Updated appliances, kitchen, ceramic floor, new HVAC (2025) and brand new carpet! The large fenced backyard offers ample space for entertaining, gardening, or simply relaxing outdoors under the custom retractable awning. Enjoy great curb appeal, ample driveway parking, and a prime central Virginia Beach location just minutes from Town Center, shopping, dining, interstate access, military bases and the beach. Don't miss this opportunity to own in one of Virginia Beach's most desirable and established communities!

3805 Plaza Trail S, South Central 1 Virginia Beach
$1,275,000
6 Beds ⋅ 6 Baths ⋅ 10633609 MLS
Welcome to your dream coastal retreat in highly sought-after Sandbridge Beach. Currently a turn-key short term rental, this home is perfect as a year-round residence, vacation getaway, or an income producing investment. Ideally located on the desirable north end of Sandbridge, this beautifully appointed 6BR, 6BA home offers approx. 3394 sq. ft. of spacious living designed for comfort, relaxation and entertaining. Just a short distance to the beach, you'll enjoy easy access to the shoreline while tucked away in a peaceful cul-de-sac. Step outside to your own private oasis featuring a sparkling in-ground swimming pool, perfect for unwinding after a day at the beach or entertaining guests. Many additional amenities including 2 Primary Suites, a 2nd kitchen, theater room, expansive open and covered decks. Call for an appointment to see this coastal gem. Buyer must honor confirmed rentals.

313 Sailfish Lane, Southeast Virginia Beach
$1,695,000
4 Beds ⋅ 2 Baths ⋅ 10634780 MLS
Classic Beach Home located in one of Virginia Beach’s most sought after oceanfront streets. Situated on approximately 21,000 sq ft / 1/2 acre. Perfectly positioned between the Atlantic Ocean & Crystal Lake This exceptional property offers endless possibilities in an unbeatable location. More than a home, it's a lifestyle defined by Coastal Charm & Timeless Character. Classic cedar shake and slate roof enhance the home's distinctive appeal, while spacious rooms are designed for comfortable living and effortless entertaining. Beautiful hardwood floors extend throughout both the first & second levels, adding warmth and elegance to the home's inviting interior. Properties offering a premier location like this rarely become available. 52nd St. has a traffic light at Atlantic Ave offering seamless beach access.

408 52nd Street, Northeast Virginia Beach
$199,999
4 Beds ⋅ 2 Baths ⋅ 10634696 MLS
Opportunity awaits in Cardinal Estates! This 4-bedroom, 2-bath home offers a spacious layout with an open living area and a large fenced backyard ready for your vision. Whether you are looking for your next renovation project, investment property, or chance to build sweat equity, this property has strong upside potential and the bones for a solid “diamond in the rough.” Property sold strictly as-is, where-is. Buyer to perform all due diligence regarding condition, permits, and improvements.

2924 Finch Avenue, South Central 1 Virginia Beach
$1,395,000
5 Beds ⋅ 3 Baths ⋅ 10634720 MLS
Welcome to coastal living in the heart of Sandbridge. Tucked along a canal with direct water access, this spacious waterfront home offers the perfect blend of investment opportunity and everyday retreat. Currently operating as a successful vacation rental, the property could easily transition into a full-time residence or second home getaway.With 3,368 square feet, this home features 5 bedrooms and 3 full bathrooms, providing plenty of room for guests, multi-generational living, or entertaining. The updated kitchen offers modern finishes and functionality, while the open living spaces are designed to embrace the relaxed coastal lifestyle. Step outside to your private backyard oasis complete with an in-ground pool, ideal for soaking up sunny Sandbridge days after a morning on the water. The primary suite offers a spa-like escape with its own sauna and spacious walk-in closet. New Roof installed May 2026!

2927 Little Island Road, Southeast Virginia Beach
$2,149,900
6 Beds ⋅ 3.2 Baths ⋅ 10634598 MLS
Welcome to Blackwater Field of Dreams—a private eight-acre estate where luxury living meets resort-style recreation. Whether you’re hosting poolside parties, fishing in your stocked pond, practicing on your private par-3 golf hole, or watching a sunset over your own baseball field, this is a property designed for unforgettable memories. Blackwater Field Of Dreams is a one-of-a-kind property that was built for entertaining, luxury living, and unforgettable experiences. City approved baseball field, Par 3 golf hole, bass fishing in your own pond, basketball games on your own court, hot tub evenings, pool parties or luxury relaxing in the pool house while hibachi cooks indoors, this home is a HOME RUN! Built with incredible quality and durability in mind, this ICF constructed home features first-floor monolithic concrete walls along with 6” structural insulated panel walls on the 2nd and 3rd floors, plus 9-foot ceilings throughout. Inside, you’ll find a stunning double-sided fireplace anchoring the spacious living room with plenty of room to host family and friends. The oversized kitchen overlooks the backyard oasis and baseball field, creating an amazing setting for gatherings of every size. Relax on the expansive Trex deck & Trex balcony while taking in the incredible views of your own private retreat.

5409 Blackwater Road, Southeast Virginia Beach
$125,000
10634665 MLS
Prime commercial opportunity in a high-traffic location near Lynnhaven Mall! Zoned B-2, this versatile property offers endless potential for warehouse, office, retail, or mixed commercial use. Site plans available in the document section for added convenience. Excellent visibility and accessibility with close proximity to major roads, shopping, dining, and surrounding businesses. Priced to sell quickly—don’t miss this investment opportunity!

513 S Lynnhaven Road, South Central 1 Virginia Beach
$1,895,000
4 Beds ⋅ 3.1 Baths ⋅ 10634640 MLS
NEW CONSTRUCTION on the oceanside of 62nd St. Whether you are looking for a permanent residence or a vacation home, this location can't be beat! With the beach at your doorstep and First landing State Park only a quarter mile away, you will never want to leave. The expansive living room opens to the third-story deck and provides access to the rooftop deck, giving beautiful water views. All four bedrooms are split between the first two floors, with the Owner's Suite being on the second. The Owner's suite is unmatched with an expansive walk-in closet, access to the second-floor deck and a beautiful bath with a free-standing tub, large tiled shower, and double vanity with quartz countertops. * Photos from the previous home. Selections may differ.

112 62nd Street Unit A, Northeast Virginia Beach
$1,200,000
6 Beds ⋅ 3.1 Baths ⋅ 10634485 MLS
Waterfront diamond in the rough! Perfectly positioned on a magnificent waterfront lot, this huge two-story retreat spans 7,000 sq ft on nearly an acre. Designed to capture the beauty of its serene surroundings, you will enjoy water views from almost every room! Boasting expansive living spaces and a private elevator for effortless access to both levels. The gourmet kitchen features a double oven, flowing beautifully into the entertaining spaces. The two-level enclosed porch allows you to soak in the views year-round! The huge primary suite offers a spa-like ensuite, while an upstairs den includes a handy kitchenette, two more bedrooms, an office and a room with your own tanning bed! Outside, there are several paths to the water and a detached 2-story space provides incredible potential for a guest house or office. Your waterfront paradise awaits your personal touches.

1609 Shenstone Court, Northwest Virginia Beach

Some listings may be duplicated in the search results due to the co-mingling of listings from more than one multiple listing service. Should there be different listing information between the duplicated listings; user is advised to verify the accuracy of the listing information before making any financial decisions.