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1312 Treviso Bay, Williamsburg
$646,240
4 Beds ⋅ 3 Baths ⋅ 10656474 MLS
Welcome home to the Lafayette, where style and comfort come together. The show-stopping quartz kitchen island is the centerpiece of the open layout, flanked by two pantries and a convenient laundry room. The first-floor primary suite offers luxury and privacy with two spacious walk-in closets, a tiled shower, quartz double vanity, and a separate water closet. A second en-suite bedroom completes the main level. Upstairs, an expansive loft provides endless possibilities-media room, lounge, or game space alongside two generously sized bedrooms and a full bath with linen closet. Located in Country Club Villas, Williamsburg’s newest luxury townhome community, this home is nestled within the established Ford’s Colony neighborhood with access to golf, a country club, and countless amenities. Enjoy a low-maintenance, amenity-rich lifestyle just minutes from shopping, dining, entertainment, and the James River.

1312 Treviso Bay, Williamsburg

1324 Treviso Bay, Williamsburg
$681,990
4 Beds ⋅ 2.1 Baths ⋅ 10656473 MLS
Welcome to the Shenandoah. This home offers a modern and spacious open-concept living space on the main level, complete with a family room, kitchen with luxury finishes, an office, laundry and mud rooms, and an additional open living space. Additionally, a large first floor primary suite features an oversized walk-in closet and a full bath with separate vanities and private water closet. Upstairs, 3 additional bedrooms, a loft space and a full bathroom. This home is perfect for first-floor living, while giving the option for much more. Take advantage of exceptional savings when you finance with the preferred lender! Photos and renderings are from builder's library, actual finishes and features may vary.

1324 Treviso Bay, Williamsburg

112 Woodhall Spa, Williamsburg
$824,999
5 Beds ⋅ 4.1 Baths ⋅ 10656086 MLS
**AVAILABLE FOR QUICK CLOSING IF NEEDED** Stately custom brick home set on a wooded cul de sac lot, easily accomodates multi-generational living, with a bedroom and full bath on every level. Cathedral ceilings and a dramatic two-story family room create a grand first impression, while the spacious eat-in kitchen and multiple entertaining areas provide room for everyday living and special occasions alike. The walkout basement features its own kitchen, living areas, bedrooms, and covered patio, making it great for extended family, long-term guests, hobbies, or a private retreat. You wil love the options of 5-7 bedrooms or rooms to be used as offices, hobby rooms, the uses are endless. Ford's Colony Community provides residents 24-hour security, pools, golf, walking trails, lakes, tennis, pickleball, clubs, and year-round events. Ask about RENT TO OWN option.

112 Woodhall Spa, Williamsburg

Drive, Williamsburg
$480,000
3 Beds ⋅ 2.1 Baths ⋅ 10655970 MLS
Enjoy easy, comfortable living in this beautifully maintained 2,274 sq ft townhome located in the highly desirable, The Links neighborhood of Ford’s Colony. Designed for convenience, this home offers true first-floor living, with additional space upstairs, for hosting family and guests. The main level has hdw floors, while the primary suite and upper level feature new carpet (2024). The primary suite includes a walk-in closet and a curbless walk-in shower. The home offers a living room, cozy family room, along with a big kitchen and dining area for everyday living & entertaining. Upstairs, you’ll find 2 bedrooms plus a flex room that can easily serve as a 3rd bedroom, office, or hobby space. Look outside to a peaceful backyard with views of the golf course and pond. Major updates provide peace of mind, including: New roof (2026) All appliances replaced (2024) Fresh interior paint (2024) This home perfectly blends style, functionality, and a prime location.

Drive, Williamsburg

102 Ascot, Williamsburg
$859,000
4 Beds ⋅ 4.1 Baths ⋅ 10655278 MLS
WOW—this beautifully designed Ford’s Colony home offers exceptional space, flexibility, and natural light throughout. The open floor plan includes both first- and second-floor primary suites. The dining room features classic wainscoting and a butler’s pantry, while the kitchen impresses with rich stained cabinetry, quartz countertops, a glass subway tile backsplash, stainless appliances, warming drawer, and Advantium convection/microwave. A bright breakfast area opens to the dramatic great room with soaring cathedral ceiling, fabulous windows, built-in bookcases, and a stone fireplace. French doors lead to a home office or flex room, and dual staircases add convenience. The spacious first-floor primary features a large en suite bath. Upstairs, the second primary offers an en suite bath and generous closet space, while Bedroom 3 also enjoys an en suite bath. A fourth bedroom plus a large bonus room with wet bar and full bath provide even more flexibility. HVAC, refrigerator, and water heater were replaced in 2022. Outside, enjoy the stamped concrete patio and peaceful cul-de-sac setting, conveniently located near Ford’s Colony walking trails and a community gate.

102 Ascot, Williamsburg

1256 Treviso Bay, Williamsburg
$676,990
4 Beds ⋅ 3 Baths ⋅ 10655462 MLS
QUICK MOVE-IN! Welcome home to the Lafayette, where style and comfort come together. The show-stopping quartz kitchen island is the centerpiece of the open layout, flanked by two pantries and a convenient laundry room. The first-floor primary suite offers luxury and privacy with two spacious walk-in closets, a tiled shower, quartz double vanity, and a separate water closet. A second en-suite bedroom completes the main level. Upstairs, an expansive loft provides endless possibilities-media room, lounge, or game space alongside two generously sized bedrooms and a full bath with linen closet. Located in Country Club Villas, Williamsburg’s newest luxury townhome community, this home is nestled within the established Ford’s Colony neighborhood with access to golf, a country club, and countless amenities. Enjoy a low-maintenance, amenity-rich lifestyle just minutes from shopping, dining, entertainment, and the James River.

1256 Treviso Bay, Williamsburg

4909 Abbotsford Mews, Williamsburg
$330,000
3 Beds ⋅ 2 Baths ⋅ 10655397 MLS
Gorgeous, well-maintained 3-bedroom, 2 bathroom townhome featuring stylish upgrades and a classic, open floor plan. High ceilings and abundant natural light welcome you into a comfortable living room that seamlessly connects to a well-appointed kitchen, complete with stainless steel appliances and a cozy breakfast area. The main level boasts a spacious primary suite with a walk-in closet and a luxurious bathroom featuring a separate tub and shower. A versatile first-floor flex room easily adapts to your needs as a third bedroom, formal dining area, or home office. Upstairs, a second primary suite with its own private bath and large walk-in closet offers the ideal setup for multi-generational living or an in-law suite. Relax on the front screened porch or back deck amidst the beauty of this community. With its central location, this home offers easy access to the interstate, schools, shopping and community amenities creating the perfect combination of comfort & convenience in a move-in ready residence.

4909 Abbotsford Mews, Williamsburg

100 W Links, Williamsburg
$1,075,000
4 Beds ⋅ 2.1 Baths ⋅ 10655219 MLS
Golf Course & Pond Views in Custom Luxury-designed to take in panoramic views of pond and golf course, yet remain private. This home blends refined elegance with effortless functionality. At the heart of the home, a gourmet kitchen features granite countertops, double ovens, a center island, a bar area, and an oversized walk-in pantry. The kitchen flows seamlessly into a light-filled family room anchored by custom built-ins & gas fireplace. Step out to the all-season EZ Breeze Florida room that transitions to the expansive deck spanning the length of the house—ideal for entertaining against a picturesque backdrop. The main level offers a luxurious primary suite complete with a serene reading nook overlooking the water, walk in closets and generous en suite; a formal dining room with a butler’s pantry, and a dedicated laundry room complete with a custom dog shower. Upstairs, find spacious secondary bedrooms/craft rooms—all with walk-in closets—and a large bonus room ready for endless possibilities. Enjoy quiet mornings on the covered front porch and peaceful afternoons in the fully fenced backyard. Exceptional craftsmanship and thoughtful details throughout. Abundant walk in storage and an encapsulated crawl space. This home built in 2021 is nearly new and ready for you!

100 W Links, Williamsburg

5339 Arbor Place, Williamsburg
$1,150,000
6 Beds ⋅ 6.1 Baths ⋅ 10655134 MLS
Experience luxury, privacy, and exceptional space in this stunning 6-bedroom, 6.5-bath home nestled on three wooded acres. Designed for elegant living and effortless entertaining, the home features a private study and an expansive chef’s kitchen with double ovens, a gas cooktop, abundant cabinetry, and generous preparation space with a center island. The completely finished basement offers even more room to enjoy, including a dedicated movie room separate kitchen area with a kegerator for unforgettable family nights and entertaining guests. Step outside onto the large deck overlooking the peaceful wooded setting, or relax in the beautifully hardscaped backyard featuring a spacious patio and invisible fence perfect for pets. With luxurious finishes, versatile living spaces, and the serenity of a private natural retreat, this remarkable property truly has it all. An added opportunity is the seller’s assumable loan with an attractive 3% interest rate, subject to lender approval and buyer qualification. Schedule your private tour today and come experience everything this extraordinary home has to offer!

5339 Arbor Place, Williamsburg

5215 Center Street Unit 203, Williamsburg
$389,000
3 Beds ⋅ 2 Baths ⋅ 10655092 MLS
A refined retreat in the heart of New Town, 5215 Center St, Unit 203 pairs effortless living with a polished sense of style. Hardwood flooring, added throughout in 2022, lends warmth and continuity to the interior, while tile flooring in the baths adds a practical touch. The kitchen is equipped with appliances replaced in 2019, and the water heater was updated in 2024. Just steps from the building’s front entrance, Legacy Hall and the adjacent green provide an inviting backdrop and a true sense of connection to the surrounding community. With dining, shopping, entertainment and everyday conveniences close at hand, this beautifully maintained condo offers a sophisticated, low-maintenance lifestyle in one of Williamsburg’s most distinctive New Town settings.

5215 Center Street Unit 203, Williamsburg

102 Clydeside, Williamsburg
$649,900
4 Beds ⋅ 2.1 Baths ⋅ 10654679 MLS
Tucked in a cul-de-sac, this four-bedroom home offers a comfortable layout and a brand-new roof. The kitchen has a center island and opens to a light-filled great room with a vaulted ceiling. Hardwood floors run throughout the main level, where the primary suite includes a walk-in closet and a bath with dual sinks, a soaking tub and a separate shower. Upstairs, three additional bedrooms and a large bonus room offer space for work, hobbies or guests. Ford’s Colony residents enjoy miles of nature trails, pools, tennis and pickleball courts, along with clubs and activities of all interests. The award winning community is also home to Ford’s Colony Country Club, where golf and dining are available with a separate membership.

102 Clydeside, Williamsburg

3436 Liberty Ridge Parkway, Williamsburg
$989,990
4 Beds ⋅ 3.1 Baths ⋅ 10654885 MLS
Quick Move-In Greenwood situated on a 3-acre homesite in Williamsburg. This new construction home features an oversized 3-car garage and an open-concept main level with a kitchen offering abundant workspace, connected living and dining areas, and a main-level primary suite with a private bath and spacious closet. The second floor includes three additional bedrooms and a large loft that can be used as flex space, office space, media room, or recreation area. The finished lower level provides additional living space suitable for a variety of uses, including hobbies, fitness, recreation, or storage. The 3-acre homesite offers ample outdoor space with opportunities for future landscaping and outdoor activities. Conveniently located near Williamsburg amenities, this home combines new construction features with immediate availability.

3436 Liberty Ridge Parkway, Williamsburg

117 Highland, Williamsburg
$619,900
3 Beds ⋅ 3 Baths ⋅ 10654308 MLS
Lovely, well maintained home in desirable St Andrews Village. Unique wooded lot! Home features well designed first floor living including a large primary bedroom suite, kitchen with keeping room, large dining room and living room, sunroom, 1st floor guest room and 2nd guest room and bath upstairs. Greenspace to the left allows for windows on all four sides of this home. Most homes in St Andrews Village have windows on only three sides. Ford's Colony is Williamsburg's premier recreational community featuring 3 championship golf courses, 2 restaurants, 2 swim and tennis facilities, pickleball courts, 10+ miles of walking trails and a plethora of social clubs. The community is private with gated and roving security.

117 Highland, Williamsburg

100 Eastbury, Williamsburg
$1,000,000
4 Beds ⋅ 3.1 Baths ⋅ 10653679 MLS
Exceptional custom residence in the prestigious Brigadoon section of Ford’s Colony, ideally positioned overlooking the 9th green of the Blue Heron Course. Set on nearly half an acre, the property welcomes you w/an oversized driveway, 3-car garage & beautifully landscaped grounds featuring stone pathways, specimen trees & a private irrigation well. Inside, soaring 2-story ceilings, dramatic arches & extensive millwork create an elegant architectural backdrop for light-filled living spaces. Designed for effortless 1-level living, the main floor offers a luxurious primary suite, private office, screened porch & raised patio perfect for grilling. A fully renovated kitchen & primary bath, thoughtfully designed by Whitt Kitchens, elevate everyday living, w/heated tile floors adding a touch of indulgence. Additional enhancements include an encapsulated, dehumidified crawlspace, whole-house water filtration & ScaleBlaster. An exceptional blend of refined design, comfort & resort-style living.

100 Eastbury, Williamsburg

200 River Don, Williamsburg
$995,000
4 Beds ⋅ 3.1 Baths ⋅ 10653737 MLS
Timeless Elegance in this a classic sanctuary of traditional design and unmatched quality. Custom-built by Charlie Ross the iconic William Poole floor plan boasts impeccable attention to detail at every turn-extensive crown molding, rich architectural trim, and pristine hardwood floors throughout. The main level features elegant formal living Rm (w Fireplace) & dining room, spacious family room transitioning seamlessly to sunlit garden room and onto a private, custom brick paver patio—creating an ideal indoor-outdoor flow for guests and family alike. At the center of the home is the expansive chef’s kitchen, beautifully appointed with premium granite countertops, stainless steel appliances, a Wolf gas range, a center island with a prep sink, abundant cabinetry, and a bright eat-in area for casual dining.The primary retreat on the main floor boasts its own fireplace, dual walk-in closets, and spa-like en suite bath. Upstairs, 3 additional spacious bedrooms: two sharing a Jack-and-Jill

200 River Don, Williamsburg

4945 Settlers Market Boulevard, Williamsburg
$525,000
3 Beds ⋅ 3.1 Baths ⋅ 10654180 MLS
Enjoy the best of New Town living in this beautifully appointed townhouse offering stylish selections, spacious living, and an exceptional location. The thoughtful multi-level floor plan features two owner’s suites, a two-car garage, balcony, and an elevator shaft offering flexibility for future use. One of the standout features is the fourth-floor terrace overlooking the wooded area and pond—a wonderful spot to relax or entertain. Just outside your door, enjoy easy access to Trader Joe’s, Main Street, restaurants, shopping, movies, ice cream, and more. With so much nearby, this home offers a wonderful combination of convenience, low-maintenance living, and thoughtfully designed indoor and outdoor spaces.

4945 Settlers Market Boulevard, Williamsburg

216 Ashford Manor, Williamsburg
$1,199,000
4 Beds ⋅ 3 Baths ⋅ 10653339 MLS
Beautiful custom-built new construction currently in the final stages, located in the prestigious Ford’s Colony community, with anticipated completion by October 30, 2026. Situated at the end of a cul-de-sac, this thoughtfully designed home offers 4 bedrooms, 3 full baths, approximately 3,634 square feet, a bonus room, dedicated laundry room, and 2-car garage. The open-concept living room and kitchen feature impressive cathedral ceilings, creating a spacious and inviting layout. The primary suite features a large walk-in closet , spacious en suite bathroom with oversized dual rainfall shower . Custom trim, built-ins, tray ceilings, a flexible floor plan, and quality craftsmanship are incorporated throughout. Enjoy Ford’s Colony community amenities, including swimming pools, playgrounds, tennis, basketball courts, activity and nature trails, recreation facilities, and gated security. Golf and additional country club amenities are available through separate club membership.

216 Ashford Manor, Williamsburg

104 Grenelefe, Williamsburg
$769,000
4 Beds ⋅ 3.1 Baths ⋅ 10653254 MLS
Welcome to 104 Grenelefe in Ford’s Colony, a beautifully maintained home set on a large, private lot surrounded by mature landscaping and a peaceful wooded backdrop. Thoughtfully designed for comfortable everyday living and entertaining, this home offers generous spaces, natural light, and the convenience of a first-floor primary bedroom suite. The main level features an inviting flow between the living and dining areas, with plenty of room for gatherings both large and small. The kitchen is positioned at the heart of the home, connecting easily to the surrounding living spaces. The first-floor primary suite provides a comfortable retreat with privacy from the additional bedrooms, while the upper level offers flexible space for guests, a home office, hobbies, or additional living needs. A brand-new roof adds significant value and peace of mind, while the spacious lot creates a wonderful sense of privacy rarely found in more compact neighborhoods. Enjoy outdoor living, gardening, entertaining, or simply relaxing while taking in the natural surroundings. Located within Ford’s Colony, one of Williamsburg’s premier gated communities, residents have access to an impressive variety of amenities and activities, including miles of trails, tennis and pickleball, dining, optional golf memberships, and numerous clubs and social opportunities. The community’s convenient Williamsburg location also provides easy access to shopping, dining, Colonial Williamsburg, William & Mary, and area attractions.

104 Grenelefe, Williamsburg

117 Leeds, Williamsburg
$839,900
5 Beds ⋅ 3.1 Baths ⋅ 10653315 MLS
Experience rare multi-generational living in this spacious 5-bedroom, 4.5-bath home in award-winning Ford’s Colony. An attached full in-law suite—complete with its own kitchen, living room, bonus room and laundry—offers privacy and flexibility for extended family or guests. Inside, nearly 4,900 sq. ft. of living space blends luxury and comfort: • First-floor primary suite • Hardwood floors and abundant natural light • Chef’s kitchen with quartz countertops and induction cooktop (new 2023) • Two cozy gas fireplaces • Finished basement for media, hobbies or play Upstairs you’ll find two additional bedrooms and a media room. new roof (July 2022), high-end LVP flooring (Aug 2023), on-demand water heater (2023). The attached 2-car garage, invisible fencing, and manicured grounds. Enjoy Ford’s Colony amenities—pools, tennis, basketball courts, nature trails, and a stocked pond This is more than a home; it’s a lifestyle—ready for your family’s next chapter

117 Leeds, Williamsburg

111 Montrose, Williamsburg
$650,000
3 Beds ⋅ 3 Baths ⋅ 10653011 MLS
Welcome to this beautifully appointed ranch home in Fords Colony offering 3 bedrooms and 3 full baths. An inviting front porch welcomes you into a warm and spacious interior featuring a family room with recessed lighting, gas fireplace, and French doors leading to the deck. The well-appointed kitchen offers abundant cabinetry, granite countertops, pantry, and new dishwasher and microwave. Additional living space with French doors to the deck provides flexibility for entertaining or relaxing, while the formal dining room is perfect for gatherings. The spacious primary suite features a large walk-in closet and private bath. A large laundry room adds convenience, and the finished room over the garage offers versatile space for a home office, guest room, or recreation area. Completing the home is a 2-car side-load garage. Enjoy comfortable one-level living with plenty of space both inside and out in the desirable Fords Colony community.

111 Montrose, Williamsburg

102 Alwoodley, Williamsburg
$675,000
3 Beds ⋅ 2.1 Baths ⋅ 10652932 MLS
Beautifully positioned on the 9th hole of the Marsh Hawk course in sought-after St. Andrews Village, this fabulous home offers an inviting open floor plan, wonderful natural light and effortless living. The spacious great room features a dramatic cathedral ceiling, hardwood floors, custom built-ins and a fireplace, opening to a bright sunroom or office. The elegant dining room is enhanced by crown molding and wainscoting, while the beautifully appointed kitchen offers granite counters, tile backsplash, full-height cabinetry, stainless appliances and a new KitchenAid gas range. A sunny breakfast area with charming window seat completes the space. The first-floor primary suite is spacious and private with a gorgeous updated bath featuring Carrera marble and basket-weave shower tile. Upstairs are two generously sized guest bedrooms with excellent closets and a tiled full bath. Additional highlights include a storage room with built-in shelving, whole-house water filtration and newer windows in the primary suite and upstairs bath. A beautifully maintained home offering easy, comfortable living in one of Ford’s Colony’s most desirable neighborhoods.

102 Alwoodley, Williamsburg

140 Great Glen, Williamsburg
$625,000
4 Beds ⋅ 2.1 Baths ⋅ 10652700 MLS
A Classic Colonial retreat situated in a quiet cul-de-sac.4 spacious bedrooms 2.5 baths, this beautifully maintained property blends classic architectural design w/ stylish contemporary updates. The recently renovated eat in kitchen features sleek quartz countertops,stainless appliances, & ample cabinet space—ideal for both everyday meals & effortless hosting. Seamlessly connected to the kitchen, the expansive family rm serves as a gathering hub complete w/charming fireplace. The main level also boasts a classic front living rm & a formal dining rm, currently tailored as a private home office to fit modern work-from-home needs. Upstairs,a generous primary is a true sanctuary, featuring en suite bath w/dual sinks & walk in closet.3 additional bedrooms provide flexible options for family, guests, or hobby spaces.Step outside to your personal outdoor haven: a spacious deck & fully fenced backyard. New roof and hardiplank siding in 2022, new windows in 2021, tankless H2O 2024.

140 Great Glen, Williamsburg

116 Par Drive, Williamsburg
$464,900
3 Beds ⋅ 2.1 Baths ⋅ 10651813 MLS
Welcome to low-maintenance living in the highly sought-after gated community of Ford’s Colony. Tucked away in a peaceful setting with beautiful water and golf course views, this spacious townhome offers approximately 2,200 square feet and a thoughtfully designed floor plan with a first-floor primary suite. The main level features a gracious foyer, formal dining room, dedicated study/home office, spacious kitchen with abundant cabinetry and counter space, and a large family room with a wood-burning fireplace overlooking the picturesque surroundings. The first-floor primary suite provides the ease and convenience of main-level living. Upstairs, you’ll find two additional spacious bedrooms plus an oversized flex room offering endless possibilities as a home office, game room, hobby space, media room, or potential fourth bedroom. Additional features include hardwood flooring throughout much of the home and a fully encapsulated crawl space. Outside, the fully fenced backyard and built-in patio create a wonderful extension of the living space, overlooking the golf cart path and peaceful water feature. Picture summer evenings grilling on the patio, entertaining friends, or simply relaxing and taking in the view. When the temperatures drop, head inside, light the wood-burning fireplace, and enjoy a cozy winter evening watching the snow fall outside. The HOA provides exterior maintenance and repairs along with lawn care and landscaping, allowing more time to enjoy the lifestyle Ford’s Colony is known for. Community swimming pools, miles of walking trails, and beautifully maintained surroundings add to the appeal. From summer evenings on the patio to snowy winter days by the fire, this home offers the space, setting, and low-maintenance lifestyle to enjoy every season in Williamsburg.

116 Par Drive, Williamsburg

308 Dogleg Drive, Williamsburg
$975,000
4 Beds ⋅ 3.1 Baths ⋅ 10651761 MLS
Welcome to 308 Dogleg Drive in Ford's Colony, a beautifully custom-built home offering golf course views, thoughtful design, and a comfortable, right-sized floor plan. The interior provides an easy flow for everyday living and entertaining, with inviting spaces and plenty of natural light. A screened porch and stone patio extend the living area outdoors, creating the perfect spot to relax and enjoy the peaceful golf setting. Generous storage throughout adds welcome practicality without sacrificing style. Ford's Colony offers interest clubs, nature trails, dining, golf, tennis, pickleball, and so much more. A wonderful combination of quality construction, manageable living space, scenic views, and the Ford's Colony lifestyle.

308 Dogleg Drive, Williamsburg

5 Popeley Court, Williamsburg
$788,999
4 Beds ⋅ 3.1 Baths ⋅ 10651999 MLS
Tucked on a quiet cul-de-sac on a wooded .40-acre lot in Ford's Colony, this all-brick Colonial offers 3,260 sq. ft. with 4 bedrooms and 3 and a 1/2 baths. A renovation within the last three years opened the kitchen to the adjoining living space and added a bar top, recessed lighting, and modern fixtures; the primary bath was updated as well. The home has been freshly painted throughout — walls, trim, windows, and doors — with carpets, tile, and grout professionally cleaned. The first floor offers 2 fireplaces, an office/study, and main-floor laundry; upstairs, the primary suite adds an en-suite bath and spacious walk-in closet. The finished room over the oversized two-car garage works as bonus space or a fourth bedroom, and a walk-in attic adds rare storage. Exterior and driveway recently pressure washed. Ford's Colony is a gated community with amenities that include tennis courts, pickleball courts, two pools, miles of walking trails, clubhouse, playgrounds and basketball courts.

5 Popeley Court, Williamsburg

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.