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$425,000
3 Beds ⋅ 2 Baths ⋅ Ormond Beach Park SubDv. ⋅ 32176 Zip Code
Welcome home to 497 Grandview Ave in Ormond Beach, where coastal living and everyday comfort come together just moments from the beach. Originally built as a builder's model, this concrete block home offers quality construction, upgraded finishes, and an open layout designed for everyday living. Inside, the open floor plan, high ceilings, and split bedroom layout create a functional design that offers both comfortable gathering spaces and added privacy. Luxury vinyl plank flooring extends through much of the home, while tile flooring in the bedrooms provides durability and easy maintenance. Large windows fill the home with natural light, creating a bright and inviting atmosphere. A newer roof installed in 2024 provides added value and peace of mind. Step outside and enjoy the Florida lifestyle from the front porch or relax in the private backyard, where refreshing ocean breezes can often be enjoyed throughout the property. The low maintenance landscaping helps minimize upkeep, giving you more time to enjoy nearby beaches, dining, shopping, and recreation. An oversized attached garage measuring approximately 26' x 25' with 12-foot ceilings provides plenty of room for vehicles, beach gear, recreational equipment, storage, or workshop space. An expansive driveway offers ample additional parking for homeowners and guests. Located just a short walk from the beach, this home places you close to local restaurants, shopping, parks, and many of the attractions throughout Ormond Beach and the Daytona Beach area. Whether you're looking for a primary residence, seasonal retreat, or beachside escape, 497 Grandview Ave offers an opportunity to enjoy life near the ocean. Schedule your private tour today!

497 Grandview Avenue, Ormond Beach
$625,000
3 Beds ⋅ 2 Baths ⋅ 2444 - Seabridge Subdivision - Obs SubDv. ⋅ 32176 Zip Code
Located just minutes to the Beach or Intracoastal River in the quiet neighborhood of SeaBridge in the Ormond-by-the-Sea community, this home is a great find. Meticulously renovated for the ultimate in comfort and style. Step into a seamless open floor space, joined to a bright new kitchen with soft-close wood cabinetry, upgraded sleek stainless steel appliances, lux stone countertop surfaces. Designed with a split floor plan for added privacy, this home beautifully features a spacious primary suite complete with dual sinks, his and her closets, and a separate relaxing garden tub. Different from many bungalow houses on the barrier island, this home provides that spacious experience with high architectural ceilings throughout. Outside is a private paradise where a screened-in pool awaits, with outside shower access, surrounded by tropical landscaping, and a fully fenced-in backyard providing ultimate privacy. Check out the huge bonus room right off the swimming pool ideal for creating a play area, spacious gym, movie theater retreat, additional bedroom or home office. Built with safety in mind the property is block construction, has new dual pane windows and sliders, attached hurricane shutters, and is perched on an elevated lot that is high and dry during hurricane season. NO flood insurance needed. Additionally Solar keeps everything going PLUS is an added bonus reducing your electric bill to $25 monthly! With brand new windows and sliders, 2020 HVAC system, 2025 water heater, 2018 roof, upgraded 2024 multi-speed Pentair pool regulating system, attached storm shutters, and garage screens, peace of mind comes standard for this secure family home. This is truly a turn-key property waiting to become your dream home. Come see it before it is sold.

3 Seabridge Drive, Ormond Beach
$685,000
3 Beds ⋅ 3 Baths ⋅ Barrier Isle SubDv. ⋅ 32176 Zip Code
If you've been searching for a beachside home just a short stroll from the ocean—complete with a newer roof, walk-in closets, a spacious primary suite, and a rare 3-stall garage for all your toys—your search ends here. This custom-built home offers standout curb appeal from the moment you arrive, with a gated driveway and professionally designed tropical landscaping enhanced by stunning outdoor lighting. Step inside and enjoy an oversized screened lanai overlooking the custom heated pool, fire pit, and a covered seating area perfect for relaxing or cheering on your favorite team. The open-concept living area seamlessly connects the kitchen—with its generous pantry—to the living room, where volume ceilings and a cozy fireplace create an inviting atmosphere. A beautiful wide wooden spiral staircase leads to the bonus loft, offering endless possibilities: a fourth bedroom, art studio, workout space, or whatever suits your lifestyle.

133 Barrier Isle Drive, Ormond Beach
$295,000
2 Beds ⋅ 3 Baths ⋅ Club View Villas Condo SubDv. ⋅ 32176 Zip Code
: Exclusive Opportunity in Boutique Beachside Complex! A rare find—this spacious two-story condo offers the perfect blend of charm and convenience! Featuring a cozy fireplace, ample storage, two-car parking, and room to make it your own. Located just a short walk to: The Beach, Parks & The Casements, Local Museums, Shopping & Restaurants, Post Office & More. Tucked in a small, boutique-style community that offers privacy and personality. Reasonable maintenance covers: pest control, grounds care, and exterior maintenance including new roofs in 2024-2025, and management.

60 N Halifax Drive Unit 1050, Ormond Beach
$1,293,124
2 Beds ⋅ 4 Baths ⋅ Verona Oceanside SubDv. ⋅ 32176 Zip Code
Brand New Construction! Welcome to Verona, an exclusive oceanfront community offering a private beach walkover and community pool. This stunning townhome offers the ultimate in low-maintenance, lock-and-leave Florida living—just steps away from the beach, with breathtaking ocean views! The first floor features a spacious game room or family room with a full bath, opening to a covered lanai ideal for entertaining. Take your private elevator to the second floor, where you'll find an open-concept living, dining, and kitchen area that flows into a covered deck. The gourmet kitchen boasts a large island, upgraded countertops, stainless steel appliances, and a generous pantry. The third-floor retreat includes a luxurious owner's suite, a second private bedroom with an ensuite bathroom, and walk-in closets. Both rooms have access to a serene deck, offering additional relaxation space. This home is filled with designer touches, including tray ceilings, a deluxe kitchen, and stunning finishes throughout. A home warranty is included, and ICI Homes welcomes all Realtors. Please note, photos and matterport are of a model home and not the actual property.

15 Marden Drive, Ormond Beach
$434,900
3 Beds ⋅ 2 Baths ⋅ Avalon By Sea SubDv. ⋅ 32176 Zip Code
One or more photo(s) was virtually staged. Don't miss your chance, this coastal gem won't last long at this new price! A stunning beach home, perfectly positioned between the Atlantic Ocean and the Intracoastal Waterway in highly sought-after Ormond by the Sea. Built in 2021, this modern home offers worry-free ownership with a Home Warranty included, making it an ideal choice for a vacation getaway, investment property, or your primary residence. Designed with both comfort and style in mind, the open floor plan features neutral tones, plantation shutters, and dimmer lighting throughout, creating a serene and inviting ambiance. Step through the triple slider to your private backyard oasis, complete with beautifully crafted pavers, a covered pergola for shaded al fresco dining, and an outdoor shower—perfect for rinsing off after a day at the beach, fishing, or boating. This low-maintenance home offers flexibility with short-term rental opportunities up to 12x a year (30 days minimum), making it perfect for renting during events like Bike Week, Biketoberfest, or the Daytona 500. Whether you’re enjoying kayaking, surfing, or taking your pup to the dog park just two miles away, this home provides endless possibilities for outdoor adventure. Imagine waking up to breathtaking sunrises over the ocean, winding down with vibrant sunsets over the Intracoastal, and feeling the gentle ocean breezes year-round. With no HOA fees or flood insurance required and durable vinyl thermal hurricane windows for added peace of mind, this home is as practical as it is beautiful. Your coastal dream awaits—schedule your private showing today and experience the charm of Ormond by the Sea firsthand!

136 Via Madrid Drive, Ormond Beach
$490,000
3 Beds ⋅ 2 Baths ⋅ Pelican Dunes SubDv. ⋅ 32176 Zip Code
PREMIUM BEACHSIDE LIVING! This pool home is just steps from the ocean! Walk through your glass door entry into the open plan. Greeted with living room with sliders out to pool area. Flows to large kitchen with tile floors, tile backsplash, full GE appliance set, and wraparound counter. Opens onto dining room with large window with plantation shutters. Family Room has plantation shutters and great in space. Split floorplan with private Master Suite. Master Bedroom has tray ceiling, sliders to pool area, walk-in closet. Ensuite master bath with long vanity 2 sinks, tile walk-in shower, soaking tub. Bedroom 2 has planation shutters, bedroom 3 anchored at front of home with double door entry. Bath 2 is finished with tile walk-in shower. Walk outside to your private pool area! Screened in, PAVERS lanai with large pool. Lush landscaping with palm trees and privacy shrubs. Home is completed with interior laundry room, 2 car garage, HURRICANE SHUTTERS, irrigation system, extra driveway on side of home for boat/RV, large corner lot, gutters, 2017 ROOF, 2016 AC, plantation shutters, 2020 hot water heater, plus much more! All located in beautiful Ormond Beach, with easy access to the Atlantic Ocean! Excellent location close to shopping, restaurants, plus more!

123 Heron Dunes Drive, Ormond Beach
$1,582,500
3 Beds ⋅ 3 Baths ⋅ Riverside Park SubDv. ⋅ 32176 Zip Code
Welcome to this stunning riverfront retreat nestled along the serene Intracoastal Waterway. This elegant three-bedroom, two-and-a-half-bathroom residence perfectly blends luxury, comfort, and breathtaking natural beauty. Located just 1/2 mile from convenient beach access, this home allows you to enjoy both riverfront and beachfront living. As you approach the property, you'll be greeted by its picturesque setting and meticulously maintained exterior. The three-car side-entry garage offers ample space for vehicles and storage, ensuring convenience and functionality. Step inside to discover a thoughtfully designed interior with elegant finishes that exudes warmth and sophistication. The spacious living area features large sliders that flood the space with natural light and provide uninterrupted views of the Intracoastal Waterway. The open floor plan seamlessly connects the living room, dining area, and kitchen, creating an inviting atmosphere perfect for both entertaining and everyday living. At the heart of the home is the granite chef's kitchen, a culinary enthusiast's paradise. Equipped with top-of-the-line appliances, ample counter space, and custom cabinetry, this kitchen is as functional as it is beautiful. The master suite is a true sanctuary, offering a private retreat with stunning water views, lots of closet space, and a luxurious en-suite bathroom. The two additional bedrooms are generously sized and thoughtfully designed to provide comfort and versatility. They share a well-appointed full bathroom, making them ideal for family members, guests, or even a home office setup. Step outside to your personal oasis, where the saltwater pool invites you to take a refreshing dip on warm summer days. The expansive patio area is perfect for outdoor dining, lounging, or simply soaking in the breathtaking surroundings. For boating enthusiasts, the private boat dock with a covered boathouse and lift provides direct access to the Intracoastal Waterway, making every day a potential adventure on the water. Evenings are truly magical here with the opportunity to watch the most beautiful sunsets from your own backyard, with the sky painted in hues of orange, pink, and purple as the day ends. During the Fourth of July, you'll have a front-row seat to Ormond Beach's spectacular fireworks display, making holiday celebrations unforgettable. This exceptional home is more than just a place to live; it's a lifestyle. Located near Ormond Beach's vibrant dining and shopping scene, you'll have a variety of culinary and retail options at your fingertips. Additionally, Oceanside Country Club is just a short drive away, offering exclusive amenities and recreational opportunities. Rockefeller Gardens Park is also nearby, providing easy access to all it has to offer. From its picturesque views to the variety of festivals and events hosted throughout the year, the park ensures that there is always something exciting happening. Whether you enjoy cultural festivals, live music, or local markets, Rockefeller Gardens Park is the perfect place to experience the lively community spirit of Ormond Beach. Whether you're enjoying a quiet evening watching the sunset over the water, entertaining guests in your gourmet kitchen, exploring the endless possibilities of riverfront living, or taking a short stroll to the beach, this home offers it all!

420 Riverside Drive, Ormond Beach
$625,000
3 Beds ⋅ 2 Baths ⋅ Seabridge SubDv. ⋅ 32176 Zip Code
Welcome to the perfect COASTAL LIVING home located in the CHARMING and highly sought-after Seabridge neighborhood of Ormond Beach. This renovated home offers the PERFECT BLEND of modern luxury and laid-back seaside charm. As you step inside, you'll be greeted by a spacious and well-appointed split floor plan that seamlessly merges style and functionality. The kitchen is bright and sleek with dark stainless steel appliances and soft-close white wood cabinets illuminated by under and over mounted lighting. Dine at your eat-in kitchen table while enjoying picturesque views of the sparkling pool from your unique seamless corner window. Entertaining is easy with your large BONUS FLORIDA ROOM right off the swimming pool area, ideal for creating a gaming room, spacious gym, movie theater retreat, or business office for that remote job worker. In and out of the hot Florida weather is no worry with new windows and NEW SOLAR reducing your electric bill to $20-$30 monthly - averaging approx. $325 annually. Step outside to your own PRIVATE PARADISE, where a screened-in pool awaits, with outside shower access, surrounded by lush tropical landscaping, and a fully fenced-in backyard providing ultimate privacy. This home has many updates, starting with the entire house having BRAND NEW WINDOWS and SLIDERS. Also a completely NEW kitchen, reappointed guest bathroom with elegant tile and vanity, new LUXURY vinyl plank flooring, and PREMIUM upgraded carpeting in the bedrooms. With a newer roof and HVAC system, new water heater 2025, new pool system, attached storm shutters, and garage screen, peace of mind comes standard for this desirable FAMILY home. With BLOCK CONSTRUCTION and ELEVATED LOT on a natural dune, this home was built with SAFETY in mind during hurricane season and to keep you safe from flooding. Take a short walk down the street and you are sitting on the sand taking in the breathtaking views of Ormond Beach! Additionally, take a short stroll to Seabridge Park on the Halifax River, and you'll be enjoying outdoor adventures with fishing, kayaking, and boating. Don't miss your chance to experience Florida-style living every day in this inviting coastal retreat. Book a tour today and make your seaside dreams a reality.

3 Seabridge Drive, Ormond Beach
$1,100,000
4 Beds ⋅ 3 Baths ⋅ Verona Villas Sub SubDv. ⋅ 32176 Zip Code
This newly constructed home comes with a builder's WARRANTY and PRIVATE BEACH ACCESS, offering an ideal mix of coziness and convenience. Nestled in a prime location, between the ocean and the intracoastal, this property fulfills the vision of your dream home. Upon entering, you'll be welcomed by 14-foot vaulted ceilings that create a spacious ambiance, complemented by the stylish plank tile flooring. The expansive living area boasts 16-foot pocket glass sliding doors, seamlessly connecting indoor and outdoor spaces. The chef's kitchen features top-notch appliances, quartz countertops, under cabinet lighting, and a generous kitchen island for preparing gourmet meals. The master suite is a sanctuary for relaxation, offering a view of the pool, stunning walk-in shower and a walk-in closet. One of the property's highlights is the custom screened-in salt-water pool with waterfall, a $100k marvel complete with heating and jet features, surrounded by exquisite travertine tiles, perfect for leisure and entertainment. The outdoor space is equipped for an outdoor kitchen and media area, maximizing your entertainment. Tucked away in a secluded setting, the property ensures privacy and tranquility, with no direct neighbors behind, backed by HOA and county-owned lands. In addition to luxury, practicality is also prioritized, with a spacious 2-car garage, underground sprinkler system, 300 amp electrical service, a gas generator hookup, and wiring for cameras at all corners of the home for convenience and peace of mind. Located in a non-flood zone, it caters to water sports enthusiasts with private beach access at the WWII Watchtower located at the front of the neighborhood. While feeling secluded in serenity you also have the convenience of being near shopping, dining, entertainment and just over 30 minutes from the Daytona International Airport. Home is listed over $130k BELOW build cost.

62 Watchtower Drive, Ormond Beach
$579,000
3 Beds ⋅ 2 Baths ⋅ Plaza Shores SubDv. ⋅ 32176 Zip Code
One or more photo(s) has been virtually staged. Premium NEW CONSTRUCTION walking distance to the beach! This custom beachside home has all the upgrades. Walk through from front door and greeted with 9.5 ft ceilings and OPEN floor plan. Beautifully finished Kitchen with white 42in cabinets, GRANITE countertops, TILE backsplash, Samsung stainless steel appliances, large kitchen island. Opens onto Family Room with wood ceiling accent, crown molding with trey ceiling, TILE plank flooring, french doors open onto backyard. Paired with Dining Space where tile floors continue, crown molding, and custom light fixture. Private Master Bedroom with beautiful wood accent ceiling, crown molding, large walk-in closet, and en-suite bath. Master Bath finished with 2 sinks on QUARTZ vanity, TILE walk-in shower. Split floor plan with 2 additional bedrooms one with walk-in closet. 2nd Bath finished with GRANITE countertop and TILE shower/tub. Outside you will find oversized yard, FULLY FENCED. This concrete block construction has many upgrades including coastal hardy board plank exterior, IMPACT windows, tile floors throughout living space, crown molding throughout, custom light fixtures throughout, quartz countertops throughout, beautiful landscaping with palm trees, shingle hip roof, Kohler fixtures throughout, tile to ceiling in baths, exterior soffit lighting, trey ceilings with wood accent, spray foam insulation, irrigation sprinkler with city water, plus so much more! All located in beautiful Ormond Beach with easy ocean access, restaurants & shopping easy access! Beautiful new construction home with all the upgrades!

24 Plaza Drive, Ormond Beach
$500,000
3 Beds ⋅ 3 Baths ⋅ Seabridge SubDv. ⋅ 32176 Zip Code
DREAMS DO COME TRUE!!! OCEAN FRONT VIEWS & ACCESS -NO HOA FEES & OFFERED BELOW RECENT APPRAISAL! This is an ideal property to renovate or tear down to build your dream home on this quiet third of an acre cul-de-sac with a long driveway, plenty of parking and a welcoming front porch for friends and family. The bright foyer with soaring ceilings leads to the 2nd floor open floor plan with a combined eat-in kitchen and family room which share dual sliding doors to the balcony and unobstructed views of the Atlantic Ocean-perfect to watch the sunrise with coffee! Nearby is a brick wood burning fireplace to break the chill through winter! The large family room on the west side of the home has a wall of glass and a balcony to enjoy sunsets and gather with friends at the end of the day! The private master retreat has sliding doors opening to the balcony to enjoy the ocean breezes and views along with dual vanities and an oversized walk-in shower. On the ground floor is a full bath shared by 2 bedrooms with glass doors leading to the fenced backyard. Addition on the backside of the home was completed in 2007, new roof 2016 and AC 2022. This is an As-Is home sale as there are visible settlement issues.

7 Sea Watch Terrace, Ormond Beach
$674,000
3 Beds ⋅ 2 Baths ⋅ Colonial Realty Co SubDv. ⋅ 32176 Zip Code
Beachside dream home. This meticulously maintained 2001 concrete block constructed home is located on picturesque John Anderson Drive and the lot extends through to Ocean Crest Dr in the rear which makes it accessible via the front circular driveway and the rear gated entrance with ample parking for all the toys. Inside features include a split floorplan with spacious owner's suite and lots of closet space (master closet built as a safe room or owners' closet), modern primary bathroom with soaking tub, stand up shower and vanity with dual sinks. The living room has plenty of space for entertaining featuring a decorative tray ceiling, cove lighting, decorative niches, beautiful views over the front yard and a fireplace.The family chef will love the large kitchen with center prep island, pass through window to dining area and a eat in kitchen breakfast nook. The enclosed Florida room has lots of natural light and there is an indoor laundry room. The oversized fenced yard has ample parking space and an amazing 18 X 20 outbuilding with dual overhead doors offering amazing possibilities. Direct beach access is available and only a short walk to the private beach walkover. With a voluntary HOA fee of $50, the new owner can gain quick access to the Halifax River via a gated easement on John Anderson which provides an opportunity to enjoy beautiful sunsets and recreational activities like fishing and kayaking. Family and guests coming from the beach or river can use the nautical themed outdoor shower. This barely lived in property has been a second home for many years and is ready for its next owner to love !!

2121 John Anderson Drive, Ormond Beach
$1,250,000
4 Beds ⋅ 4 Baths ⋅ Unincorporated Ne SubDv. ⋅ 32176 Zip Code
Wonderfully meticulous home with a modern layout featuring high ceilings in every room, open concept living, and spectacular river views! Located in quiet Ormond by the Sea within walking distance of the no-drive beach and offering incredible views of the natural landscapes of the Halifax River, this home sits high and dry on an elevated lot and has the perfect dock for sunsets as the dolphins swim by! New seawall and roof as of 2017, new ACs as of 2018 and 2019. This home features the flow you expect out of today's modern homes with a huge kitchen with corian counters, eat-up bar, and open view to the living room, dinette, and sunroom. The primary suite has double walk-in closets, spacious bathroom, and a bonus room perfect for an in-home office or gym. The western guest suite has a full bath with walk-out to the back patio. A formal office abuts the entry way of the home and sits opposite a formal dining room. An oversized two-and-a-half car garage gives ample room for vehicles and toys and is met by a full laundry and utility room complete with half-bath and extra storage space. This property also has a full set of hurricane storm shutters.

3672 John Anderson Drive, Ormond Beach
$296,000
3 Beds ⋅ 2 Baths ⋅ Roberta Heights Sec 02 SubDv. ⋅ 32176 Zip Code
Walk to the beach! Beautiful 3 bedroom 2 bath remodeled bungalow is located just a short walk from the Al Weeks Sr. beach access in Ormond! Tucked between the river and the ocean, you can enjoy both the oceanfront park or riverfront fishing park where you can launch your own kayak. This home is completely move-in ready! Newer stainless steel appliances, tile through out with carpet in the bedrooms. Kitchen has lots of cabinet space. Newer vanity, sink, and fixtures in the bathroom. Indoor laundry is located off of the kitchen. This cute bungalow is just 1/2 block to the ocean. The perfect location for those beach lovers. This home is ideal for a vacation home or investment. Newer Roof and AC . This is a must see!

122 Laurie Drive, Ormond Beach
$689,000
3 Beds ⋅ 2 Baths ⋅ Pelican Dunes SubDv. ⋅ 32176 Zip Code
Welcome to a tranquil coastal haven nestled within the picturesque community of Ormond Beach, Florida. Pelican Dunes, an oceanside community, is around the corner from 600 acres of protected state land along Volusia's Old Florida Scenic Loop, offering a unique blend of natural beauty and convenience. This exceptional property seamlessly merges timeless architectural elegance with modern comfort, creating a luxurious retreat amidst serene surroundings just minutes from the beach, intracoastal waterway, and NO HOA. This meticulously crafted residence is a new home, never lived in, and features a Portland Cement Stucco exterior. Step inside to discover open concept living space and meticulously designed with thoughtful details. Tray ceilings with crown molding, granite surfaces, LED lighting, and premium finishes grace this 3-bed, 2-bath gem. The heart of the home features a gourmet kitchen with granite countertops, stainless steel appliances, and a central island, perfect for both culinary enthusiasts and gracious entertaining. The master suite provides a tranquil sanctuary, complete with an en-suite bathroom and walk-in closet. Additional features include a travertine walkway entry, epoxy garage floor, granite counters and custom cabinets in bathrooms, energy-efficient amenities such as a 15 SEER A/C, hurricane protection, an automated irrigation system, and attic space in garage with steps and flooring. The GE washer and dryer are included. This concrete block masterpiece combines elegance, efficiency, and comfort, offering you the quintessential coastal living experience.

107 Heron Dunes, Ormond Beach
$1,246,833
2 Beds ⋅ 6 Baths ⋅ Verona Villas Oceanside SubDv. ⋅ 32176 Zip Code
Under Construction. This townhome allows you to live the low maintenance, lock and leave Florida lifestyle, just steps from the beach. Enter this home through your courtyard and covered lanai on the oceanside. The first floor offers a large flex space, perfect for a downstairs living room. There is also a half bath for convenience. Ride your private ELEVATOR to the second story featuring an open concept living, dining, and kitchen space. Grand Kitchen with large island, 42in WOOD cabinets, upgrades countertops, STAINLESS STEEL appliances, and large pantry. You also have access to a covered deck from your living room with great ocean views. 2nd story is completed with half guest for convenience and guests. On the third floor you will your bedrooms. The master bedroom is located on the ocean side to enjoy the crashing waves as you drift off to sleep! Large walk-in closet and en-suite Master Bath. Master Bath finished with 2 sinks, TILE walk-in shower. Private balcony off Master Bedroom to truly enjoy your OCEANFRONT living. Great side secondary bedroom with own private bathroom and walk-in closet. 3rd Floor completed with laundry room for easy access! This townhome is completed with full 2 car garage, private elevator that goes up all 3 floors, pavers lanai with easy access out to private beach walkover, and maintenance free! Located in premium VERONA Beachside-an exclusive, oceanfront community with private beach walkover and community pool. Not another opportunity like this available in our area and perfect way to live beachside! All new construction with time to choose your finishes. Completion date estimated end of 2023. Ask listing agent for details.

13 Marden Drive, Ormond Beach