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$725,000
3 Beds ⋅ 2 Baths ⋅ 86642874 MLS ⋅ ACTIVE Status
Coastal Living on DemiJohn Island for residence or weekend retreat, in exceptionally family friendly neighborhood, this is a must see! Special features, such as Interior Entry Stairway, Water-Proof Plank Flooring, Granite Counter, Claw-foot Tub, Cargo Lift, Impact Windows & Doors, 2x6 Stud - R-40 Insulation, Water Filtration, Screen Porches, Ground level Storage/Shop, Ample Storage. Community Pool and Boat Ramp. Recreation on Bastrop Bayou, adjacent to Marina, Brazoria National Wildlife Refuge, waterway access to Bastrop-Christmas-West Galveston Bays, San Louis Pass, Surfside Beach 14 mile drive.

32 Trout Ln, Freeport
$396,000
3 Beds ⋅ 3 Baths ⋅ 83826997 MLS ⋅ ACTIVE Status

203 Sandpebble Pl, Surfside Beach
$385,000
3 Beds ⋅ 2 Baths ⋅ 59147048 MLS ⋅ ACTIVE Status
LOCATION, LOCATION, LOCATION! PEEKABOO BEACH VIEWS! Under construction with an estimated completion date of Sept. 14 (exterior will be light green). Just a short walk to beach access, the surf shop, souvenir shop, food mart, and local restaurants. This robustly built 3-bedroom, 2-bath single-story home features a sought-after open floor plan with vaulted ceilings and multiple peekaboo beach views. The primary suite includes a private ensuite bathroom. The kitchen offers quartz countertops, a pantry, matching stainless steel appliances, and opens to the living room with an electric fireplace with shiplap accents and quartz mantel. Premium coastal upgrades include 130-mph shingles, impact windows and doors, energy efficientnradiant barrier decking, Trex handrails, outdoor shower, and EV charger. Don't miss your chance to own a brand-new beach home in one of the island's most desirable locations.

314 Surf Dr, Surfside Beach
$349,000
3 Beds ⋅ 2 Baths ⋅ 49650610 MLS ⋅ ACTIVE Status
Welcome to this charming fishing camp nestled on the Texas IntraCoastal Waterway! This cabin boasts 3 bedrooms, 2 baths, a game room, and a spacious open kitchen, living, and dining area. Enjoy ample parking, a golf cart garage, boat dock with cleaning station, and your very own boat launch. The upper deck provides a perfect spot to relax and take in stunning Texas sunsets. Don't miss out on this gem!

347 Bonito Ln, Surfside Beach
$349,000
2 Beds ⋅ 1 Baths ⋅ 89674689 MLS ⋅ ACTIVE Status
DOUBLE CANAL FRONT LOT WITH AMAZING BAY VIEWS! This updated bungalow is a nature lovers' dream and sits on a double lot with unobstructed views of the wetlands and the Bay/Intercoastal Waterway. Wrap-around decks have open and covered areas for all-day enjoyment. Living area features a stylish vaulted ceiling with wood beams and beautiful vinyl plank wood flooring. Spacious kitchen opens to the dining and living areas. Large fully enclosed double garage can accommodate 2+ cars and kayaks and fishing equipment. Adjoining lot has RV hookups and is ready to go for additional friends and family to visit. Drop your boat in the water for a great day of fishing, or simply enjoy the gorgeous sunsets, solitude and birdwatching.

707 Pompano Ln, Freeport
$299,000
3 Beds ⋅ 2 Baths ⋅ 94931172 MLS ⋅ ACTIVE Status
Trade traffic & city noise for peaceful days along scenic Bastrop Bayou, where this custom-built home offers the perfect blend of comfort, efficiency, & waterfront living. Nestled on more than an acre, this elevated custom home was built on 10' pillars in 2017 and offers 3 bedrooms, 2 bathrooms, and an inviting open-concept layout featuring granite countertops throughout, custom cabinetry, bartop seating, undermount sinks, stainless steel appliances (washer, dryer, & fridge included!), and foam insulation for outstanding energy efficiency. Enjoy more than 230 square feet of covered porch and patio space overlooking the bayou—perfect for morning coffee, evening sunsets, or gathering with family and friends. Bring your boat, kayak, or fishing gear with a public boat ramp just steps away. Conveniently located just minutes from both Angleton and Lake Jackson, you'll enjoy peaceful country living without sacrificing everyday conveniences.

11930 Bastrop Beach Rd, Angleton
$995,000
5 Beds ⋅ 5 Baths ⋅ 41898428 MLS ⋅ ACTIVE Status
"Walk to the waves, enjoy fresh breezes from your private balcony, and end each evening with spectacular sunset views! Perfectly positioned beachfront, this newly constructed coastal retreat offers panoramic Gulf views from an inverted floor plan. The upper level features a spacious open-concept living area, designer kitchen, luxurious primary suite, half bath, and a large balcony overlooking the water. The lower level offers four additional bedrooms and three full baths for family and guests. Complete with Energy Star appliances (including a wine fridge, washer, and dryer), this home is truly move-in ready. Experience exceptional craftsmanship and the rare opportunity to own a brand-new beachfront home in one of the Texas Gulf Coast's most desirable locations—perfect as a primary residence, vacation getaway, or investment property."

8020 Bluewater Hwy, Freeport
$598,000
4 Beds ⋅ 3 Baths ⋅ 54305137 MLS ⋅ ACTIVE Status
Turnkey furnished beach house in San Luis Beach near Surfside Beach, TX features 4 bedrooms, 3 full baths and 1,536 sq ft designed for easy coastal living. Gulf-view balconies capture sunrise views, while the vaulted open living area connects the kitchen, dining space and comfortable gathering room. The kitchen includes white cabinetry, quartz counters, a full-height backsplash, stainless appliances and island seating. The Gulf-view primary suite opens to a balcony, and the flexible bedroom layout provides space for weekend guests. A cargo lift helps with groceries, luggage and beach gear. Downstairs, enjoy covered parking, an outdoor shower and a fenced backyard with room to relax after the beach. Located close to beach access and sold with its cheerful coastal furnishings, this secondary residence is ready for its next owner to arrive and enjoy.

4609 Blue Water Hwy, Freeport
$949,000
9 Beds ⋅ 8 Baths ⋅ 13967537 MLS ⋅ ACTIVE Status
Experience one of the most unique beachfront investment properties in Surfside Beach, TX! This four-unit coastal retreat offers incredible flexibility as a vacation rental portfolio, multi-generational getaway, corporate retreat, or private beachfront escape. With 9 bedrooms, 6 full baths, 2 half baths, and over 3,500 sq. ft., each unit features its own entrance, kitchen, and inviting living space, creating privacy for guests while maximizing rental potential. Enjoy multiple Gulf-view decks, direct beach access, and unforgettable sunrises just steps from the sand. Located in the heart of Surfside Beach, you're minutes from local restaurants, fishing, boating, birding, and year-round coastal recreation. Whether you're looking to expand your investment portfolio or own a rare legacy property on the Texas Gulf Coast, 215 Spoonbill Place delivers exceptional versatility, income potential, and the beachfront lifestyle buyers dream about.

215 Spoonbill Pl, Surfside Beach
$339,000
3 Beds ⋅ 3 Baths ⋅ 16417074 MLS ⋅ ACTIVE Status
Welcome to this beautifully renovated waterfront retreat in Freeport, offering the style, comfort, and feel of a brand-new home. Completely updated from the inside out, this three-bedroom, two-and-a-half-bath residence features bright, airy interiors and modern coastal finishes throughout. The updated kitchen is designed for both everyday living and entertaining, showcasing quartz countertops, a spacious breakfast bar, soft-close cabinetry, and abundant storage. The open, inviting layout flows effortlessly to a large covered patio—perfect for hosting guests, enjoying coastal breezes, or relaxing after a day on the water. A convenient first-floor half bath adds even more functionality. Located near Oyster Creek, this turnkey property offers an ideal combination of waterfront living and relaxed coastal charm. Whether you are searching for a full-time residence, weekend getaway, or investment property, this move-in-ready coastal escape is ready to be enjoyed from day one.

154 Poop Deck Ln, Freeport
$279,000
1 Beds ⋅ 1 Baths ⋅ 87437479 MLS ⋅ ACTIVE Status
Turnkey income-producing investment opportunity in Surfside Beach. This fully furnished short-term rental offers multiple years of documented rental revenue, year-round bookings, and an established rental history. The efficient 1-bedroom, 1-bath floor plan delivers low operating, maintenance, and turnover costs, helping maximize ROI. Located just a short walk to the beach in a high-demand vacation market, this cash-flow-ready property is ideal for investors seeking an established, low-maintenance asset with immediate income potential. Revenue reports available upon request.

411 Olive St, Surfside Beach
$359,000
2 Beds ⋅ 1 Baths ⋅ 52134602 MLS ⋅ ACTIVE Status
Experience coastal living at its finest in this fully furnished, turnkey 2-bedroom, 1-bath beach retreat, just a short stroll to the pedestrian beach. The showstopper is the 1,100-square-foot wraparound deck, where peekaboo Gulf views, salty breezes, and unforgettable sunsets create the perfect backdrop for relaxing or entertaining. A charming Palapa-covered retreat provides a cool, shaded escape, while the expansive deck provides plenty of room for outdoor dining, lounging, and kids to run and play, seamlessly extending your living space. Inside, the bright open-concept floor plan features large windows, granite countertops, a sea glass tile backsplash, and more. Additional conveniences include an outdoor shower, outdoor half bath, and storage shed. Whether you're looking for a personal getaway or an investment property, this coastal retreat is ready to enjoy from day one. Don't miss your opportunity to own this one-of-a-kind beach escape!

610 Surf Dr, Surfside Beach
$438,000
2 Beds ⋅ 2 Baths ⋅ 78474574 MLS ⋅ ACTIVE Status
Additional front Lot included in Sale! Escape to the beach in this beautifully appointed 2-bedroom, 2-bath coastal retreat just a short stroll from the shoreline. Built in 2020, this fully furnished home offers an open-concept living, dining, and kitchen area designed for easy entertaining and relaxed beach living. Each bedroom features its own private ensuite bath, providing comfort and privacy for family and guests. Step outside to the spacious front deck and enjoy Gulf views, morning sunrises, and refreshing coastal breezes. Downstairs, the expansive covered patio creates the perfect space for entertaining, outdoor dining, or simply unwinding after a day at the beach. With ample parking and versatile outdoor living space, this home is ideal as a primary residence, vacation getaway, or income-producing short-term rental. Move-in ready and offered furnished, this turnkey beach house is your opportunity to start enjoying the Surfside lifestyle from day one.

307 Olive St, Surfside Beach
$435,600
2 Beds ⋅ 2 Baths ⋅ 28087312 MLS ⋅ ACTIVE Status
Wake up to panoramic Gulf views from what is arguably the premier residence in the development. Perched on the top floor and positioned as the closest unit to the beach, this beautifully furnished 2-bedroom, 2-bath coastal retreat offers an exceptional combination of location, comfort, and investment potential. Designed for effortless indoor-outdoor living, the 912-square-foot home features an open-concept layout, a spacious lanai just off the kitchen, and an expansive front deck where you’ll enjoy morning coffee, sea breezes, and breathtaking sunrises over the Gulf. After a day on the sand, rinse off in the outdoor shower before relaxing in your private beach getaway. Offered fully furnished, this turnkey property includes assigned tandem covered parking and a private ground-level storage room—perfect for beach gear, fishing equipment, and bicycles. Whether you’re searching for a weekend escape, second home, or income-producing vacation property, this residence checks every box.

116 Howard Ave Unit I, Surfside Beach
$415,000
2 Beds ⋅ 2 Baths ⋅ 16194856 MLS ⋅ ACTIVE Status
Nestled along a canal with direct water access, this charming 1,648 sq. ft. home offers the perfect blend of comfort and coastal living. Whether you're an avid boater, fisherman, or simply enjoy waterfront views, this property is ready for you. Step inside to find a spacious layout featuring a bright sunroom that's ideal for relaxing, entertaining, or taking in the peaceful canal scenery year-round. Outside, you'll appreciate the private boat slip and boat lift, making it easy to spend your days on the water. A separate storage room provides plenty of space for fishing gear, boating equipment, tools, or outdoor essentials. Enjoy morning coffee overlooking the canal, unwind after a day on the water, or make this your weekend getaway or full-time residence. With easy access to the water and all the amenities needed for the coastal lifestyle, this waterfront gem is ready for its next owner. Don't miss your opportunity to own your own slice of paradise!

23 King Fish Ln, Freeport
$315,000
3 Beds ⋅ 2 Baths ⋅ 10117134 MLS ⋅ ACTIVE Status
Fresh price drop on a coastal paradise! At 433 Seabean in Surfside Beach, Texas, a recent price improvement makes owning near the Gulf sweeter than ever. Just moments from the sandy shoreline, this light-filled beach house is designed for effortless gatherings after a day on the water. The spacious kitchen gives you tons of prep space for local seafood dinners, while the outdoor deck is tailor-made for morning coffees, ocean breezes, and killer Texas sunsets. Minutes from public beach access, fishing, boating, and waterfront dining, it's a turnkey opportunity for a personal vacation home, full-time retreat, or income-producing short-term rental. Premium coastal vibes with a newly improved price tag—grab your piece of paradise before it's gone!

433 Seabean St, Surfside Beach
$429,900
3 Beds ⋅ 2 Baths ⋅ 66151733 MLS ⋅ ACTIVE Status
Welcome to your own Surfside Beach retreat, where relaxing beach days, unforgettable sunsets, and effortless coastal living begin just one block from the Gulf. This beautifully maintained, fully furnished 3-bedroom, 2-bath home is ideal as a primary residence, second home, or vacation rental with an established short-term rental history. The open-concept layout features granite countertops, luxury vinyl plank flooring, and inviting spaces designed for gathering. Enjoy partial water views from multiple balconies, covered outdoor living, a fenced yard, private hot tub, fire pit, propane fireplace, and propane grill. Recent updates include a 2023 HVAC, updated decking, and a newer septic system. Sold fully furnished with furniture, décor, appliances, and many essentials. Existing reservations may be transferable where permitted. Thoughtfully equipped and ready to enjoy from day one, this is coastal living made effortless.

207 Sandpebble Pl, Surfside Beach
$279,000
4 Beds ⋅ 3 Baths ⋅ 53985445 MLS ⋅ ACTIVE Status
Nestled in the peaceful Demi John Island community, this waterfront home offers direct access to Bastrop Bayou with access to the Gulf of America. Featuring 4 bedrooms and 3 full bathrooms, the home includes numerous recent improvements, including the bulkhead, roof, electrical wiring and panel, and plumbing. Community amenities include a boat ramp and swimming pool, offering convenient access to everything this waterfront community has to offer. Whether you're looking for a full-time residence or a weekend getaway, this property is ready for its next owner.

239 Redfish Dr, Freeport
$240,000
2 Beds ⋅ 2 Baths ⋅ 23187980 MLS ⋅ ACTIVE Status
Escape to the laidback coastal lifestyle of Demi John. This charming 2 bed, 1.5 bath home offers comfortable living space, an attached 2 car garage and a bright sunroom that can easily serve as a second living area, bunk room or guest space. Enjoy a slight water view from the backyard. Just steps from Captain Mark's Marina, this property is ideal for a full-time resident, weekend fishing retreat, vacation rental, or whatever you can dream up! Spend your days boating, kayaking, fishing or simply relaxing in one of the Texas Gulf Coast's waterfront communities. Don't miss your opportunity to own an affordable getaway where every day feels like a vacation!

4410 Morrow St, Freeport
$299,900
3 Beds ⋅ 2 Baths ⋅ 61098905 MLS ⋅ ACTIVE Status
BRAND NEW CONSTRUCTION SURFSIDE beach home. Located just a short walk or golf cart ride from the pedestrian beach access. This 3-bedroom, 2-bath home offers the perfect blend of modern finishes and laid-back beachside charm. The kitchen boasts quartz countertops and matching Whirlpool stainless steel appliances. Enjoy your morning coffee or fire up the grill for an evening sunset BBQ from two balconies offering bay and beach views. Located close to Surfside Jetty County Park, a family-friendly splash pad, and all the fun Surfside Beach has to offer, this home puts you near the coastal adventures. Don’t miss your chance to own a brand-new home — modern finishes, excellent location, and views that remind you daily you're living that coastal beach life!

511 Caisson St, Surfside Beach
$439,000
3 Beds ⋅ 2 Baths ⋅ 32301432 MLS ⋅ ACTIVE Status
Wake up to Gulf sunrises and wind down with colorful bay sunsets at Casa Surfside! One of this home's standout features is its FOUR full-sized decks, with every bedroom opening to its own private deck, creating the perfect spot to enjoy the coastal breeze any time of day. All four decks offer peekaboo Gulf views, bay views, wetland views, and views of the Intracoastal Waterway, where you can watch the waves, hear the ocean, and see barges pass by. This successful vacation rental is being sold fully furnished and is just a 2-minute walk to the beach via the nearby wooden walkover. Conveniently located just off the golf cart path and only a few blocks from the beach access road. Inside, you'll find 3 bedrooms, 2 baths, and a dedicated laundry room, with 2 bedrooms and 1 bath upstairs and 1 bedroom and 1 bath downstairs. Whether you're looking for a personal coastal getaway, a proven vacation rental, or both, Casa Surfside is ready for its next chapter. Schedule your showing today!

110 Pelican Pl, Surfside Beach
$499,999
3 Beds ⋅ 3 Baths ⋅ 22754680 MLS ⋅ ACTIVE Status
Designed with the soul of a yacht and the views of a private coastal sanctuary. Unlike anything else in the area, this extraordinary waterfront home is elevated on solid concrete piers and showcases timeless craftsmanship inspired by luxury yachts, featuring rounded wood details, classic shiplap, custom built-ins, and one-of-a-kind finishes. Enjoy breathtaking, unobstructed views across the wildlife refuge all the way to Surfside, where spectacular sunrises and abundant coastal wildlife become part of everyday life. Built for effortless waterfront living, the home includes a whole-house generator, cargo lift, durable standing-seam metal roof, and two private boat slips with motorized lifts for quick access to the Intracoastal and Gulf waters. A rare opportunity to own one of the most distinctive waterfront homes on the Texas coast, where exceptional design, unforgettable views, and the boating lifestyle come together.

130 Admiral Ln, Freeport
$365,000
3 Beds ⋅ 2 Baths ⋅ 66199588 MLS ⋅ ACTIVE Status
Coastal living reaches a new level at 135 Sand Shoals! This beautifully maintained retreat invites you to slow down and savor life near the water. From the moment you arrive, you'll appreciate the welcoming curb appeal, spacious design, and inviting outdoor spaces created for entertaining, relaxing, and making lasting memories. Inside, the open-concept layout offers a bright and airy feel, enhanced by soaring ceilings, abundant natural light, and comfortable gathering spaces. Step outside and enjoy covered porches, coastal breezes, and a fenced yard ideal for outdoor enjoyment. With convenient access to the Intracoastal Waterway, boating, fishing, kayaking, and waterfront adventures are always within reach. Whether you're searching for a full-time residence, a weekend escape, or an investment opportunity, this property offers the flexibility and lifestyle so many buyers are seeking. Schedule your private showing today and be the next lucky owner to put your name on the mailbox!

135 Sand Shoals Rd, Freeport
$289,900
2 Beds ⋅ 1 Baths ⋅ 12591672 MLS ⋅ ACTIVE Status
Beach-walk access, Gulf views from every level, and total coastal style! 222 Driftwood Court in Surfside Beach, Texas is a fully furnished, move-in-ready retreat featuring both an open sun deck and an enclosed deck—perfect for watching Gulf sunrises with coffee or sunsets with a cold drink. Inside, shiplap walls, a coastal color palette, and a custom tiled kitchen set a high-vibe tone. The primary bath flexes modern style with an LED mirror, custom counters, and a sleek walk-in shower. Down below, the ground-floor enclosed garage comes complete with a built-in party bar made for hosting post-beach hangouts. Packed with the Signature Difference and sold completely turnkey—just bring your swimsuit and start living the dream!

222 Driftwood Ct, Surfside Beach
$335,000
3 Beds ⋅ 2 Baths ⋅ 14587374 MLS ⋅ ACTIVE Status
Beach-walk, turnkey, and ready to roll! 1110 Treaty Drive is a fully furnished coastal retreat just a short stroll from the sand in Surfside Beach. Featuring high-vaulted ceilings and expansive natural light, the open living-and-kitchen layout boasts sleek granite countertops, a breakfast bar, and ample prep space built for seamless entertaining. Step into the primary suite with its own private walk-in closet and direct deck access for soaking in those morning ocean breezes. Outdoors, unwind on the covered deck or fire up the ground-level grilling station after a long day on the coast. Built in 2013 with fast access to TX-332, local marinas, and dining, plus ZERO HOA fees—this is the ultimate "leave it and forget it" setup. Lock the door, rent it out, or move right in!

1110 Treaty Dr, Surfside Beach
$449,000
3 Beds ⋅ 2 Baths ⋅ 47800490 MLS ⋅ ACTIVE Status
Welcome to 1426 Bluewater Highway in Surfside Beach—an inviting coastal retreat designed for relaxed beachside living. Ideally positioned with both beachside and bayside exposure, this home offers scenic views of the Gulf and the bay, along with easy access to beach! Enjoy outdoor living from both decks on the beach and bay sides of the home, perfect for sunrise coffee, sunset views, and catching refreshing coastal breezes. The nearby beach walkover provides wonderfully convenient beach access, making trips to the sand and surf a breeze. The home is thoughtfully equipped with features that enhance comfort and functionality, including a cargo lift for easy transport of groceries and luggage, a downstairs shower for rinsing off after beach days, and storm shutters on all windows and doors for added peace of mind. All furnishings convey, allowing for a truly turnkey opportunity—ideal whether you’re seeking a primary residence, weekend getaway, or vacation rental investment.

1426 Bluewater Hwy, Surfside Beach
$539,000
4 Beds ⋅ 3 Baths ⋅ 72975667 MLS ⋅ ACTIVE Status
Offering a BEACHFRONT property. remodeled and fully furnished that's ready for your summer fun. Open concept neutral bright colors, open porch for soaking up the sun. Beach Barn has sunrise views as well as breathtaking moon rises.

2730 Swan Ct, Surfside Beach
$299,000
3 Beds ⋅ 2 Baths ⋅ 4927457 MLS ⋅ ACTIVE Status
Like new waterfront retreat on Bastrop Bayou canal — taken to the studs and expanded with major upgrades including new kitchen, quartz countertops, cabinets, flooring, paint, lighting, HVAC, composite decking, cement-board siding, roof, + more. Elevated for coastal living, this move-in-ready home blends modern finishes with relaxed charm. The open living area is bright and inviting with soaring ceilings and walls of windows, while the sleek kitchen flows seamlessly into dining and entertaining spaces. Spacious bedrooms on both levels plus versatile upstairs flex rooms easily accommodate guests, home office needs, or hobbies. The huge back deck overlooking the water is perfect for fishing, sunset dinners, or weekend gatherings. Situated on an oversized lot in a quiet, low-traffic community just minutes from Angleton, this property works beautifully as a full-time home, vacation getaway, or income-producing rental. Rare opportunity for updated waterfront living, no renovation needed.

12827 Sandpiper Rd, Angleton
$315,000
3 Beds ⋅ 2 Baths ⋅ 74425427 MLS ⋅ ACTIVE Status
Experience a sense of seclusion on a corner lot. An extra-wide staircase greets you at the entryway, leading up to the main floor, which features three bedrooms and two bathrooms. The primary bedroom includes patio doors that open onto a back deck overlooking the canal. The second bathroom is fitted with double sinks and a tub/shower combination. The family room is open to the kitchen, and patio doors provide access to a spacious back deck with stunning views of the water—some of the best that Hide-Away on the Gulf has to offer. The kitchen is equipped with solid-wood cabinets and an adjacent utility room. Additionally, the Intracoastal Waterway is just minutes away by boat.

1571 Blue Water Dr, Freeport
$975,000
6 Beds ⋅ 4 Baths ⋅ 64005629 MLS ⋅ ACTIVE Status
BEACHFRONT! FIRST ROW! Welcome to this stunning beachfront property with amazing ocean views from 2 levels of decks and huge picture windows. Recently renovated from top to bottom, this home boasts an open-concept design with 6 bedrooms (5 king suites and 1 Queen bunkbed). 2 upstairs bedrooms have private decks overlooking the ocean. WOW! The first floor features a spacious high ceiling den open to the second floor, dining area, and gourmet kitchen with all new and semi-new appliances and large island. Upstairs, you'll find 4 more bedrooms and 2 baths. With 6 bedrooms and plenty of covered parking and fully furnished, this property is a rare find and has been a popular vacation rental. Located on "permit only" beach and beach walkover shared with neighbor. Don't miss out on this opportunity to own a piece of paradise!

101 Stanek Dr, Surfside Beach