22 Brocketts Point Rd, Branford, CT 06405

Location, Location & stones throw to the beach...22 Brocketts Point ..A unique, charming ranch style home nestled between the desirable short beach, center of town and Branford Point, offering a fabulous location w/ approx. 1,600 sq ft & water views. Sitting high and dry, you will find an easy to main yard, along with a driveway, front parking, attached garage & the best being, not in a flood zone! Enter through the front door & you will be greeted by a large foyer/mud room, great for keeping messes out of the living space. Or, enter through the garage & head into the laundry room which flows into the basement/storage space. There is also a side door which leads into the main living space w/ another foyer/mud room. Main level offers a beautiful living room surrounded in windows w/vaulted ceilings, corner fireplace & gorgeous water views. The kitchen is renovated, featuring plenty of cabinetry, granite counters, & stainless appliances. There is a hall closet which has a laundry hook up in case you didn't want to have the laundry in the lower level. Close by on this main level are 2 full bathrooms & 3 bedrooms. 1 of the bedrooms features an attached private balcony. There is a back door to a back deck & the yard. A bonus, there is a detached boat house accessible from the back, perfect for storage, extra garage, possible home office/gym, or other uses. Newer gas furnace, newer roof & this home has central air! see attach for ROW / deed/ right of way/beach info

the attached garage is not deep (however, the wall in the back can be removed to make it deeper) 15 min. to Yale, 2 hours from New York City’s Times Square & 2.5 hours from Boston’s Faneuil Hall Marketplace by train or car. Prime beach area home makes it a perfect choice for full-time residents, vacation/weekend home-seekers, &/or investors looking for income generating property on day 1, as an academic rental or a summer beach premium rental. Branford is a highly desirable shoreline town with low taxes & a fabulous center of town where you can relax on the green, shop the local stores, have something to eat or drink at any of the many fabulous restaurants. info for Lamphiers Cove Neighborhood Beach - it is on page 2 of the document - the Parcel map shows the extension of the road to the water as confirmation