This updated 1,824 sq ft, 3-bedroom, 2-bath home highlights thoughtful interior improvements including new carpet, granite countertops, an updated primary bedroom and bath, and a newer roof with added insulation for greater efficiency. Set on 16 acres along Highway 491 in Cahone, the property features classic Southwest Colorado vegetation with piñon, juniper, and sagebrush throughout. The back portion of the land dips into Cahone Canyon, creating a unique landscape feature, while the upper areas capture sweeping views of the, Abajo Mountains, ancient canyons and surrounding ag land. Multiple outbuildings offer flexibility for barns, storage, or livestock. Priced to sell, giving buyers room in their budget to enhance exterior features to their liking. Enjoy quiet country living within easy reach of Cortez and Dove Creek.
CHECK OUT THE TAXES AND IT'S GORGEOUS! Yes, you can live in a huge home with huge payments and huge taxes BUT you will be very proud of this newly remodeled home and benefit from a lower debt and much lower taxes. 1975 singlewide with additions (sunroom, office & laundry room) creating over 1200 square foot, 3 bedroom, 1 bathroom home on 2 acres. Open, Bright and Sunny - You'll see that this home has undergone an interior remodel in 2026 - looks brand new - new floor covering through, kitchen which hickory cabinets, new appliances, double entry doors, . No covenants or HOA - another great financial benefit for having your own livestock and garden. One car detached garage with gravel floor which also has an entry and an exit garage door. Storage shed in back. Neighbor fencing on 3 sides. Great neighbor as well to the North - The Cahone Park - practice up on the horseshoes. Easy highway access for commuting to Dove Creek or to Cortez.
Beautiful 2-bedroom, 1 full bath home featuring an open upstairs loftâ??perfect as an additional bedroom, office, or a cozy space to relax. The interior offers comfortable carpeting in the bedrooms, loft, and stairs, with durable tile flooring throughout the main living areas. The home showcases stunning natural aspen wall board throughout both the main level and upstairs. The aspen tongue-and-groove adds a warm, rustic charm, highlighting the homeâ??s natural beauty. Custom-built, all-natural aspen cabinetry is thoughtfully integrated throughout the kitchen, hallway, and entire home. The exterior is covered in concrete hardy board siding for longevity and ease of maintenance. Enjoy year-round comfort in this well-insulated home which comes with a freestanding wood-burning stove as well as a professionally installed energy efficient propane wall heater. The kitchen comes fully equipped with a stove, microwave, dishwasher, and refrigerator. Additional features include an on-demand water heater and a ~5-foot-tall crawl space with gravel flooring extending beneath the entire home. Outdoor amenities include a covered awning and a paver stone path running along the side and rear of the homeâ??perfect for relaxing or entertaining. The property also includes a carport (detached), full RV hookup, and a large CONX-style storage container with no leaks. The pasture is shared with the neighbor but could be fenced off for horses or stock animals. Road M.9 is on the local school bus route. Situated on 19.65 acres of land, this clean and well-maintained property offers breathtaking views of the Abajo Mountain & the Ute Mountain. Additional features include a septic system, tri-stand antenna for TV signal, and a propane tank (owned). The 19+ acres includes the level land the home is on and also includes a wild area on the northwest side, including a beaver pond! A major bonus is that there are no covenants or an HOA! This is a truly charming home with natural finishes and incredible sceneryâ??ready for you to enjoy.
Mountain Retreat in SW Colorado. Escape to your own slice of paradise in the Glade Subdivision, nestled on 36.510 acres bordering National Forest and BLM Land. This off-grid (Solar Panels) 1800 sf home offers the perfect blend of rugged charm and modern comforts. 2 Bedrooms, main floor primary bedroom with a cozy propane fireplace 2 FULL Bathrooms. A two-car garage provides secure parking and additional storage space. Inviting living room boasting a captivating wood-burning fireplace vaulted ceilings with beautiful wood beams. Kitchen with rich, natural hues of the granite blend seamlessly with the warm tones of the wooden cabinetry, creating a timeless aesthetic that is both inviting and refined. Tile and carpet flooring for comfort and durability! Stunning 360-degree views of the surrounding mountains and wilderness. Enjoy year-round recreational activities including hunting, snowmobiling, 4-wheeling, horseback riding, hiking, and fishing at nearby Ground Hog Lake. Access in winter is facilitated by snowmobile or snow cat, ensuring you can appreciate the beauty of nature no matter the season. Don't miss this opportunity to own your own mountain retreat in one of Colorado's most scenic areas. Schedule a viewing today! Subdivision boarders Forest service on the west side and some of the subdivision boarders National Forest and BLM on the North Side.
Groundhog Vista Subdivision 6995 Road 46.2 San Juan National Forest, CO 3 Acres 2 Bed 2 Bath Offered at $375,000. Escape the ordinary and stake your claim deep in the heart of the San Juan National Forest. Tucked away in the sought-after Groundhog Vista Subdivision, this rugged mountain retreat sits on three pristine acres and delivers the kind of off-the-beaten-path lifestyle most people only dream about. Cast iron meets canyon country inside this 2-bedroom, 2-bathroom cabin where a stunning cast iron wood stove anchors the living space â?? equal parts functional and full of character. Whether you're thawing out after a long day on the water or gearing up for an early morning hunt, this place was built for the way you actually live outdoors. The fishing and hunting here are the real deal. With the San Juan National Forest as your backyard, world-class opportunities are right outside your door â?? whether that's chasing trophy elk through the aspens or dropping a line in some of Colorado's finest mountain waters. Miles of trails and backcountry access make every season an adventure. Don't let the remoteness fool you â?? this cabin is move-in ready with recently updated plumbing, a reliable well and cistern system, and full power hookup. Semi-year-round access means you can enjoy the property across multiple seasons, and the sweeping natural views remind you exactly why you made the drive. This is a rare first-cabin opportunity for a family ready to stop talking about the mountain life and start living it. Properties like this â?? with utilities, acreage, and National Forest access all in one package â?? don't last long. Come see it. You won't want to leave.
Discover a fully equipped hobby farm or the perfect property to start preparing for the future. Thoughtfully developed over the past two decades, this 15.47-acre agricultural property is ready for its next owner. The 3-bedroom, 2-bath home features two decks and is nestled among mature trees, offering privacy and a peaceful setting. The property includes a detached two-car garage and an impressive, versatile shop with two garage doors and two standard entry doors. Inside, you'll find a lower level designed for vehicles and workspace, along with a cold storage room ideal for food preservation. The mezzanine level provides abundant storage and could potentially be finished into additional living or work space. The shop is equipped with both a wood-burning stove and a propane wall heater for year-round use. Outside, the established orchard boasts a variety of fruit trees, including cherry, apricot, peach, and pear, along with productive grapevines. Adjacent to the orchard is a large, fully fenced garden area. To the east, you'll find fenced animal shelters and a corral, while a pasture to the north has previously been cultivated. The entire property is fenced and benefits from a DWCD M&I irrigation tap, offering valuable water access for gardens, orchards, and livestock. While the county has no zoning restrictions, the land is classified as agricultural, providing flexibility and opportunity for a wide range of uses. This is a rare opportunity to own a well-established, functional rural property with the infrastructure already in place.
Exceptional in-town horse property offering the perfect blend of convenience and functionality. Situated on 6 acres with one acre-foot of irrigation water, this property is ideally suited for an equestrian lifestyle, hobby farm, or small livestock operation. The land is fenced and cross-fenced with durable metal pipe fencing, providing safe and secure containment. Well-appointed outbuildings include run-in stalls, a hay barn, tack room, workshop, woodshed, and two Quonset hutsâ??offering abundant storage and versatility for animals, equipment, and projects. The meticulously maintained main residence features 4 bedrooms and 2 bathrooms, natural oak flooring, and a walk-out basement that enhances both living space and functionality. A hearty brick and stucco exterior, along with a 2-car garage, adds durability and timeless appeal. Mature trees and established landscaping surround the home, creating a private, sheltered setting rarely found in town. This is a rare opportunity to enjoy acreage, irrigation, and equestrian amenities without sacrificing proximity to town conveniences.
Escape to peace and privacy on this beautiful 5-acre property in Cahone, Colorado. Tucked away in a quiet, serene setting, this parcel offers the perfect blend of seclusion and convenience - far enough to feel like a true retreat, yet just a reasonable drive to Cortez for shopping, dining, and everyday necessities. The land is the true highlight, offering wide-open space, natural beauty, and endless potential for those seeking tranquility, recreation, or a place to create their own vision. A 3-bedroom, 1-bathroom manufactured home sits on the property and, while it could benefit from updates and personal touches, it is currently livable and provides immediate use while you plan improvements. Whether youâ??re looking for a peaceful getaway, a full-time residence, or an investment in Colorado land, this property delivers privacy, space, and opportunity.
You will know you are home when you arrive to see this property! 21+ Acres are showcased by a custom detailed rough sawn rail fence and an entryway that is like no other. Special detail has been given to this, as you will see it even boasts large hanging baskets for flowers! The home offers an idyllic retreat amidst nature's grandeur. With views that stretch as far as the eye can see, this property promises a lifestyle of tranquility and charm. Step inside to discover a cozy, yet spacious interior with three bedrooms and one bath, where the dining area seamlessly transitions into the kitchen, then to the living area, creating an inviting space for gatherings and daily living. Two wood stoves give you the added peace of mind for extra heat during the winter months. Outside, the landscape unfolds into a realm of possibilities, featuring 3 seasonal pond areas and many recent improvements that include a 30x60 shop and a 25x40 shop, perfect for farm equipment, tinkering or storing your outdoor gear. A 36x30 greenhouse beckons to green thumbs, while a chicken coop and stall stand ready to accommodate your outdoor animal friends. As if that wasn't enough, there is also a 30x24 open barn that is another recent addition to the property. There is also a LARGE leveled area behind the home that would make a great arena or additional building area. An RV hookup with electric, water and a separate septic ensures convenience and comfort for friends and family to visit. An apricot and apple tree offer the promise of sweet harvests. And with 1 share of DWCD water rights, the large garden area and lawn are sure to be a delight. Mature trees provide shade and serenity, while the custom wooden fence and entryway, complete with an electric gate opener, ensure both security and style. Whether you're dreaming of peaceful country living or envisioning a homestead with life and vitality, this property offers the perfect blend of seclusion, sophistication, and natural beauty. Welcome home to your own private oasis, where every day feels like a breath of fresh air.
Looking for a comfortable home on acreage or possibly a second home for a summer retreat? This updated singlewide sits on 8.2 acres in southwest Colorado, with room to park your RV and easy access to outdoor activities like fishing, hiking, hunting, camping, biking, and more. The home features new flooring and appliances, three bedrooms, two full bathrooms, including an ensuite with soaking tub off the primary bedroom, as well as a walk-in closet. The open living and kitchen area opens onto a large back deck overlooking a small canyonâ??perfect for relaxing, grilling, or exploring. Where else can you find an 8 acre parcel with a home, utilities already installed, a 2-car garage and room to roam for $225,000? Call me to set up a showing!
HUNTING CABIN OR FIXER UPPER! This property could be your Seasonal Hunting Cabin or with a some TLC your full-time residence. Current owner is hauling water; new owner can check with Montezuma Water Company for the availability of a domestic water tap. Property currently has septic, electric, propane and cistern installed. Outbuildings include a shed, chicken coop, and root cellar.
Welcome to Southwest Colorado where the wild beauty of the Four Corners region meets the comfort of a rustic mountain retreat. This newly listed, off-grid house offers an extraordinary opportunity to live in harmony with nature on an expansive 140-acre parcel that borders public land. Whether you're an avid hunter, a fan of stargazing, or simply someone in search of peace and solitude far from urban sprawl, this one-of-a-kind property presents a rare chance to own something truly special. Set deep within the heart of southwestern Colorado, this property is surrounded by unspoiled landscapes and sweeping ridgeline views. You'll find yourself greeted daily by fresh air, breathtaking sunrises, and wildlife sightings that include deer, elk, turkey, and more. The property stands as a gateway to some of the regionâ??s most compelling outdoor experiences, with direct access to public land. The house itself is a cozy and inviting two-bedroom, one-bathroom rustic cabin, thoughtfully designed for off-grid living. Though modest in its footprint, every inch has been crafted for purpose and comfort. Whether you plan to use it as your year-round homestead, a seasonal hunting lodge, or a peaceful weekend retreat, the cabin provides a grounded and practical lifestyle while immersing you in the rugged charm of mountain living. As you approach the cabin, set well back from the road for privacy, you'll immediately sense the tranquility that defines this property. The quiet hum of wind through the pines, the soft blanket of moss and wild grasses beneath your boots, and the occasional call of an eagle in flightâ??it all comes together in a setting that feels timeless and untouched. Inside the cabin, rustic wood finishes and functional design elements give a nod to both simplicity and durability. The open-concept main living space features natural lighting that pours in through picture windows, offering ever-changing panoramic views of distant mountain ranges and pine-blanketed hills. Off-grid doesn't have to mean off-comfort. While the cabin is designed to be fully self-sufficient, it still incorporates thoughtful amenities that support everyday convenience. The kitchen includes gas-powered appliances and sturdy counters for preparing meals after long days exploring the wilderness. The living area provides ample space for lounging, reading, or stretching out in quiet reflection. The two bedrooms are well-appointed with practical storage areas and generous natural light. The primary bedroom offers a peaceful place to retreat after a day outdoors, with views that might just convince you to keep the curtains open at night. The second bedroom can function as a guest space, office, or bunk room depending on your needs. The bathroom, complete with basic but functional fixtures, further supports life off the grid with minimal maintenance and environmental impact. Featuring a vast 140 acres, the property allows room for expansion or the creation of additional outbuildings, hunting blinds, or gardening spaces. This land serves as an ideal base for seasonal hunting trips, with the property sitting right on the edge of extensive public lands teeming with game. Whether you choose to hunt, hike, or simply sit quietly with a pair of binoculars and observe, thereâ??s never a dull moment when you have this much open land at your fingertips. For more information or to schedule a private showing, contact us today. This opportunity might just be the one youâ??ve been waiting fr.
Enjoy your recreational cabin in the mountains with breathtaking views of mountains (Peak 12,618 ft) and valley views. Lone Cone subdivision boasts roomy lots so you can enjoy the lifestyle of outdoors like hiking, mountain bike riding, fishing at Ground Hog Reservoir, etc. also the bonus of lush meadows, trees and abundant wildlife. Close by is Norwood 29 miles away and Town of Dolores is 30 miles from this property. The cabin is 1034 sf, 2 bedrooms, log furniture is included and notice the interior craftmanship. The bathroom has a compose toilet. There is a 1200 gallon cistern for domestic water ( haul water to fill tank) also 4 infiltrator leach lines for gray water from the kitchen sink. The covered deck invites you to relax and take in the breathtaking terrain surrounding the property and the distant horizons and sunsets. Ready for outdoor adventure, this is a perfect start for that secluded feeling!!!
Ready for a project? This home could be a great investment located in Dove Creek, Co on a half acre lot you could clean it up and use it for a rental or flip. Property is being sold "as is". Realtors and clients are advised to enter at their own risk. Please use caution.
TWO COUNTRY HOMES ON 21 + ACRES bordering BLM. Great wooded acres with abundance of trees, wildlife, views and NO COVENANTS. The first existing home is 1820 sf. on 9.79 acres with a carport and detached garage, shop, fenced back yard with a covered deck to relax on and look at the views. When you are entering the front of the home into this very spacious kitchen with a large pantry gives you a warm feeling for the rest of the home, the comfy living room that has access to the large, covered deck. The lovely stick built newer 650 sf cabin is on 11.46 acres with a shed. The interior has an inviting modern decor with a great room effect, large bathroom, plenty of room for washer and dryer, lots of natural light and is plenty quiet to listen for wildlife and soft breeze of a summer night. Picture your family and guest on these two adjoining properties by a nice glowing wood fire with not a care in the world. Plenty of room for RV, camp trailers, your outdoor toys, snow machines, you name it and enjoy.
The Buckhorn Lodge is looking for a new owner that's willing to revitalize this great property and gain some sweat equity - and better yet, the Seller is willing to consider Owner Financing offers. This 10.38 acre property has a main Lodge with 3 bedrooms and 2 baths, laundry area, full kitchen and large gathering room with a large stone fireplace. There are 7 more cabins, a bath house, recreation building and a butcher shop as well as other outbuildings. Disappointment Creek runs through the property and feeds one of the 4 ponds. This is an ideal property for joint purchase by a group of people who love outdoor recreation of any type. The Buckhorn Lodge sits along the border of Game Management Units 70, 71 and 711 and there are thousands of acres of public land to enjoy just outside your door. Plentiful elk, deer and bear in the area for hunters and great fishing in nearby reservoir and Dolores River. Excellent Income Potential - In the past, the Buckhorn has been used as a hunting lodge and there is excellent potential to develop this property into a serious money maker with year-round cabin rental to outdoor enthusiasts, hikers, snowmobilers, hunters, mountain bikers, etc. No covenants, no restrictions and listed for commercial use.
This property is truly a dream! Just over 81 acres of meticulously manicured and cared for land, at the base of the Lone Cone with 3 separate ponds and views for days. The log home on the property features 4 bedrooms and 2 full baths. The living room boasts a massive stone fireplace and huge picture windows to sit and enjoy the mountain views around you. Slate floors with in-floor heat are throughout the entire house! And an oversized, attached 2 car garage is an amazing addition. The property also has a 60x35 shop with a 14 foot overhead door. A great spot to store your lawnmower, snow plow, and tractor! If there was a perfect mountain cabin getaway, this would be it. Call for your showing today!
The Tipi Wind Ranch is more than a residence. Itâs a place where peaceful ambiance, and recreation blend into the best lifestyle Colorado has to offer. Strategically located, this ranch is a short driving distance to Durango, Telluride and Moab Utah. The eighteen hundred square foot solar ranch house sits on a 160 acre recreational property, perched high above the Dolores River. BLM and SJNF boarder this one of a kind property on two sides. Here equine opportunities abound, ride your horses right off the property into the majestic Dolores River Canyon. The San Juan National forest is our back yard, hosting endless camping, hiking and mountain biking opportunities. With 70 acres in winter wheat and 90 acres in elk and mule deer habitat, hunting here at the ranch is sublime. If you prefer, cast a dry fly to a large brown trout in the quality waters section of the lower Dolores River. Itâs all here, so bring your horses and a limitless imagination.
Ready for a project? This home could be a great investment located in Dove Creek, Co on a half acre lot you could clean it up and use it for a rental or flip. Property is being sold "as is". Realtors and clients are advised to enter at their own risk. Please use caution.
REDUCED PRICE!!!!!!!!!!! Want to own your own slice of Paradise? 70 ACRES of breathtaking views from this custom 2 Bedroom, 2 Bath stick built home with a large loft will remind you just how good you have it! Precision and attention to detail is evident in every aspect of this home that was custom built by a local builder. Low maintenance hardie plank siding with a metal roof protects your investment. You won't feel like you are roughing it one bit, as great care was taken when installing solar electricity with a back up generator to ensure the ability to run all appliances at once...including the washer, dryer and dishwasher! You will stay toasty with the propane central heat, along with the option of the wood fireplace equipped with gas starter that is the focal point of the living room. The majestic 26' ceiling, along with the five large picturesque windows will make you feel on top of the world as you soak in the never ending views of the mountains and valleys. The stained aspen ceiling and oak flooring in the loft accent the home perfectly, along with ceramic tile downstairs and carpeted bedrooms. On the main level you will find the kitchen, main room, dining area, 1 bedroom and bath. Upstairs is a bedroom, bathroom and large loft area that is being used for additional beds at this time, or could be a family room. This home is one of the few in the Glade Ranches area with internet and phone service. A 1750 gallon cistern is also part of the property. The area directly around the home and circle drive is fenced to keep those unwanted visitors out. Relaxing is made easy from the balcony or the covered back deck, as well as the beautiful flagstone patio. Many fossils have also been found on the 70 acres per Seller. A two truck garage adjoins the home via the mud room. An additional bonus of the location is the manned fire lookout tower to ensure the safety of the area. Although access is seasonal, the opportunity to snowmobile in is an easy option. Whether you use this as your Summer getaway or a hunting retreat (4000 acres, private land ..deer, elk, bear, grouse, turkey) this home is sure to bring memories that last forever! Moving in is easy, as the home will be sold furnished with the exception of the list of exclusions to be provided by Broker.
Great 4 bedroom and 2.5 bath barn style home with custom accents on 30 acres. The home was built with pride, having 2 stories. The wonderful spacious master bedroom has unique his and hers bathrooms. Another bonus--the master bedroom has a balcony. Not just a great view overlooking the Blue Mountains--but you can also admire your estate from this vantage point. Bring your tractor to work the dry land hay field or start a vegetable garden in the greenhouse. Process some fruit from the orchard in the kitchen that has plenty of counter and cabinet space. Tall ceilings and the large family room allows for entertaining friends and family. The windows let in lots of morning light in the dining room. The house has tile throughout the downstairs. There is a laundry room, a mud room, an extra storage room, and an extra room that can easily be utilized for anything you want. Fruit trees and a treeline provides for a fun oasis enveloping garden beds and a large raspberry patch. Tiny chicken house and horse pen stay with the property! There is also a hay barn so bring ALL your animals. The home is minutes from the Dolores River, you will not have to go far to enjoy recreation Colorado style. Hunting, fishing, trail riding, so close to BLM! Come for a viewing today to appreciate this lovely country home.
Unique property with endless possibility! This property is zoned commercial and has served as a diner previously! With the highway frontage, easy access, an adorable backyard with a big deck and beautiful views, perfect for outdoor seating, any business here has the potential to be wildly successful. Currently, the property is being used as a residence. A one bedroom, two bathroom home with large living room, nice kitchen with window to the living room, mud room, and large dining area. The backyard is very large and the property features a 900 square foot metal shed! The potential here is huge! Don't miss this one.
Imagine the peace and tranquility you would feel on this 40 acres just outside of Cahone, adjacent to public lands! This 3300 square foot unfinished home is ready for your finishing touches. The downstairs was used as the Seller's machine shop, with living quarters upstairs. Keep the downstairs as a shop and finish the upstairs for 2nd story living or finish the whole house into living space. Electric is at the house, with water not far away. Fiber optic was brought to the house for fast internet. With beautiful views of Cahone Canyon and the Abajo Mountains, this could be the next place you call home!
After a generation of family farming, itâs time to pass the baton on this 60+ year-old family farm that uniquely dovetails into the thousands of acres of the Canyons of the Ancients National Monument. Named after the abundant horned toads that the farmersâ kids would chase while on family arrowhead hunting picnics, this legacy property has few equals. THE LAND Horned Toad Ranch is an end-of-the-road, off-grid farmstead near Cahone, Colorado. The ranchâs +/-760 acres are an incredible blend of +/- 487 acres of production farmland that is 100% surrounded by elk and mule deer holding cover. RECREATION Located a couple of miles from the Utah state border this ranch qualifies for 2 annual landowner mule deer tags and over-the-counter elk tags. In Utah elk tags can take 20+ years to draw. Three sides of this totally protected paradise border BLM ground that gradually descends into two, significant canyons. This delivers several miles of edge bordering on the canyon lands and world-class elk and trophy-class mule deer. Totally turnkey with tree stands and trail cams, the ranch is ready for your RV or fifth-wheel camper. A County maintained road to the front gate, and gently rolling terrain, allow all ages to enjoy this property. This is easy-access, family-friendly recreational property at its best. And, if youâre interested in building your dream cabin, thereâs an excellent site with views of mountains in every direction. INCOME The farmland is in the Conservation Reserve Program, with 2 years remaining on the current contract and a total, annual payment of $16,445. Soil conditions for Horned Toad are judged to be at the high end of the per-acre payment rate. At the conclusion of the contract the 487 acres could be returned to farming or re-contracted into the conservation program. The farming income is enhanced by CO2 royalty payments from mineral rights the seller has agreed to include with the sale. For over 30 years Horned Toad Ranch has received royalty payments. Typical monthly payments average $1200 and are driven by the price and demand for oil. Whether hunting trophy elk and mule deer, or hunting the numerous Indian artifacts with the kids, this income-producing, family retreat just might fit your criteria for the perfect recreational farm property. Be sure to explore Mesa Verde National Park and The Dolores River Canyon, both nearby. This one may not last long so call or email today for more information and your qualified showing. CO brokers welcome.
Cahone is located in Colorado. Cahone, Colorado 81320has a population of 156. Cahone 81320 is more family-centric than the surrounding county with 33.82% of the households containing married families with children. The county average for households married with children is 17.82%.
The median household income in Cahone, Colorado 81320 is $30,823. The median household income for the surrounding county is $62,500 compared to the national median of $69,021. The median age of people living in Cahone 81320 is 44.9 years.
The average high temperature in July is 83.7 degrees, with an average low temperature in January of 18.6 degrees. The average rainfall is approximately 17.4 inches per year, with 67.2 inches of snow per year.
