Courtesy: RE/MAX Properties
423-894-2900
🏡 AUCTION - Thursday, May 15, 2025 @ 7 PM ET This home blends comfort, charm, and standout features—inside and out. Located in the popular Old Mill Trace community, this well-maintained 3 bed, 2 bath, 1,688 sq ft home sits on a spacious .41-acre lot—one of the largest in the neighborhood. Inside, the open layout features tall ceilings, a cozy fireplace, and a kitchen with breakfast space and pantry storage. The primary suite offers hardwood floors, a tray ceiling, soaking tub, dual vanity, and walk-in closet. Two additional bedrooms are generously sized, and the updated hall bath adds a modern touch. The garage is a dream for anyone who loves an organized space—with custom cabinetry, countertop workspace, pegboard wall, and easy ramp access. Step outside and enjoy a thoughtfully designed backyard: fire pit, shaded arbor, flower garden, and trellised grapevines set the scene. A screened-in deck and open-air deck let you take it all in—morning to night. Bonus: An unfinished attic space offers future potential—just add stairs and finish it your way. Bidding is underway and ALL bidding ENDS Thursday, May 15 @ 7 PM ET Pre-Auction Offers are accepted. List price is the opening bid 10% buyer's premium applies 📞 Contact the agent today for auction details!
Welcome to 85 Winston Ln —a property that offers .58 acres of opportunity! Nestled in a peaceful setting, the spacious layout ensures room to spread out and customize every corner to your liking. Whether you envision an open-concept living space or cozy private areas, this home's versatile design allows for endless possibilities. With a functional footprint, you can update it to its fullest potential. Outside, the generous lot invites outdoor living—imagine gardens, a play area, or even expanding entertainment spaces to take advantage of the serene surroundings. Whether you're looking for a blank canvas to modernize or simply a home with space to grow 85 Winston Ln is ready for your vision. Don't miss this opportunity to shape a property into exactly what you've been searching for!
Step into this stunning home where style meets comfort! The open-concept kitchen, dining, and living areas are designed for entertaining, boasting vaulted ceilings, gleaming hardwood floors, and elegant crown molding. The kitchen shines with sleek granite countertops and stainless steel appliances, perfect for any home chef. The spacious primary suite is conveniently located on the main level, complete with a tray ceiling, a generous walk-in closet, and a double vanity that adds a touch of luxury. You'll also find a laundry room and a stylish half bath on the main floor for added convenience. Upstairs, two roomy bedrooms share a full bathroom and a charming bonus nook off the landing—perfect for a reading corner or study space. Outside, enjoy a large, level front yard and relax on the covered back deck overlooking a flat backyard—ideal for play, pets, or entertaining. All of this is nestled in a gated community right across the street from Ringgold Elementary/Primary and just minutes from I-75. This home truly has it all!
Welcome home to this one Level bright and airy three bedroom two full bath home entrance to this home takes you to the great room with Cathedral ceilings large island. Open kitchen where you can chop your veggies and keep an eye on the kids or visit while you're preparing a meal. Stove, refrigerator and dishwasher go with the Home. Wall of windows that have French doors that takes you To a covered back porch. Newer hvac, good roof this yard is open to the neighboring property, but a privacy fence could easily be added as there is no restrictions. Large freshly painted front deck and back covered porch are a great place to kick back after a days work. There is plenty of room to entertain inside and out primary bedroom suite has new flooring and two other bedrooms are on the opposite side of the house garage is adjacent to the kitchen, making it easy to bring the groceries in. smoke tree is located in the popular heritage schools and is a hop skip from the interstate scheduled to see this house and make it your new home.
*OWNER/AGENT* Completely updated 3 bedroom, 2 bathroom home on a large corner lot! This charming single-level home features fresh exterior siding, wood accents, and a spacious covered carport. Inside, you'll find a bright and airy kitchen with new white shaker cabinets, granite countertops, subway tile backsplash, and stainless steel appliances. The home also includes two full bathrooms, updated fixtures, new flooring, and neutral paint throughout. Enjoy outdoor living with a front porch, rear deck, and a generous yard—perfect for entertaining, gardening, or play. Conveniently located with easy access to local amenities.
Welcome to Your Private North Georgia Retreat! This exceptional and rare 3.01 acre completely flat property is located in one of North Georgia's most sought-after areas. Immaculately maintained, this single level 3-bedroom,3-bath home offers 2,902 sq ft of living space, featuring real hardwood and tile floors throughout. Enjoy serene views from the sunroom overlooking an inground saltwater pool, complete with double-sided fireplace shared with the great room. The attached 3-car garage offers 9' doors, while detached 3-car garage includes two 9' doors and one 14' door. Above the detached garage is a 1,420 sq ft fully finished guest/in-law suite with its own laundry, extensive storage and a custom engineered elevator. Both the suite and garages are fully heated and cooled. Whether you're and avid gardener, car enthusiast, or simply seeking peace and privacy-this property offers endless possibilities. Agent is related to seller
Welcome to your new home in Ringgold! This beautifully maintained 3-bedroom, 2-bathroom home offers 1,396 square feet of comfortable living space on a generous 0.74-acre lot. With just the right mix of updates and charm, this property is move-in ready and perfect for relaxed everyday living or entertaining. Inside, you'll love the newly updated kitchen featuring fresh finishes that make cooking and gathering more enjoyable. The functional layout flows seamlessly, creating a warm and inviting atmosphere for family and friends alike. Step outside to a brand-new back deck—perfect for morning coffee, grilling out, or hosting weekend get-togethers. The large fenced-in backyard offers plenty of space for kids, pets, gardening, or just enjoying the outdoors. The attached garage adds extra convenience with additional parking and storage options. Recent updates include a new water heater and an encapsulated crawlspace, providing peace of mind and added efficiency. The well-kept yard, spacious layout, and thoughtful upgrades make this home the total package. Don't miss your chance to make this Ringgold gem your very own!
Welcome to The Grove, located off Battlefield Parkway. This open floorplan home features modern finishes such as quartz counters in the kitchen and baths, luxury vinyl plank flooring, and white cabinetry. When you walk in the front door, you will be in awe of the half-vaulted ceiling, fireplace, and shelving. Go for evening strolls around the community lake. Spend summers enjoying the community pool and pavilion. Schedule a private tour today!
EXCEPTIONAL CRAFTSMAN IN GATED WHITE OAK PLANTATION - MOTIVATED SELLERS Experience refined living in this stunning Craftsman-style residence located in the prestigious, gated community of White Oak Plantation. Designed with elegance and functionality in mind, this home sits on a beautifully manicured, level lot just steps from resort-style amenities including a pool and fitness center. Inside, sophisticated finishes abound—arched doorways, designer ceilings, and a stone gas fireplace set the stage for upscale comfort. The gourmet kitchen is a chef's dream, featuring a large granite island, premium stainless steel appliances, walk-in pantry, and custom lighting. The main-level primary suite offers a serene retreat with a spa-inspired bath, soaking tub, double vanities, and an expansive walk-in closet. An additional main-floor bedroom or office adds flexibility. Upstairs, a spacious loft creates a secondary living area, complemented by three guest bedrooms and a luxurious full bath. From the elevated design to the prime location, this is luxury living redefined. Schedule a private tour today.
Welcome to 132 Hinton Lane - a 3 bedroom, 2 full bathroom home nestled on over an acre of land in the hills of Ringgold. Zoned Heritage schools, on a spacious 1.27 acre lot, this is the definition of quiet living, while still being relatively close to town. With a large front covered porch, as well as a back deck, there is plenty of room for outdoor activity. Thoughtful updates have been done, including new luxury vinyl flooring and interior paint, and new water heater. HVAC is less than 5 years old. This home is truly a steal of a deal in more ways than one - book your private showing today!
Welcome home to this charming and beautifully maintained home nestled in one of the area's most sought-after neighborhoods, minutes from I-75 and the highly desired Ringgold schools in Catoosa County. This home with thoughtfully designed living space offers the perfect blend of comfort, style, and functionality. The upstairs bedroom features a large living space that's perfect for a playroom, working from home, or general entertaining with endless options. Outside you'll find even more to love with a covered patio and flat yard with plenty of space to play or host friends and family. This home has been meticulously cared for and is in excellent shape; truly move-in ready. Don't miss your chance to own this home that has it all: space, charm, and location, location, location. Schedule your showing today!
This stunning custom built 6-bedroom, 4-bathroom home with a 4-car garage and dual driveways offers million-dollar views and the highest quality craftsmanship. Located just minutes from downtown Chattanooga, Volkswagen, and Amazon, this custom-built home has it all! **Key Features:** - Energy Efficiency: Closed & open cell foam insulation, underground drainage, and sprinkler system for optimal comfort and protection. - Gorgeous Design: Custom stacked stone, cement fiber siding, Trex decking, and crown molding throughout. - Gourmet Kitchen: KitchenAid appliances, double oven, wine fridge, custom backsplash, oversized pantry, and granite counters. - Equipped with a central vacuum system to make cleaning effortless and convenient. - Luxurious Master Suite: Feature wall, custom bath with freestanding tub, double shower, double vanity, barn door, and walk-in closet with built-ins. - Entertainment Ready: Finished bonus room with custom lighting and sound, wet bar with wine fridge, and theater control room. - Safety & Security: Secure 10x11 safe room built with solid poured concrete walls and ceiling with a security system present on property for ultimate peace of mind. - Garage & Workshop: Insulated, wifi-capable garage doors, utility sink, and workshop cabinets. - Outdoor Oasis: Vaulted ceiling back porch with custom shade blinds, retractable screen door, invisible fence, and outdoor fireplace. This home offers luxury, space, and incredible amenities. Schedule your private showing today - it won't last long!
Immaculately maintained, like new home with amazing views in ultra convenient gated neighborhood! With 4 bedrooms PLUS a bonus room and huge oversized garage, there is room for everything and everyone with this home. Upstairs you'll find a wide open living/dining/kitchen space featuring hardwood floors, granite counter tops, island and stainless steel appliances. Step out onto the covered back deck to an amazing sunset view of Lookout and Signal mountians in the distance, providing your own private firework show on the 4th! The master suite is spacious with double vanity, huge tile shower and walk-in closet. Two more bedrooms and a second full bathroom are also on this level on the opposite side of the home. Downstairs you'll find a bonus room/office, a 4th bedroom and the 3rd full bathroom. The garage is extra large with plenty of room for your vehicles and lots of storage space to spare. This home is also located within easy walking distance to the neighborhood pool. The Vineyard is zoned for Catoosa county schools but just minutes to shopping, dining, entertainment and health care in East Brainerd!
Beautiful all Brick home is immaculate, well kept with approxmately, 3 plus acreage. The home has a serene privacy of a country retreat. Located at the end of a cul-de-sac. A place to relax in the picturesque country estate, where a screened in back porch and back deck sets the tone for family-friendly living and entertainment. Inside, a cozy floor plan boast a fireplace. Enjoy cooking in the spacious kitchen with beautiful Corian countertops and hardwood floors throught the main level. The full basement is a must see with a large workshop, finished game room/media room, a full bath and an unfinished parking garage, plent of space in basement for 3 cars. Zoned for the award winning Heritage school district. A must see to appreciate. !!! For all questions, inspections, offers, & appraisals email, call or text listing agent. Buyer is responsible to do their due diligence to verify that all information listed, schools, square footage, utilities etc is accurate and correct. Information herein is deemed accurate but is not warranted..
This 3-bedroom, 2-bathroom residence, remodeled in 2023, offers modern living with all the upgrades you could desire. Step inside to find luxury vinyl plank (LVP) flooring flowing seamlessly throughout, complemented by fresh plumbing, electrical, roofing, and HVAC. Nestled on a generous .72-acre flat, fenced lot, this property provides ample space for outdoor enjoyment, gardening, or play. The main house boasts a bright and open layout, with two beautifully updated full bathrooms and three spacious bedrooms perfect for families, guests, or a home office. But the real gem? A detached Accessory Dwelling Unit (ADU) that's ideal for extended family, rental income, or a private retreat. The ADU features its own bedroom, full bathroom, cozy living room, fully equipped kitchen, and a charming porch—perfect for relaxing or entertaining. With its blend of modern upgrades, expansive lot, and versatile ADU, this property offers endless possibilities. Don't miss your chance to own this exceptional home!
Courtesy: Greater Downtown Realty dba Keller Williams Realty
423-664-1900
Welcome to 1768 Windstone Drive, a grand one-owner all-brick custom home located in the prestigious, gated Windstone community. Designed by renowned architect, Stephen Fuller, and built in 1993, this stately residence boasts 4 bedrooms, 3.5 bathrooms, and over 4,100 square feet of immaculate living space across two levels. It also has an additional 1,600 square feet in the unfinished basement, which is heated, cooled and plumbed for a bathroom and a kitchen! The owners spared no expense when building this home, and they have meticulously maintained and updated it throughout the years. The elegant brick staircase and columned front porch offer a warm and timeless welcome. Inside, you'll find rich character and abundant space, including three fireplaces, located in the den, the formal living room and the dining room. All three of them have gas logs, but can easily be converted to burn wood instead. The chef's kitchen has an abundance of custom-made cherry wood cabinets, beautiful granite countertops, newer appliances, and an island as the centerpiece. You'll also enjoy the convenience of the appliance garage and the butler's pantry. The traditional layout of this home is ideal for both everyday living and formal, special occasion entertaining. Up the sweeping entryway staircase, the spacious primary suite awaits, featuring a tray ceiling, walk-in closet, and French doors leading to a light-filled sunroom/sitting area. The luxurious ensuite bathroom includes a jetted tub under a chandelier and window, dual vanities, and a walk-in shower. An additional ensuite bedroom, and two more bedrooms as a Jack and Jill Suite, with private vanities, complete the upper level, providing space for multiple residents or guests. Outdoor amenities include a screened-in back porch, a beautifully landscaped yard with evening landscape lighting, a circle driveway for convenient guest parking, and an attached two-car side-entry garage.
Courtesy: Re/Max Renaissance
423-756-5700
* Zoned for highly sought-after Heritage Schools* This well-maintained home blends comfort, style, and function in one inviting package. Inside, you'll find soaring ceilings, hardwood floors, and a cozy gas-log fireplace in the spacious great room—ideal for both relaxing evenings and entertaining guests. The formal dining room flows into the eat-in kitchen, which features granite countertops, modern appliances, and a charming breakfast nook—perfect for casual meals or morning coffee. The primary suite on the main level offers convenience and comfort with a walk-in closet, bay window, and a spa-like en suite bath complete with double vanities, a jetted tub, and a separate shower. Upstairs, a quiet sitting area provides a great flex space for a home office or reading nook, along with three generously sized bedrooms and a full bath. The finished basement adds even more living space with a large rec room and a separate laundry area. Enjoy outdoor living from the inviting front porch or the screened back porch with a dedicated grilling area—perfect for hosting or winding down. Perched on a hill, this home not only offers peace of mind during storms, but also delivers beautiful sunrise and sunset views you'll enjoy every day. And with a Generac natural gas generator already in place, you'll be covered just in case. A two-car garage and spacious driveway provide ample parking. This home is move-in ready and priced to sell—schedule your private showing today!
Welcome to 457 Hickory Circle! This 3-bedroom, 2-bath home is a fantastic opportunity for investors or buyers looking to put their personal touch on a property. Nestled in Scenic Hills neighborhood, this home sits on a half an acre lot with plenty of potential. Featuring a large basement, and large fenced in backyard, e.g., spacious living room, large backyard, and original hardwood floors, this home is ready for renovation to make it your own. This property presents a great opportunity for those looking to renovate and create equity. Conveniently located near Sold As Is - No Repairs Will Be Made. All remaining personal property will be removed before sale.
Welcome to 286 Pine Grove Road—a beautifully maintained split-level home offering 3 spacious bedrooms, 2 full bathrooms, and a bright open floor plan perfect for comfortable living and entertaining. Conveniently located in the heart of Ringgold, GA, this home provides easy access to Chattanooga, TN, Downtown Ringgold, and Dalton, GA. The kitchen features generous cabinet space, quality appliances, and a refrigerator that's less than a year old. Fresh carpet installed in 2023 adds a modern touch throughout the home, while the unfinished basement provides endless possibilities for storage, a den, or a bonus room. Situated on a generous half-acre corner lot, this property offers both privacy and room to grow—ideal for outdoor activities or future landscaping projects. Whether you're a first-time buyer or looking to upgrade, this home is full of potential and move-in ready. Don't miss the opportunity to make it yours—call today to schedule your private showing!
Courtesy: Greater Downtown Realty dba Keller Williams Realty
423-664-1900
Welcome to 1768 Windstone Dr—a grand all-brick home located in the prestigious, gated Windstone community. Built in 1993, this stately residence boasts 4 bedrooms, 3.5 bathrooms, and over 4,100 square feet of living space across two levels. The elegant brick staircase and columned front porch offer a warm and timeless welcome. Inside, you'll find rich character and abundant space, including three fireplaces: a cozy wood-burning fireplace with a brick mantle in the den, and two gas log fireplaces in the formal living and dining rooms. The traditional layout is ideal for both everyday living and formal, special occasion entertaining. Up the sweeping entryway staircase, the spacious primary suite awaits, featuring a tray ceiling, walk-in closet, and French doors leading to a light-filled sunroom and private upper porch. The luxurious ensuite bathroom includes a jetted tub under a chandelier and window, dual vanities, and a walk-in shower. Three additional bedrooms and two full bathrooms complete the upper level, providing space for multiple residents or guests. Outdoor amenities include a screened-in back porch, a beautifully landscaped yard with evening landscape lighting, a circle driveway for convenient guest parking, and an attached two-car side-entry garage. Residents of Windstone enjoy top-tier community features, including a clubhouse, swimming pool,tennis court, ponds, security guard, and more—all within a short drive to the conveniences of both Georgia and Tennessee.
Relax and entertain family and friends in this versatile split level ranch style home on a large lot and in a quiet neighborhood. Lovingly maintained by the original owners for 49 years, this home seamlessly blends indoor and outdoor living with 2 separate back decks and multiple ways to access the lush & private back yard. Step inside the foyer to access either the family room, the large, remodeled rec room with bar and 600 square feet of multi-purpose space, or the attached garage. The laundry room/powder bath is also on this level. Take a few steps up and see the open concept living/dining space with adjacent country kitchen. The living room features a large bay window and brick trimmed wood-burning fireplace. The dining room offers warm wood flooring and a large slider which gives access to a raised deck suitable for outdoor cooking and dining. Knotty pine walls, granite topped cabinets & tiffany style light fixtures add character to the light, bright kitchen. The bedroom level of the home is a short 5 steps up, and the upstairs hallway is wide with a custom curved wall. All 3 bedrooms are large and have lots of closet space. The primary bedroom has a separate dressing area. Both the primary and hallway baths have been nicely remodeled. The Timber Ridge subdivision is a short 20-minute drive from downtown Chattanooga and only 7-10 minutes from Costco and many services on Battlefield Parkway. Great location & good value - check this one out!
Welcome home to 192 Grandview Point. This incredibly spacious estate designed with luxury living in mind is the perfect option for the mountain enthusiast or the water lover too. Set at the back of the established and highly desirable Callaway Farms Subdivision, this home includes over 5000 square feet of living space with acreage that backs up to South Chickamauga Creek. Well appointed finishes, an accessible floor plan, and outdoor living that treats the eye and soothes the soul are just a few of the exemplary features that set this home apart. From the road, the home sits at the end of a cul-de-sac, with ample space between homes and a serene wooded setting that encompasses the exterior. A wide front porch with comfortable space to sit and tall double doors welcome you into the front entry of the home. Immediately, you'll notice the gleaming hardwoods that stretch through the main area of the home. To the left is a grand sitting area with windows that let in generous amounts of natural light. To the right of the front entry is a formal dining room that is perfect for a large family table to accommodate everyone at holiday gatherings and special occasions throughout the year. As you make your way to the right of the home, the entry flows seamlessly into a breakfast room that includes a bar with a beverage sink and is filled with windows letting in more natural lights, as well as offering captivating views to the idyllic setting outside. This area also flows into the open concept main living area and kitchen. With granite countertops, stainless appliances, a gas stove and lots of counterspace and custom cabinetry, this space is sure to dazzle. The living area also feature a gas fire place, vaulted ceilings, a large layout, and even more windows that let in that natural shine! You may also access the long screened in porch that sits just outside of the main living part of the home. Off of the dining room is a spacious half bath, and a generously sized laundry room, complete with a utility sink, a folding counter, storage, and an additional refrigerator! The main two car garage is located just off the laundry. On the left side of the home, and just off the front sitting room, you'll find a gorgeous study/flex space or office. The sellers have set up this area as a music room, and it is stunning. Again, plenty of windows bathe this room in natural light, and this room includes a door to the expansive back deck. Continuing to the left, you'll find an extra large primary suite. More large windows flank this room that also includes a door onto the back deck. Spacious and inviting, this room feels like a sanctuary, and perfect for relaxing and taking some time alone. The primary bath is as generously sized as the bedroom. Wide spaces highlighted by earth toned large format tile hold a beautiful claw foot tub, double vanities, and a large walk in shower with frameless glass doors. From the front entry, you'll notice the central staircase glides to an upstairs landing. Perfect for a family game table, a guest sitting area, or even a study space, this landing is an excellent transitional spot. Three more large bedrooms plus a full bathroom are on the second floor. Using the stairway off of the informal dining area, you'll find a sprawling basement apartment. A large living area, a spacious full kitchen, plus a large bedroom and a generously sized full bathroom make this an incredible asset to an already beautiful home. On the backside, you'll find two large and spacious decks that overlook the sylvan landscape, and in the winter, even offers views to the water. The upstairs deck was brand new last year, and the bottom deck was recently freshly painted. Additionally, the roof was new in June 2024, the gas water heater for the left side of the home was installed in February, and the HVAC units were replaced within the last 4 years.
Escape to your own private haven on 24 scenic acres with this charming one-level , one owner, custom built home designed for comfort, convenience, and endless possibilities. Tucked away from the hustle and bustle, but close to downtown Ringgold and shops, this property offers the perfect blend of privacy, functionality, and potential. Step inside to find spacious single-level living with an abundance of storage throughout. 4 bedrooms on one level, split design, that provides convenience and privacy. Need more space? There is 1544 sq feet of non finished space upstairs with room for a bonus room and additional bedrooms. Bathroom is plumbed in. Cozy front and back porches invite you to relax and soak in the beauty of the surrounding landscape—ideal for morning coffee or unwinding at sunset. Outside, a versatile pole barn provides ample space for equipment, hobbies, or additional storage. Large concrete area provides space for multiple cars and oversized two car attached garage. Whether you're looking for a peaceful homestead, a mini farm, or a property with investment potential, the acreage offers the option to subdivide, making this a smart buy for today and a wise investment for the future. Don't miss this rare opportunity to own a slice of country paradise with room to live, work, and grow—just waiting for your personal touch.
Courtesy: Toles, Temple & Wright, Inc.
Earl Robinson
7063468012
Spacious 4-sided brick, split-ranch style home on 12.4 acres of beautiful, cleared pasture land with 600 feet frontage on Little Chickamauga Creek. 3 bedrooms, 2.5 tile baths, very large living/dining combination, separate den, separate breakfast room, and beautiful kitchen with wood cabinets, stainless appliances and solid surface countertops. Main living area has hardwood floors, with carpet in den and bedrooms. Outdoor living consists of a large deck, and a huge covered porch for entertaining, both overlooking the private rear acreage and creek. There is, also, a good barn for tractor and equipment storage, and a double enclosed garage.
Courtesy: Re/Max Real Estate Center
Martha Alexander
4235932500
This beautiful 3 bedroom, 2 1/2 bath house is ready for you to make it your home! The new flooring throughout helps with easy cleaning and is neutral to coordinate with your favorite color palette. The kitchen offers freshly painted white cabinets and new granite counter tops. The ample windows allow sunshine to stream in and bathe the large living room, dining room and kitchen with natural light. The back deck is just waiting for you to step and enjoy al fresco dining during those summer cookouts! This lovely house will be a welcome place to retreat to after a day out! The spacious bedrooms offer a quiet space to make your very own and shut the outside noise of the day out! Schedule your private showing today!
Andrea D. Conner, License 344441, Xome Inc., License 262361, AndreaD.Conner@xome.com, 844-400-XOME (9663), 751 Highway 121 Bypass, Suite 100, Lewisville, Texas 75067
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Ringgold is located in Georgia. Ringgold, Georgia 30736has a population of 3,410. Ringgold 30736 is more family-centric than the surrounding county with 32.5% of the households containing married families with children. The county average for households married with children is 29.91%.
The median household income in Ringgold, Georgia 30736 is $53,218. The median household income for the surrounding county is $62,669 compared to the national median of $69,021. The median age of people living in Ringgold 30736 is 41.3 years.
The average high temperature in July is 89.1 degrees, with an average low temperature in January of 28.9 degrees. The average rainfall is approximately 48.5 inches per year, with 1.2 inches of snow per year.
