Discover the perfect blend of comfort and convenience in this charming 1-bedroom, 1.5-bath condo in the heart of Brentwood. The home offers a thoughtful layout with a spacious living area, cozy fireplace, and a well-appointed kitchen ideal for cooking and entertaining. Step outside to your own private fenced courtyard with a deck, perfect for morning coffee, relaxing evenings, or a container garden. The primary suite upstairs features a full bath, while the convenient half bath downstairs makes hosting easy. A laundry closet, accessed just out back, adds practicality to daily living. Located in one of Austin’s most desirable neighborhoods, this home puts you right on the rapid bus line to UT and downtown, making commuting a breeze. You’ll also enjoy being close to neighborhood restaurants, coffee shops, and everything central Austin has to offer.
LOCATION, LOCATION, LOCATION! This prime Brentwood lot offers an exceptional opportunity for builders and developers to create a custom masterpiece in the heart of 78756. Surrounded by high-end luxury new construction, the property provides an incredible canvas in one of Austin’s most sought-after pockets. While the value is primarily in the land, the existing 2 bed, 1 bath structure is functional. With easy walking distance to a variety of popular local eateries, cafes, jobs, and shops along a vibrant corridor, this neighborhood is unbeatable. With a nearby park and other local favorites just blocks away, this property offers the ultimate Central Austin experience.
Tucked away on a quiet cul-de-sac in the heart of Brentwood, this charming 1951 bungalow sits on a rare .151 acre corner lot and offers the perfect blend of classic character and thoughtful modern updates. Inside, beautifully refinished hardwood floors anchor the home, which features 2 bedrooms, 1 bathroom, a comfortable living room, and a designated dining area filled with natural light. Recent improvements include updated electrical, plumbing, drywall, HVAC, and roof, providing peace of mind while preserving the home’s original charm. The layout is efficient and inviting, making it ideal for everyday living or future customization. Enjoy an unbeatable Central Austin location - walking distance to McCallum High School, Sunshine Community Garden, and Brentwood Park. Hop on your bike for a quick 5-minute ride to The Triangle, Merit Coffee Co., Upper Crust Bakery, and Central Market. Quietly nestled yet centrally located, this home offers the best of neighborhood living with effortless access to everything that makes Austin special.
Nestled on a generous .28-acre lot in the heart of Rosedale, this charming 1950s single-story home offers a rare combination of character, flexibility, and serene natural surroundings. The main residence features three bedrooms and two bathrooms with comfortable living and dining spaces, while about 800 sqft private fourth bedroom suite with its own entrance, full bath, kitchen and living area provides the perfect setup for guests, a home office, studio, or income-producing opportunity. Enjoy the privacy of a creekside backdrop, mature trees, and the convenience of one of Central Austin’s most sought-after neighborhoods, just minutes from parks, dining, and major corridors.
A rare and beautifully curated home in the heart of Rosedale, thoughtfully designed and owned by an interior designer. Set on a corner lot, this inviting residence showcases timeless cedar shake siding, an arched front entry, and lush landscaping that creates a private, welcoming retreat. The main home offers four bedrooms and four full baths, plus a newly finished 1-bed/1-bath ADU above the detached two-car garage, ideal for guests, a home office, gym, or studio. Inside, the formal living room stuns with a steeply pitched vaulted ceiling, wood-framed picture window, and wood-burning fireplace, filling the space with natural light. Curated built-ins throughout add both character and functionality. Warm finishes and a seamless layout connect the living and dining areas to the designer kitchen featuring Taj Mahal countertops and a cozy family room, perfect for everyday living and entertaining. The main-level primary suite is a serene retreat with morning light, a charming reading nook, and private doors opening to a peaceful courtyard. An additional bedroom and newly remodeled full bath with refined refinishes, such as venetian plaster and a custom marble sink, complete the main level. Upstairs are two more bedrooms and two full baths, including a spacious suite with dual vanities, soaking tub, oversized walk-in closet, and a second reading nook. Extensively remodeled in 2022 with a new roof, HVAC, and water heater. Surrounded by mature trees and privacy fencing, yet just a short walk to Ramsey Park, Upper Crust Bakery, Citizens Cafe, Pinthouse Pizza and neighborhood favorites, offering true Central Austin walkability.
2117 Shoalmont Drive Austin, TX Live-Work Residence. A Rare Shoalmont Find. Discover an exceptional opportunity to own a turnkey Limited Office (LO) zoned property in one of Central Austin’s most walkable and connected neighborhoods. Perfect for a “live-work” setup, creative office, or boutique professional practice, this updated mid-century cottage blends timeless Austin charm with modern capability—and comes fully furnished, ready for immediate occupancy. Just steps from Burnet Road’s acclaimed restaurants, coffee shops, and local favorites, and only minutes to Downtown Austin, UT, and The Domain, this address offers unmatched accessibility with neighborhood character and calm. Inside, you’ll find approximately 1,145 sq. ft. of flexible space designed for productivity and comfort: Two private offices (or bedrooms) Conference or staff room Large open work/lounge area Kitchenette with quartz counters and open shelving Two full bathrooms Storage and utility area The layout easily adapts for either professional or residential use, featuring original hardwood and concrete flooring, abundant natural light, and upgraded connectivity including Cat7 ethernet and fiber (AT&T and Google). Step outside to a fully fenced backyard with a light-strung pergola and covered lounge—ideal for meetings, breaks, or entertaining. The covered carport and generous street parking enhance day-to-day ease. Recent improvements include a standing seam metal roof (2006), window replacement (2005), and new HVAC compressor (2022). Whether you’re seeking a furnished office, a live-work hub, or a distinctive Austin retreat, 2117 Shoalmont Drive delivers versatility, design, and location in one turnkey package. Location Description Centrally located just steps from Burnet Road’s restaurants, coffee shops, and local favorites—and within minutes to Downtown, UT, and The Domain—this property offers unbeatable access while maintaining neighborhood tranquility.
Welcome to 2122 Hancock Unit 105 at Kenray Condominiums! HOA covers water/gas/trash! The two bedroom-one bathroom in the heart of central Austin is move-in ready! Features include updated wood-like flooring, a spacious primary bedroom, remodeled kitchen, refrigerator, and two reserved parking spaces. The unit is conveniently located along the first floor with a private corridor leading to the. unit. The layout features a spacious family room, two bedrooms, a full bathroom, and a second, private bathroom cabinetry/sink set-up. The location is incredible with unbeatable access to mopac, steps away from the Burnet Road corridor, close proximity to the University of Texas, downtown, and the domain! A must see!
Free standing townhome style condo in small complex at unbeatable price. Located in heart of Burnet Rd/Rosedale activity. Wood vinyl flooring, carpet and paint. Attached 2 car garage with additional parking along street. 3rd floor perfect for 3rd bedroom, home office or game room. Built in 2016 with clean lines, kitchen open to living/dining. Primary bedroom on second floor with en-suite bath. Primary bath has double vanities and wet area encompassing shower and tub. Secondary bedroom on second floor with full bath. Second living and walk in laundry also on second floor. Washer, dryer, refrigerator included.
Dubbed "Ginger" by project architect North Arrow Studio with build and interior finishes by Cary Paul Studios, Ginger is a terra-cotta encased mid century modern inspired home which showcases a dynamic interplay of form and function, with exterior walls extending gracefully beyond the roofline. The terracotta brick and breeze block walls grace both the front and rear facades, seamlessly extending indoors to create feature walls in the main bedroom suite as well as the home foyer. Discover the perfect blend of convenience and charm in this prime Allandale property, just a short walk from local favorites like Voodoo Donuts, Little Longhorn Saloon, Eastside Pies, The Peached Tortilla, Little Woodrows, and Fonda San Miguel. Enjoy stroll-friendly streets, access to top-rated schools, and easy proximity to the vibrant Burnet Road. The main home features 4 bedrooms and 3.5 baths, while a detached 2-car garage includes a guest cabana with a flexible space suitable for a bedroom or office, complete with a full bathroom. The two structures are connected via a fully landscaped yard with xeriscape and drought proof turf with a spacious modern pool accented by a huge brick feature wall and a hidden outdoor shower. The spacious kitchen is a culinary enthusiast's dream, featuring a large oak island accented with clay imports tile on the backsplash. Top-of-the-line appliances include a panel-ready fridge and dishwasher, with a cooktop cleverly integrated into the island, complemented by a minimalist ceiling-mounted vent. A delightful powder bath showcases custom cement tile, adding a touch of fun and character. Boutique custom cabinetry and tile can be found throughout. The primary bedroom boasts an en suite bath with a luxurious Japanese soaking tub, a spacious walk-in shower, and a double floating vanity. Large steel accordian door units throughout the home bring in a flood of natural light and accentuate the indoor outdoor living.
Tucked into the heart of Rosedale, this brand-new Mediterranean-inspired home is the latest offering from Texas PieDevelopment, a local boutique design-build firm dedicated to creating high-quality properties throughout Austin. This elegant home features arched windows, upscale finishes, luxury appliances, and extensive landscaping. The main level features a beautiful living room centered around a fireplace, creating an inviting space for gatherings. Glass doors open to the covered back porch overlooking the beautifully landscaped backyard. Just a few steps down, the primary suite features a serene, spa-inspired bath with heated floors and a luxurious oversized shower. Upstairs and downstairs laundry rooms, each equipped with high-end appliances, offer everyday convenience. Upstairs, two large bedrooms each enjoy their own en-suite bath, offering comfort and privacy for family and guests. A second living room, connected to an office, creates a beautiful space for family relaxation. An EV-ready garage, premium materials throughout, and a location in one of Austin’s most beloved centralneighborhoods make this exceptional home a property that you shouldn’t miss.
Incredible opportunity to own one of the best designed and built homes in Brentwood. New boutique 6 unit complex of similar homes (various floor plans/sizes). If you value well thought out design, custom quality, and attention to detail - you will enjoy seeing this property. New construction - SUPER efficient and flowing open floor plan that lives much larger than the listed square footage number. No wasted space, all has been very thoughtfully designed and planned out for ultimate combination of usability and flow. All the essentials and bonuses are included. High level of finish out and attention to detail that stresses "would the builder actually live in the home as his own?". See floor plan in attachments and images. Also please review the Features and Upgrades list in attachments and pictures as well - TONS of upgrades not usually seen on non custom homes. Spray foam insulation, fully insulated garage and door, whisper quiet garage opener with Wi-Fi control/camera, multi zone HVAC system with Nest thermostats, Nest Hello doorbell video camera, Yale smart deadbolt, Rachio smart yard sprinkler system controller, extra insulation between floors and bathrooms for sound, upscale landscaping features (lots of custom thick metal work), full gutters, Electric Vehicle charging, plus a LOT more. See list for all details. Everything has been well thought out, designed, and executed at a high level of craftsmanship, rivaling custom homes. You will truly love living in this house - ALL past buyers/clients relay that notion.
For investors and remodelers who have been waiting for the right central Austin project, 5610 Joe Sayers feels like the kind of place you circle on the map and don’t forget. The house itself is simple and honest: a 2 bed, 1 bath bungalow with original hardwoods, pier-and-beam foundation, wood windows, and sunlight pouring in from three sides. At 913 square feet it’s an easy footprint to rework, open up, or build onto, and the deep backyard gives you room to think bigger—ADU, addition, studio, or a thoughtful outdoor living setup framed by mature trees. What really makes this one stand out is everything around it. Joe Sayers is a quiet, tree-lined street with a mix of classic bungalows, tasteful remodels, and new construction all signaling ongoing reinvestment in the neighborhood. Teckla B. Harms Park sits just across the street, adding green space and a bit of everyday charm right out the front door. Head a few blocks in any direction and you land on Burnet Rd favorites, local coffee, neighborhood restaurants, and an H-E-B run that doesn’t require getting on the highway. From here, the rest of the city is straightforward: quick access to MoPac, 290, 183, and I-35 puts downtown, the Domain, UT, and major job centers all within a short drive. That central connectivity is the kind of thing tenants, future buyers, and long-term holds tend to value year after year, especially as this pocket continues to fill in with higher-end product. The home is ready for a full cosmetic overhaul and is being sold as-is, giving the next owner freedom to decide how far to take the improvements. Clean it up and lease it, take it down to the studs and modernize, or work toward a larger plan over time. If you’ve been looking for a project with strong bones, a generous lot, and an address that supports the work you put into it, Joe Sayers is worth a serious look.
Tucked beneath a canopy of mature trees in the heart of Shoalmont, this warm and inviting home blends timeless Austin charm with thoughtful modern updates. Step inside to find original hardwood floors, abundant natural light, and an easy, open flow that makes the home feel both cozy and connected. The updated kitchen features a spacious island and gas range, perfect for morning coffee, weeknight dinners, or hosting friends, while the living area offers a bright, comfortable space to relax. A stylish modern bathroom adds the perfect touch of character, and recent 2025 upgrades, including a new tankless water heater, HVAC, and metal roof, provide lasting comfort and peace of mind. Step outside into your own private oasis, where a shaded backyard and spacious deck create the ideal setting for outdoor dining, quiet evenings under the lights, or lazy Sunday afternoons surrounded by nature. All of this just a short stroll from Austin favorites like Amy’s Ice Cream, Lucy’s Fried Chicken, H-E-B, and Phil’s Icehouse, and zoned for highly rated Gullett Elementary, this home is the perfect blend of location, comfort, and that classic Austin lifestyle. Be sure to check out the video tour to experience all this home has to offer.
This 1951 Brentwood vintage Austin home has been revamped and brought back to life. This sturdy, bricked home sits on almost a quarter acre with a 2 car garage, long shared driveway to the back and fenced back lot. The large trees keep this house and lot shaded most of the day. Inside, the fresh paint, new flooring, mid century modern fixtures and everything in-between gives this quaint home an opening into the 21st century. The wifi capable lights and locks allows you to set timers, lock and unlock from anywhere in the world. The concrete shower and throw back tile make this a wonderful home, rental, STR, you name it. There is an opportunity to build in the back half of the lot and make this current home an ADU. Possibilities are endless. Seller willing to let buyer choose if they want to keep the old vintage crank windows or get new, modernized windows. Also, buyer can choose the type of AC/Heat they prefer.
Prime TEARDOWN opportunity — the value is in the land. Ideal for investors or builders looking to create something NEW in a desirable Austin zip code. Situated in a prime central Austin location, this property offers a rare opportunity just minutes from downtown, the University of Texas, and with quick access to both I-35 and Mopac. Whether you’re a builder, investor, or visionary homeowner, this is your chance to create something truly special in one of Austin’s most desirable areas. With plenty of opportunity and unbeatable location, this property is full of potential to reimagine, rebuild, or create your dream.
**Owner Finance Offered** Welcome to 5001 Shoal Creek Boulevard, a stunning contemporary home in Austin, TX, showcasing a masterful blend of modern design and luxurious amenities. This property offers an inviting open floor plan, with the kitchen and dining areas featuring soaring vaulted ceilings over 15 feet high, perfect for the discerning homeowner who enjoys both elegance, practicality, and entertaining for the Friends and Family. Step into the heart of this 4-bedroom, 3.5-bathroom residence, where custom crafted cabinetry with sleek quartz countertops and white oak hardwood flooring set the stage for refined living. High-end appliances, a linear gas fireplace, and casement windows add to the contemporary charm. With two extra flex spaces, this home lives like a 6 bedroom. The home's energy-efficient features include a durable Galvalume roof, spray-foam insulation, BIBS interior wall insulation, a Rinnai tankless water heater, and two Carrier zoned AC units with 15.5 seer ratings, ensuring comfort year-round. The gourmet chef's kitchen is a culinary paradise, boasting a commercial-grade stove, wine refrigerator, a wall-mounted pot filler, wine refrigerator and a generous island to bring all your guests closer to the center of the action. Outside, enjoy a private side yard ideal for relaxing, meditating or entertaining. Off the Primary bedroom and kitchen enjoy covered patios for those relaxing Autumn evenings we love so much in Austin. Additional highlights include recessed lighting, hardwood floors, a soaking tub, and a walk-in shower in the primary suite. The detached two-car garage and ample storage throughout complement the home's thoughtful design. Located near North Central Austin's favorite spots, this residence is more than a home; it's a lifestyle. Don't miss your chance to experience modern luxury at its finest.
**MOTIVATED SELLER - BRING OFFERS!** New water heater & freshly serviced HVAC with new control board + UV cleaner added to system. Welcome to 5807 Woodview Ave, an Allandale showpiece where thoughtful design meets everyday comfort. This top-to-bottom renovation honors the character of the original home- gleaming refinished hardwoods, a welcoming front porch, and a practical single-story layout- while elevating it with today’s most desirable upgrades. Set on over a quarter acre in the heart of Allandale, this home blends the best of peaceful, walkable neighborhood living with unmatched convenience: a 5-minute stroll to HEB and Lamar Middle, nearby access to Shoal Creek Trail, and just 15 minutes from downtown Austin. Step inside and let natural light guide you through the open-concept living and dining areas, anchored by an electric fireplace framed with custom built-ins. The kitchen is a statement in modern design: sleek quartz countertops, all-new cabinetry, and designer tile selections that will have guests saying “wow.” The curved breakfast nook wall is an architectural surprise that sparks curiosity, while the primary suite is pure retreat. A spa-worthy en-suite boasts a massive curved emerald-tiled walk-in shower with brushed gold fixtures, bench, and niche, plus dual chevron-pattern vanities- all in a large space rarely found in Austin’s older neighborhoods. Two additional bedrooms share a beautifully refreshed hall bath featuring a floating vanity and calming natural tones, perfect for family or guests. Head outside to the covered patio, where impressive beams frame views of the spacious backyard. Mature trees, a storage shed, and plenty of open green space invite barbecues, birthday parties, or simply sipping coffee as the sun rises. 5807 Woodview Ave isn’t just a house- it’s a lifestyle. A renovated classic in one of Austin’s most beloved neighborhoods, ready for its next chapter.
Experience modern living at its finest in this stunning new construction home located just steps from McCallum High School. Thoughtfully designed with a highly flexible floorplan, this home offers style, comfort, and versatility for today's lifestyle. The primary suite is a true retreat, complete with a private balcony perfect for morning coffee or evening relaxation. Inside, you'll find, not one, but two incredible flex spaces- a second floor bonus room ideal for a home office, media lounge, or playroom. The third floor flex space features a massive storage closet, making it easy to keep your home organized without sacrificing living space. Private parking is tucked behind the home, ensuring convenience and security. Every detail has been carefully crafted to blend luxury finishes with functional design, giving you the perfect backdrop for entertaining, relaxing, and everything in between.
Ask the listing agent about the first-time home buyer down payment assistance grant (up to $32,000) that you may qualify for with this property. This is a free-standing condo, one of the few in this Allendale community. It is also handicap accessible. The HOA fee covers the water bill. The appliances are 4 years old: the HVAC & water heater are 4 years old. The washer and dryer are inside the unit. It is only 3.5 miles from UT ** Information provided is deemed reliable but is not guaranteed and should be independently verified. Buyer or Buyer's Agent to verify measurements, schools, & tax, etc. The title was opened with TNT Kim McCarthy**
Charming 1950 Home on Prime Corner Lot Offered for the first time by its original owner, this 1950-built home presents a rare opportunity in one of Austin’s most desirable locations just off Burnet Road. The house sits on a spacious corner lot within a quiet double cul-de-sac, surrounded by other thoughtfully updated properties. The home itself offers two distinct possibilities: preserve its mid-century charm with a complete remodel down to the studs, or take advantage of the lot’s potential as a premium site for new construction. The location is unbeatable—steps away from Burnet Road’s vibrant dining and shopping scene, and just minutes from major thoroughfares, excellent schools, and beloved Austin hotspots. While the seller hopes the home’s history and character might be carried forward, they understand it may also serve as the foundation for something entirely new. Whether you’re a builder, investor, or visionary homeowner, this property is an exceptional chance to create something special in central Austin.Here's a handy lineup of great things to do close to 1310 Harriet Court in Austin’s 78756 (Brentwood Neighborhood)—all within walking distance or a very quick drive: Parks & Outdoor Spaces Brentwood Neighborhood Park – A local favorite, this park includes a playscape, sports fields, a covered pavilion, walking paths, and even a neighborhood pool—perfect for families and casual strolls. Brentwood Park – Spanning about 9 acres, it offers tennis courts, soccer fields, baseball diamonds, and a playground. A great spot for casual sports or leisurely outdoor time Wall of Welcome – A striking 120-foot mosaic mural that stands out as a neighborhood landmark and makes for a fun, quick cultural stroll.
**Self-tour this Home DAILY 9:00am-6:00pm** Step into modern sophistication with this newly built 2023 residence, perfectly situated just minutes from the energy of downtown Austin. Designed with clean lines, airy interiors, and flexible spaces, the home pairs architectural elegance with everyday function. Inside, expansive windows and tall ceilings create a light-filled atmosphere. The kitchen serves as the heart of the home, featuring high-end appliances, custom cabinetry, and a sleek island that doubles as a gathering spot. The main level also offers a private owner’s suite for relaxation, plus an additional bedroom with its own bath for guests or extended family. The upper floors provide room to grow and adapt. A loft-style living area connects two secondary bedrooms, while a top-level bonus room is ready to transform into a media retreat, studio, or home office—whatever your lifestyle demands. Outdoors, a private fenced yard with two patios invites both entertaining and quiet retreat. Nestled on a peaceful street yet close to local dining, shopping, parks, and commuter routes, this home delivers the best of both worlds: a modern design aesthetic and a prime Austin address.
Bright, updated 3-bed, 2-bath bungalow on a spacious corner lot in walkable Rosedale—just steps from Burnet Road’s best shops and restaurants. Modern finishes, open layout, and a welcoming covered porch make this home a rare and irresistible find.
Sophisticated home in the heart of central Austin featuring an open-concept and designer finishes throughout. Just minutes from Austin’s best dining, this home combines contemporary style with everyday comfort! Energy efficient kitchen appliances fill the gourmet kitchen, while offering breathtaking views of the lush backyard framed by oversized picture windows. A built-in bar with glass cabinetry and a wine fridge makes this the perfect dining space for entertaining. Multiple work from home options with a downstairs front office in addition to the built in desk feature just off the main living area. The upstairs primary retreat is a tranquil haven with direct access to the marbled spa-inspired bath featuring a walk-in closet, soaking tub, and conveniently attached utility room. Enjoy an outside private oasis with sparkling pool and spa combo — perfect for summer days and fall evenings!
Prime opportunity to own in the heart of Austin’s vibrant Burnet Rd restaurant, bar, and shopping district! From your doorstep, it’s just a short quarter-mile walk to H-E-B, The Peached Tortilla, East Side Pies, Toy Joy, Phil’s Ice House, Little Woodrow’s, Little Longhorn Saloon, Monkey Nest Coffee, and countless other Austin favorites. Zoned SF-2, this property offers outstanding potential - whether you’re considering renovation, redevelopment, or adding a second structure (buyer to verify). Its central location puts you less than 5 miles from Downtown, The Domain, UT, the North Austin Tech Corridor, and Lady Bird Lake -making it a perfect hub for enjoying Austin’s top attractions and employers.
ANOTHER 10k REDUCTION -- It's like "limbo land" out here in the heart of Rosedale in central Austin, 4501 Sinclair offers a rare combination of classic curb appeal, thoughtful updates, and being situated in one of the only truly walkable pockets of Austin. Original hardwoods and a gracious, light-filled layout reflect the kind of thoughtful design that never goes out of style. Thick concrete walls make for a quiet home in a vibrant city. Vintage touches like original doors and hardware and a hallway telephone nook speak to an earlier time, while updated appliances and Google Fiber keep things modern. Lots of listings say just minutes from, but living at 4501 Sinclair means less than ten minutes' walk to tacos, coffee, groceries, bakery treats, food from all over the world, the library, even a veterinarian and more. You also have Central Market, the Shoal Creek Bike Trail, and Ramsey Park and pool a few blocks away. Locals favorite Upper Crust bakery is approximately 200 steps away, but who's counting? This home also offers quick access to medical centers, downtown, public transit and MoPac. Zoned to highly rated Highland Park Elementary, Lamar, and McCallum, this is a prime opportunity in one of Austin's most beloved neighborhoods. 4501 Sinclair is move-in ready, easy to maintain, and ideally located - designed to make daily life simple, comfortable, and connected. **This home was listed briefly over the summer (never under contract), then removed to get the school year started. Sellers are now back in action and ready to go! Welcome home!

Austin is located in Texas. Austin, Texas 78756has a population of 944,658. Austin 78756 is less family-centric than the surrounding county with 35.04% of the households containing married families with children. The county average for households married with children is 36.42%.
The median household income in Austin, Texas 78756 is $78,965. The median household income for the surrounding county is $85,043 compared to the national median of $69,021. The median age of people living in Austin 78756 is 33.9 years.
The average high temperature in July is 95 degrees, with an average low temperature in January of 38.2 degrees. The average rainfall is approximately 34.9 inches per year, with 0.3 inches of snow per year.