Courtesy: Lpt Realty Llc
877-366-2213
Private 10-acre retreat just outside the city limits offering the perfect blend of peaceful country living and modern convenience. This property also offers potential to qualify for Ag-exemption which can significantly reduce the property taxes. This well-designed property features a main home with 3 bedrooms, 2 full bathrooms, a dedicated office, and flex room. The open-concept kitchen includes a large island, natural stone countertops, ample storage, and flows seamlessly into the living and dining areas. The private primary suite is situated in its own wing and offers a spa-like ensuite bath, large walk-in shower, a water closet, and spacious walk-in closet and dedicated hot water heater. Enjoy serene views and a peaceful stocked pond, ideal for relaxing and entertaining. Property improvements include 3 fiber internet lines, a nearly 1,000 sq ft shop which is wired with 2 50-amp outlets, a dedicated plug for RV and a cedar-lined insulated closet. Attached to the shop is a 600 sq ft fully finished ADU 1 bed 1 bath with a full kitchen, laundry & living room, providing options for multi-generational living, flexible guest or rental use. All surfaces in the main house and ADU offer Dolomite natural stone, which are both durable and aesthetically appealing. An additional building pad is in place, with a septic tank line, water and electric lines already extended to the pad area, offering future expansion opportunities. The main house sits over 1000’ off the main road with a tree-lined entrance offering privacy. This property is ideal for buyers seeking acreage, privacy, remote work capability with room to grow and offers a rare opportunity to own useable land with existing infrastructure and modern amenities. Home is 45 mins to Dallas and 25 mins to Rockwall and Terrell.
Courtesy: Keller Williams Rockwall
972-772-7000
Ready Now! Completely Remodeled Mobile like new...new electrical, new plumbing, new roof, new flooring etc...feels like new. Situated on over 2 acres fully fenced and gated (manual) with large front porch. This home offers a spacious oversized living room with an open concept over looking the island kitchen. The primary is large with double vanities and a garden tub and separate shower and a huge walk in closet. You'll have a hard time finding a more livable nicer home on 2+ acres. Easy commute on Hwy 276 and Hwy 36. Ez to show.
Courtesy: CENTURY 21 Upchurch Real Estat
903-356-3116
Welcome to your 2020-built sanctuary! This immaculate stucco with some stone accents perfectly blends modern elegance with functional design, situated on a serene 1.3 wooded acres in Quinlan ISD but just down the road from Boles. Step inside to find a grand foyer with a seamless flow of stunning tile flooring that carries you through an expansive living area anchored by a stone electric fireplace. The chef-inspired kitchen area boast granite countertops, tons of cabinets, huge kitchen island, all the appliances wanted making this the ultimate home for hosting. Nice formal dining with views to the front yard and concrete circle drive with a fountain. Study or office up front and the rare dual primary suite layout is a game-changer for blended families or multi-generational living, featuring custom walk-in closets and floor-to-ceiling tiled showers. The Outdoor Oasis: Love to entertain? The covered side porch features a custom-built outdoor kitchen with wood burning stove, perfect for the cozy winter days. Plus, an additional side covered sitting area! The property also includes a covered front porch, a storage building, and dedicated RV parking with an electric pole. All of this, just minutes from Lake Tawakoni!
Courtesy: Keller Williams Rockwall
972-772-7000
Welcome to 301 N Elm Street- an inviting, well-maintained brick home sitting proudly on a spacious corner lot in the heart of Quinlan. Built in 1998 and offering over a third of an acre, this single-story home delivers space, functionality, and flexibility that today’s buyers are looking for. Inside, you’ll find 1,780 square feet with 3 bedrooms, 2 full baths, and a convenient half bath. Tall ceilings, crown molding, and an open living and dining area filled with natural light create a warm and welcoming atmosphere, while a gas fireplace adds both comfort and character. The super functional layout places the primary suite on one side of the home for added privacy from the secondary bedrooms, making it easy for everyone to spread out. Storage is not lacking thanks to the abundance of closets and cabinets throughout. Additional highlights include a dual-entry garage, a new AC system, and a new roof- both replaced within the last two years- providing peace of mind for years to come. A standout feature is the approximately 300-square-foot shop, securely placed in the gated backyard, offering a rare opportunity for hobbies, storage, or projects. Step outside and enjoy the benefits of a .36-acre lot with plenty of room for outdoor entertaining, gardening, or simply enjoying your own space. The open porch and covered patio provide perfect spots to relax, whether starting the day or winding down in the evening. For added peace of mind, the seller is offering a transferable home warranty. Call to book your private showing today!
Courtesy: Competitive Edge Realty LLC
972-231-4663
SPECIAL INCENTIVE: GET A $2,000 CREDIT TOWARDS CLOSING COSTS OR AN INTEREST RATE BUY-DOWN! Updated 3-Bed in Peaceful Quinlan! Enjoy new energy-efficient windows, luxury vinyl flooring, quartz countertops, modern lighting, and brand-new appliances. Detached garage plus a huge shaded backyard—perfect for relaxing or outdoor fun. Move-in ready and close to local amenities—come see it to believe it!
Courtesy: AT Home Texas Real Estate
903-454-2824
Opportunity awaits. This spacious home offers over 2,600 square feet with five bedrooms, four bathrooms, and sits on half an acre surrounded by mature trees. The flexible floorplan includes an in-law suite layout, ideal for extended household needs or creative use of space. A large detached metal workshop and oversized balcony add to the property's potential. This is a unique chance for someone ready to invest time and resources into transforming a property that has seen better days. The home is being sold as-is, and visitors should take appropriate care when viewing. Please come prepared with vision and caution as you walk the space. Located in Quinlan ISD and within reach of nearby conveniences, this property could be the start of something special for the right buyer.
Courtesy: Exit Realty Pinnacle Group
903-356-4700
Welcome to paradise on Lake Tawakoni! This one of a kind gated waterfront estate is ideally located just outside city limits, meaning no city taxes and tucked away at the end of a quiet cul-de-sac. The property offers exceptional space and privacy with 0.34 acres owned plus approximately 2 additional acres leased from the Sabine River Authority, creating an expansive setting perfect for entertaining and relaxation. The main residence features hardwood floors, a spacious living area with a stunning fireplace, and expansive windows that showcase breathtaking lake views. The home includes two primary bedrooms with ensuite bathrooms, plus a third bedroom with convenient access to a full bath just steps away. A separate three car garage includes a fully equipped guest suite above, complete with a kitchen and full bathroom. Ideal for guests or additional rental income. An additional one car garage located by the home , great for storing your kayaks, fishing gear and lawn equipment. Outdoor living is unmatched with a deck that was rebuilt last year, featuring a built-in grill, hot tub, screened-in sunroom and fire pit in the patio , all designed to capture endless lake views. The impressive metal dock offers two boat slips, two jet ski slips, and swim ladders, making lake life effortless and enjoyable. Home is fully furnished and move in ready, offering a seamless transition for buyers interested in continuing the short term rental operation. Buyer and buyers agent to verify all information, including schools, utilities, measurements and restrictions.
Courtesy: 1st Choice Realty
903-356-4600
Just walk in, unpack and make this lake house your own! This is a completely remodeled home with quality workmanship that makes the home feel like new! Invite your friends and family over to relax and grill out on the new spacious deck. Grab your favorite beverage and enjoy the beautiful lake views! Recent updates include, fresh paint, new luxury plank flooring, HVAC, water heater, interior paneled doors and updated lighting throughout. The beautiful open kitchen features granite countertops, brand-new appliances, eat in area that's perfect for all your family meals. The living room has a nice cozy and decorative fireplace, adding warmth to the living space that opens to the kitchen area. The voluntary HOA provides access to a community park, boat launch, and pier to enjoy all the outdoor activities or fishing. This is very easy access to the lake. The public boat ramps are just minutes to launch your boat and enjoy the recreation and great fishing that beautiful lake Tawakoni is known for. Bring you picky buyers to this hom, it really is updated nicely.
Courtesy: Bradford Elite Real Estate LLC
Welcome to a truly special opportunity to own a peaceful slice of country heaven in the highly desired Caddo Mills ISD. This unfinished homestead offers incredible potential and a lifestyle rooted in space, privacy, and nature. A aesthetically pleasing gate welcomes you in, leading to a mud-proof gravel driveway with 120 yards of gravel, ensuring clean access year-round. All utilities are underground and capable of powering both the main home and the unfinished one bedroom in-law house, with water already run to both. Makes for future completion easy and flexible. A shop on the property adds even more value, ideal for hobbies, storage, or workspace needs. The land is clean, usable, and thoughtfully improved. Enjoy the stocked pond with four breeds of fish, cleared brush, fresh landscaping, and a firepit area-perfect for relaxing evenings outdoors. The property also features a vegetable garden, chicken coops, horse stables, and sod and gravel around the cabin area to prevent muddy messes. The main home was painted in 2021 and has seen light cosmetic updates, including new light fixtures, an open-concept layout adjustment, removal of old carpet, and polished concrete flooring. One AC system was installed in 2023 the other recently fully repaired. This property is full of charm, function, and opportunity. Ideal for anyone dreaming of country living, a homestead lifestyle, or a customizable retreat. Rarely does a property with this much land, infrastructure, and potential come available. Come see what makes this one so special.
Courtesy: Karen Collins
214-212-8941
If you are wanting a private retreat, look no further! No restrictions on a stunning 2.6 acre lot! Property has been semi cleared enough to still have a view of trees and pasture. Bring your animals! Full fence with a welded front gate entrance for privacy. The doublewide home has been maintained and ready for move- in! Inside you will find an expansive kitchen with woodwork and a rare pantry that is 8ft x 4ft! Wood burning fireplace and mantle in living, also has ceiling fans in every room. Another surprise this home has is its large walk in closets and generous bedrooms sizes with split bedroom floor plan. The primary has double sinks, separate shower and garden tub. Home has 3 exterior doors and staircases along with a sliding door out to the back covered porch for your morning cup of coffee. The laundry room is right off the kitchen, speaking of the kitchen, you will appreciate all the counter space and cabinetry throughout. New water heater, new aerobic septic with two year agreement and also brand new HVAC unit and ductwork. Includes stove, vent, microwave, washer and dryer. Come and take a look at this very nice property priced to sell!
Courtesy: 1st Choice Realty
903-356-4600
Cozy lake cabin just minutes away from beautiful Lake Tawakoni! This 2-1 was built in 2021 and sits on a fenced half acre lot just minutes from the city park, golf course and multiple boat launces. Oversized 800+ sq ft barn-garage is perfect for the car enthusiast. Additional RV and boat parking provided by attached carport. Separate metal building and carport provide additional storage. No HOA. Come see this budget friendly home today!
Courtesy: CENTURY 21 Upchurch Real Estat
903-356-3116
Welcome to this charming A-frame with 2 bedrooms, 2 baths, 2-car carport with built-in storage on 0.6+-acres! This immaculate house is nestled on a desirable corner lot near the lake. It offers a perfect blend of modern comfort and rustic flair. Recently updated with shiplap walls, laminate flooring, light fixtures, tiled shower, and floor with a claw-foot tub in the primary ensuite, and 3 recent mini split units. It features a spacious loft that provides an ideal space for relaxation or creative pursuits with a sitting nook or office. The inviting wood-burning fireplace serves as a cozy centerpiece for those chilly evenings, while the expansive back deck beckons you to enjoy the deer that walk freely. Enclosed sun porch off the primary bedroom with lots of windows to view nature. Perfect spot for a reading retreat. The property offers a bunk house that's perfect for the kids, alongside a small shed for extra storage. Whether you’re looking for a permanent residence or a weekend escape, this home offers a unique opportunity to embrace lakeside living with Lake Tawakoni boat ramps minutes away.
Courtesy: RE/MAX Four Corners
972-396-9100
Find your forever home here in the heart of East Texas on this stunning 15 Acre Ranchette! Situated in sought after LONE OAK ISD! A true country paradise with everything you could possibly desire in a place to raise your family, your animals, and your dreams! The property features a serene mix of pasture and trees, a picturesque bridge spanning a large private pond perfect for fishing, a meandering creek inviting tons of wildlife-a perfect area for hunting and recreation, a 20x30 shop with 12' overhang for RV parking, and a large livestock barn for your animals opening to two fenced pasture areas! Enjoy the weekends and quiet country evenings pool side for those hot Texas summers! Inside you will find a welcoming atmosphere of warmth and character in this beautifully designed rustic home rich with natural woodwork and blend of classic country aesthetics! Plenty of room for your family with a well-designed floorplan! Formal dining room could easily be used as an office! Truly a rare find! You won't want to miss this stunning property! Move to the country and enjoy the wide-open skies, gorgeous sunrises and sunsets, and East Texas Charm in every direction!
Courtesy: Colleen Frost Real Estate Serv
469-280-0008
Nestled perfectly on 1.3 acres in the gated and highly sought-after Union Valley Ranch, this stunning, full custom, craftsman-style modern farmhouse offers a rare blend of luxury, comfort, and storybook charm. Set among mature post oak and cedar trees, the property feels like a Hallmark scene come to life—peaceful, picturesque, and timeless. From the moment you arrive, the breathtaking entrance welcomes you with warmth and heart, instantly making this house feel like home. Inside, the thoughtfully designed 3-bedroom, 2.5-bath layout flows beautifully. The spacious living room is anchored by a gas-lit, wood-burning fireplace and enhanced by soaring vaulted ceilings with striking beams and immaculate finish trim touches—perfect for cozy winter evenings or relaxed gatherings. The kitchen is ideal for hosting, offering ample space to move freely while entertaining family & friends. Don't forget to take a peek at the XL pantry with ample storage space for more than just your grocery run. Retreat to the serene primary suite, where spa-like luxury awaits with a large walk-in shower featuring dual spigots, a rain head, and a modern freestanding soaking tub. Function meets style in the well-appointed laundry room, complete with abundant storage, folding space, and a dedicated dog wash for your four-legged family members. Step outside & discover true serenity—wildlife, mature trees, open skies, and a peaceful pond create a backdrop that’s both calming and inspiring. Union Valley Ranch is cherished not only for its beauty and privacy, but for its welcoming, close-knit atmosphere where neighbors truly know one another. Seasonal gatherings and traditions—such as Halloween festivities and a Spring Crawfish Boil—foster a genuine sense of community seldom found. This is more than a home—it’s a lifestyle & opportunities in this neighborhood are extremely rare. Be sure to schedule your private tour or visit our OPEN HOUSE Saturday, Jan 10th from 11am-1pm!
Courtesy: Coldwell Banker Apex, REALTORS
972-772-9300
Discover unparalleled lakeside living with this captivating 4-bedroom, 2.5-bathroom (recently updated) retreat nestled on the serene shores of Lake Tawakoni, this property offers expansive water views, thrilling recreational features, and an impressive blend of comfort and style. Step inside to an open-concept, living space where natural light pours in, highlighting the sophisticated updates throughout. The heart of the home is an updated kitchen that must be seen to be believed. Designed with the modern chef in mind, it boasts designer finishes, creating an ideal space for entertaining and family gatherings. The owner's suite is a sanctuary of tranquility, offering private access to a screened porch with breathtaking lake views. Complete with a huge walk-in closet and an updated primary bath featuring a separate shower, water closet, and dual sinks, this suite is a true retreat. The laundry room is HUGE and makes for great storage. Three generously-sized secondary bedrooms are thoughtfully split from the primary, providing privacy and space for all. Beyond the interiors, adventure awaits. The property is equipped with a zip line running from the house to the boat dock, where two boats and two jet skis can be accommodated. For the adventurous at heart, a ninja warrior course offers excitement and challenge. Enjoy mornings and evenings on the vast wrap-around front porch or the huge screened porch overlooking the lake—ideal for sipping coffee or hosting sunset dinners. Exterior amenities further enhance the allure of this unique property. A bunk room, complete with its own split unit and capable of sleeping six in three bunk beds, adds versatility for guests or active family members alike. This lakefront haven on Lake Tawakoni is a dream come true for those who love the water and outdoor adventure. Furniture is negotiable.
Courtesy: Orchard Brokerage
Home offers many updates including: new windows, new floors, new central HVAC and heating systems, new power panels, new appliances, new paint, new fixtures, new cabinets, new quartz countertops, new bathrooms. This move-in ready home is situated on a spacious 1.76-acre lot, offering a comfortable layout ideal for everyday living. The bright living room opens directly to a modern kitchen with ample counter space, flowing seamlessly into the dining area and main living space. The primary bedroom features an ensuite bath, while two additional bedrooms provide flexibility for guests, a home office, or hobby spaces. Outside, the property offers plenty of room to enjoy the outdoors with a large backyard and a storage shed for extra convenience. The expansive lot provides endless possibilities for gardening, play, or entertaining. Located in a welcoming community, residents enjoy easy access to nearby shopping, dining, and local parks.
Courtesy: CENTURY 21 Upchurch Real Estat
903-356-3116
Unique 1br-1ba cabin with 1 car garage on 3+ acres out in the country, not too far from town. Features a storage shed and a Covered lean-to for animals. Quinlan School District, close to the lake, no known restrictions, pole barn or covered lean-to, and more. Selling as-i,s where is. There are many old boats in the back acreage. Seller will not remove.
Courtesy: Exit Realty Pinnacle Group
903-356-4700
OPEN HOUSE SATURDAY JANUARY 31ST - 1PM-3PM!!! New Price! Discover country living outside the city limits on 1.694 acres—where modern comfort meets country living at its finest. The kitchen features a convenient breakfast bar—ideal for morning coffee or entertaining guests. The spacious living area includes a wood burning stove, perfect for colder weather, and the recently updated paintjob creates a fresh move-in ready feel. The primary suite is complete with his and her closets and a garden tub where you can unwind after a long day. This property truly has it all, including a cozy mother-in-law suite with dedicated carport parking —ideal for multi-generational living or rental income. The impressive 21x24 garage sits between the main home and the mother-in-law suite with interior access on each side. The garage has two separate rollup doors and provides ample space for vehicles, projects, or storage, tv in garage will convey. In addition to the large garage a 16X19 dedicated workshop with concrete foundation sits just behind the carport and features a window unit, a flat screen tv, 8' ceiling and a side room with shelving which adds an additional 8X19 storage area. Additional storage comes from a sturdy 6x8 shed on a concrete foundation located in fenced backyard. For those seeking a sustainable lifestyle, there’s even a chicken coop ready for your backyard flock. And when you want to enjoy the outdoors, your above ground swimming pool and spacious covered back patio are the perfect starting points, TV on back patio will convey. Don’t miss this rare opportunity to own a versatile property that offers space, comfort, and endless possibilities! All information deemed reliable, to be verified by buyer and buyer's agent. Property is being sold AS-IS. SELLER IS NOW OFFERING A $2,500 FLOORING ALLOWANCE. Check out newly uploaded pics of workshop!
Courtesy: Call It Closed Realty
817-706-6582
Motivated Seller so Bring your offers!!! and take advantage of this remodel sitting on 1.49 acres in Quinlan. This property gives you plenty of room to build a shop and a new home if you desire. The renovation is in the final stages and the home is just waiting for a few finishing touches to be 100% complete. This is being sold as is which gives you the perfect chance to handle the last few items exactly how you want them. Enjoy the privacy of a large country lot with a home that feels fresh and updated. Bring your ideas to wrap up this project.
Courtesy: Nicholson Premier Realty
972-885-7356
Exceptional custom home under construction on approximately 3 acres with shared pond access in the backyard, offering refined country living with modern convenience. Designed to finish at around 2,800 square feet, this home reflects quality craftsmanship and thoughtful detail throughout. The expansive living room features an electric fireplace and opens seamlessly into a stunning kitchen showcasing natural wood tones, generous workspace, and picture windows framing peaceful pond views—creating a light-filled space ideal for both entertaining and everyday living. The primary suite is a private retreat with tranquil water views and a luxury ensuite bath, uniquely appointed with a built-in gun safe. A secondary bedroom and full bathroom are also located downstairs, perfect for guests or flexible living arrangements. Upstairs offers two oversized bedrooms, a full bath, and a media room, providing ample space for relaxation or entertainment. The home will be wired and ready for a whole-house generator, adding both comfort and peace of mind. Enjoy cool Texas evenings from the cedar-covered back porch with a built-in wood-burning fireplace, perfectly positioned to take in the serene pond views—an ideal setting for entertaining or quiet moments outdoors. Located in a new upscale country development, this property combines privacy and accessibility with an easy commute to Dallas, Rockwall, or Greenville. The exterior will be completed with a crisp white finish, black trim, and cedar accents, delivering timeless, elevated curb appeal. A rare opportunity to own a luxury custom home with acreage, water views, and modern amenities—schedule your private showing today.
Courtesy: Regal, REALTORS
972-771-6970
ON. THE. WATER. FOR. UNDER. $350,000!!!! LAKEFRONT Gem on Lake Tawakoni!** Nestled on a quiet, secluded road with direct waterfrontage and a boathouse, this beautifully maintained brick home offers the perfect blend of comfort, privacy, and lake living. Featuring two primary bedrooms, three full baths, and a spacious living area, the layout is ideal for full-time living or weekend getaways. Step outside to a large backyard leading straight to the water, complete with a private boathouse, making lake days effortless. The home is move-in ready and has been well cared for, with a newer roof, newer HVAC system, and a lush, beautifully kept yard that reflects true pride of ownership. While already comfortable and inviting, a few updates could easily transform this property into the ultimate Lake Tawakoni dream retreat. Whether you’re seeking a peaceful primary residence, a second home, or an investment in lakefront living, this property delivers location, lifestyle, and long-term potential. Rare one-owner custom-built lakefront opportunity—don’t miss it. The construction of the primary build of this property features cinderblock walls on the interior making it sturdy and energy efficient! Would make an excellent STR since the community features a boat launch.The backroom could easily be converted to a bunk room with built-in beds and the third bath and large closet adjacent!
Courtesy: CENTURY 21 Upchurch Real Estat
903-356-3116
Charming home with fresh paint and flooring throughout. 2 Bedroom, 1 Bath, 1 Car Carport on a corner lot with a Lake View. Laminate flooring, window units and wood burning stove. Large covered front porch and short walking distance to enjoy Lake Tawakoni.
Courtesy: DHS Realty
Welcome to a prime real estate opportunity nestled near the shores of Lake Tawakoni. This modern house is a strategic investment or a retiree's dream, combining contemporary living with the allure of lakeside tranquility. Lakeside living is all the rage, and this property sits at the heart of it. Investors, capitalize on the high demand for vacation rentals or long-term tenants seeking the perfect lakeside retreat. This property offers a peaceful neighborhood, access to outdoor activities, and a manageable layout, ensuring a comfortable and enjoyable retirement.
Courtesy: Coldwell Banker Apex, REALTORS
972-772-9300
Welcome to your REMODELED 1 acre DREAM HOME on the edge of the highly desirable Poetry and Union Valley, TX area. This highly desirable three bedroom, two and a half bathroom, 1656 square-foot home on 1.06 acres offers the perfect blend of country living with easy access to city life. Located just 21 minutes from Rockwall, 19 minutes from Royse City, and 50 minutes from Downtown Dallas - this home offers the best of both worlds - a peaceful retreat with quick access to all the amenities of city life. As you drive down the long driveway surrounded by big beautiful trees, you'll be greeted by a wrap-around porch. Once inside the home, you'll enjoy custom millwork. Every inch of this home has been touched with tasteful touches, from the custom butcher block installed in the kitchen and master bathroom, new dishwasher, new stove, new hot water heater, new toilets, light fixtures, and sink. Fresh paint and new vinyl laminate flooring complete the look fit for country living. The HVAC has been serviced and septic pumped. Need more space - Step outside to find a small building that could be used as a shop or easily converted into a second living area for rental income or family. FHA eligible
Courtesy: Livv Real Estate, LLC
This great lot in Quinlan offers a strong opportunity for investors, builders, or anyone looking for a land value play with utilities already in place. The property includes a 3-bedroom, 2 bath double wide that needs a full renovation, giving you the flexibility to rehab it or remove it and start fresh depending on your goals. The lot itself is the key value here, offering over a quarter acre with mature trees, a two-car covered carport, and existing co-op water, electric, and septic. Having these utilities ready to go provides a major savings compared to unimproved land. The location offers easy access to Quinlan, local schools, Highway 276, and Lake Tawakoni, which makes this a smart option for rental investment, resale potential, or placement of a new manufactured home once improved. If you are looking for an affordable project with solid upside potential, this one is worth a look.
Quinlan is located in Texas. Quinlan, Texas has a population of 1,632. Quinlan is more family-centric than the surrounding county with 35.42% of the households containing married families with children. The county average for households married with children is 31.31%.
The median household income in Quinlan, Texas is $41,765. The median household income for the surrounding county is $61,053 compared to the national median of $69,021. The median age of people living in Quinlan is 37.2 years.
The average high temperature in July is 93.8 degrees, with an average low temperature in January of 33.1 degrees. The average rainfall is approximately 43.7 inches per year, with 0.9 inches of snow per year.
