Looking for something in Tuscola located in the Jim Ned School District? Look no further! Welcome home to this beautifully designed 3-bedroom, 2-bathroom residence featuring stylish luxury vinyl plank flooring throughout the main living areas. The spacious, open-concept layout is perfect for both everyday living and entertaining. The heart of the home is the expansive kitchen, complete with a large center island, ample cabinetry, and extra counter space that's ideal for a coffee bar or beverage station. Comes with a refrigerator, stove and dishwasher. The kitchen flows seamlessly into the inviting living room, where built-in entertainment cabinets provide both functionality and a custom touch. Step outside to enjoy the oversized backyard, offering plenty of room for outdoor gatherings, play, gardening, or simply relaxing. Safe is included. Owner must approve all pets! Requires enrollment in resident benefit package. Resident Liability insurance is required.
Welcome to Indian Estates, Tuscola's newest rural subdivision offering the perfect blend of country living and modern convenience. This beautiful 2.50-acre homesite in the highly sought-after Jim Ned ISD is the perfect place to build your dream home while enjoying the peace and privacy of country living. Electric and other utilities are available at the county road, with utilities currently being installed along the private road for added convenience. Protective deed restrictions help preserve the quality and value of the subdivision by prohibiting mobile and manufactured homes while allowing both barndominiums and conventional site-built homes. Conveniently located just minutes from Tuscola and a short drive to Abilene, this property offers the rare opportunity to own a ready-to-build homesite in one of the area's newest subdivisions. {Information believed accurate but not guaranteed. Property sold “as is.” Acreage, maps & fence lines are approximate. Buyers should verify details. Subject to errors, changes, prior sale, or withdrawal.}
Welcome to Indian Estates, Tuscola's newest rural subdivision offering the perfect blend of country living and modern convenience. This beautiful 2.50-acre homesite in the highly sought-after Jim Ned ISD is the perfect place to build your dream home while enjoying the peace and privacy of country living. Electric and other utilities are available at the county road, with utilities currently being installed along the private road for added convenience. Protective deed restrictions help preserve the quality and value of the subdivision by prohibiting mobile and manufactured homes while allowing both barndominiums and conventional site-built homes. Conveniently located just minutes from Tuscola and a short drive to Abilene, this property offers the rare opportunity to own a ready-to-build homesite in one of the area's newest subdivisions. {Information believed accurate but not guaranteed. Property sold “as is.” Acreage, maps & fence lines are approximate. Buyers should verify details. Subject to errors, changes, prior sale, or withdrawal.}
Welcome to Indian Estates, Tuscola's newest rural subdivision offering the perfect blend of country living and modern convenience. This beautiful 1.87-acre homesite in the highly sought-after Jim Ned ISD is the perfect place to build your dream home while enjoying the peace and privacy of country living. Electric and other utilities are available at the county road, with utilities currently being installed along the private road for added convenience. Protective deed restrictions help preserve the quality and value of the subdivision by prohibiting mobile and manufactured homes while allowing both barndominiums and conventional site-built homes. Conveniently located just minutes from Tuscola and a short drive to Abilene, this property offers the rare opportunity to own a ready-to-build homesite in one of the area's newest subdivisions. {Information believed accurate but not guaranteed. Property sold “as is.” Acreage, maps & fence lines are approximate. Buyers should verify details. Subject to errors, changes, prior sale, or withdrawal.}
This beautiful brick home features 3 bedrooms and 2 full bathrooms with an open floor plan that's perfect for entertaining. The living room showcases gorgeous tile flooring and an electric fireplace with a shiplap accent and tile surround. The same tile flooring flows seamlessly into the dining area and kitchen. The kitchen is equipped with stainless steel appliances, granite countertops, a subway tile backsplash, and a pantry. The spacious primary owner's suite offers an ensuite bath with dual sinks, ample storage, a separate shower, a garden tub, and a massive walk-in closet! Additional features include a sprinkler system and a private backyard, all located within the Jim Ned ISD. Enjoy the benefit of no city taxes, as this home is situated outside the Abilene city limits!
Welcome to the property you have been waiting for. A fully turnkey homestead where the work is already done and the lifestyle is ready to be lived. Sitting on 10 acres of wildlife rich Texas land, this 4 bedroom, 3 bathroom home offers the perfect blend of comfort, function, and wide open country charm. From the moment you arrive, the gated entry and farm fencing set the tone. A caliche driveway leads you in, and a private water well with a 3 stage filtration system ensures clean, reliable water from the ground up. This property was thoughtfully set up for those who want the full country experience without the years of work it typically takes to get there. Inside, a beam accented ceiling and open concept layout flow effortlessly from living to dining to kitchen. The wood burning fireplace anchors the living space with warmth and character. The kitchen features a large island with breakfast bar seating, stainless steel appliances, quartz countertops, and an RO filtration system. Quartz continues throughout all bathrooms for a cohesive, high end feel. The primary suite boasts two walk in closets and a spa inspired bath with a soaking tub, oversized walk in shower, and double vanity sinks. Bedrooms 2 and 3 share a Jack and Jill bath, while the fourth bedroom offers flexibility for family, guests, or a dedicated home office. Out back, a covered patio overlooks the property where whitetail deer, wild turkey, and hog roam regularly. Whether you are an avid hunter or simply love watching wildlife from your back porch, this land delivers season after season. A true hunter's dream right outside your door. The 30x30 shop is spray foam insulated, wired with electricity, on a concrete slab, and finished with gutters. Perfect for equipment, projects, or whatever your hobby demands. Move in ready and built right. All that is left is to make it yours
Rare opportunity to own both the business and the real estate of this established and fully operational restaurant in Tuscola, Tx. This local favorite offers a spacious dining area with ample seating, a welcoming atmosphere, and a layout designed for smooth service flow. The commercial kitchen is fully equipped with prep space, refrigeration, and everything needed to continue operations from day one. Situated on a high-visibility roadway, the property benefits from strong exposure, easy access, and prominent signagemaking it an ideal location for continued success or a new concept. The sale includes the business, building, equipment, and established presence, giving a buyer the ability to step in and start generating income immediately. Whether you’re an experienced operator or ready to own your first restaurant, this is a true turn-key opportunity
This 6.8 acre property in the heart of Jim Ned ISD offers prominent highway frontage on US 83 on the North end and the added benefit of county road 131 access on the South end making it a truly one-of-a-kind opportunity. The property has recently been cleared providing a blank canvas with ample room for creative development. The large, fully stocked pond offers a great retreat for fishing enthusiasts or making memories with your family. Whether your looking to build your dream home, build a commercial or residential development, or simply invest in valuable land, this 6.8 acre gem offers endless possibilities.
Are you in search of a new location for your business? Your search ends here! You'll find this commercial property half way between Abilene and Tuscola. Whether you need a mechanic shop, venue, museum, or warehouse, this adaptable property may be the ideal fit for you. With 6,000 square feet of versatile space, it features multiple pulldown garage doors, separate men's and women's restrooms, a cozy kitchen with a bar, and two offices for your administrative needs. Conveniently located just off Highway 83-84, this property could be perfect for your business needs. Don’t miss out—book your showing today!
A One of a Kind Custom Home Designed for Luxury Living and Effortless Entertaining Welcome to a truly exceptional ranch estate where craftsmanship, comfort, and wide-open Texas beauty come together. Set on nearly 30 acres, this custom-built Tuscola home offers expansive living spaces, premium finishes, and an array of specialty rooms tailored for work, play, and relaxation. Step inside to discover a warm, sophisticated interior featuring 4 bedrooms, 4 bath, and a thoughtful layout that includes a large bonus or play room, private office or library, media room, sewing room, and a secure safe room. Every space is designed with intention, offering both functionality and refined style. At the heart of the home lies a chef’s kitchen that exceeds expectations. Outfitted with a double Wolf range with griddle, dual Wolf convection ovens, commercial vent hood, built-in Wolf steamer, warming drawer, Sub Zero freezer, Bosch dishwasher, and premium fixtures including a copper prep sink, brass faucets, and an oversized farm sink, this kitchen is built for serious cooking and memorable gatherings. The living, dining, and kitchen areas feature acoustic ceilings with Stealth speakers, creating an immersive environment for entertaining. Two fireplaces, Marvin crank-out windows, pecan wood flooring, and imported antique European pavers add warmth, character, and timeless appeal throughout the home. Outside, the property continues to impress with a four-car garage and a seamless-gutter rainwater collection system feeding a massive 52,000 gallon tank, a rare and valuable feature for sustainable living. With nearly 30 acres of land, the possibilities are endless: privacy, recreation, livestock, or simply enjoying the sweeping Texas landscape. This extraordinary Tuscola estate is more than a home, a place where luxury meets practicality, and where every detail has been carefully considered
Courtesy: Real Broker, LLC
Pull through the custom gate & you've got over 7 acres to call your own, with a 5 bed, 4 bath home that was built with entertaining in mind. The split floor plan keeps things private, & plantation shutters run throughout. You've got 2 dining spaces, 1 open to the kitchen for everyday meals & a formal dining room with a butler's pantry. 2 guest rooms on the 1st floor, 1 with its own ensuite, & an office off the foyer with a built-in desk. The main living room has a gas log stone fireplace, built-ins, & a vaulted ceiling that flows right into the kitchen, where you will love the granite counters, breakfast bar, large island, built-in Frigidaire Professional fridge & freezer, double ovens, gas cooktop, built-in ice maker, microwave, & a walk-in pantry with room for everything. Movie nights happen in the media room, complete with theater seating, a projector, screen, & surround sound. There's also a main office with a built-in safe, & two laundry rooms: a 1st floor laundry with a sink, hanging space, & storage for days, plus a laundry closet upstairs that fits a stacked washer and dryer. The primary suite easily fits a king bed with room left for a sitting area, & the ensuite bath is its own retreat with a jetted tub, separate vanities, desk, coffee bar, a huge walk-in shower with a rain head & bench, & a closet with floor-to-ceiling hanging space. Upstairs you'll find a big game room overlooking the backyard, access to a huge decked attic for storage, 2 more guest rooms sharing a Jack & Jill bath, & a bonus room for whatever you need it to be. But the real showstopper might be outside. This backyard is set up for every kind of gathering, with a full outdoor kitchen, a bar, a fireplace, & space to set up a TV for game day. Cool off in the pool with its own water feature, or spread out across the grounds; there's a stock tank, plenty of storage, & acres of land just waiting to be explored. Whether you're hosting a crowd or want room to roam, this property gives you both.
Courtesy: Coldwell Banker Apex, REALTORS
SUNSET VIEWS FOR DAYS WITH NO HOA!!! Wake up to breathtaking views and wind down with unforgettable sunsets. Located in the desirable Jim Ned School District, this beautiful, spacious home is thoughtfully designed for both comfortable family living and entertaining, featuring 5 bedrooms and 3 full baths. The main level includes two bedrooms and two baths, including a private bedroom that's ideal for guests or a mother-in-law suite. Upstairs, you'll find three additional bedrooms, a full bath, and a loft with endless possibilities. The impressive vaulted-ceiling den creates a warm and inviting gathering space, while the open staircase adds architectural charm and overlooks the living area below. A formal dining room with a large picture window welcomes natural light, and the open-concept kitchen flows seamlessly into the breakfast area and den. Complete with rich oak cabinetry, stainless steel appliances, and a convenient breakfast bar, the kitchen is perfect for everyday living and entertaining. Step outside to enjoy expansive mountain views, relax beneath the shade of mature trees, or take advantage of the 10' x 10' storage shed. With room to roam, unforgettable sunsets, and incredible views in every direction, this one of a kind retreat offers the peaceful lifestyle you've been searching for. Come experience everything this exceptional property has to offer and you won't want to leave! Buyer and buyer's agent to verify all measurements, schools, taxes, and other information deemed important.
Courtesy: KW SYNERGY*
325-692-4488
This luxurious 5 bedroom, 4 bathroom home sits on 5.01 acres with a spacious bonus room upstairs that could be used as a 6th bedroom, all within the Jim Ned school district. The interior showcases marble countertops, a 10-foot kitchen island, a coffee bar, a built-in professional-grade refrigerator, and a walk-in pantry outfitted with a built-in professional-grade freezer. The tankless gas water heater, water softener, and hard-wired Ethernet in every room deliver modern convenience throughout. Outside, a large back patio comes fully plumbed ready for a full outdoor kitchen to be installed, and the property is served fully by well water to avoid a monthly water bill. The home has plenty of power for a shop with electricity to be built and the home is wired for the use of a generator. Offering space, quality, and modern amenities on five acres, this property delivers luxurious country living at its finest.
Courtesy: Arnold-REALTORS
325-692-3274
Look at these beautiful mountain views! This gorgeous, well-maintained 4 bedroom, 3 bath home offers a blend of comfort, space and scenic beauty. The home has a split bedroom arrangement, with an open floorpan and features a spacious kitchen with a sizable island, granite countertops, glass front cabinets, a breakfast bar and a breakfast room. There is a living room with a wood burning fireplace, a formal dining room that is ideal for entertaining, and generously sized bedrooms. The Primary bedroom has an en-suite bath with a separate walk-in shower and jetted tub. The bathroom also features dual sinks and two closets! There are plantation shutters throughout the home that provide abundant natural light. Situationed on a beautifully landscaped .819 acre (corner) lot, there are breathtaking views that can be enjoyed from all sides of the property. A 24' x 14' workshop provides ample space for hobbies and projects. There is also a smaller 8' x 14' storage room attached to the workshop for additional storage of equipment, etc. A privacy fence with metal poles was installed in 2025. Buyers and buyers agent to verify square footage and schools.
Courtesy: Real Broker
Beautiful New Construction, outside City Limits, in Tuscola, TX. Located just south of Abilene and in Wylie School district, this 3 bedroom, 3 Bath home has 2,124 SF of living Space, with plenty of room to hang out with family or entertain friends. From the eye catching exterior and within, the high quality of this build definitely stands out. LVP lines the floors, granite tops the counters, and beautiful modern lighting and plumbing fixtures top things off in a classy way. Bedrooms are split with the primary being ensuite. Features include double sinks and a walk in closet. Guest bedrooms are well sized and have plenty of storage, one of which also has an attached restroom. Such a great convenience for teens or overnight guests. Outside, a covered patio shades you from the West Texas sun, A privacy fence surrounds the sodded yard, and a sprinkler system helps with maintenance. You will be proud to call this fabulous new build HOME. Estimated completion is Mid October 2026
Courtesy: Hatchett & Co. Real Estate
325-695-7300
Escape to your own private West Texas retreat on 15.19 acres in the highly sought after Jim Ned ISD. Tucked among mature oak trees and perched on a scenic hillside, this custom built home offers breathtaking views and the surrounding countryside. Designed with an open concept floor plan, the home features 2 bedrooms, 2 full bathrooms, and a versatile cooled sunroom currently serving as a game room. Located just minutes from Abilene State Park, this unique property is also a successful, income producing Airbnb, making it an excellent opportunity for investors or buyers seeking a private retreat with proven rental potential. All furniture and appliances are negotiable and may convey with an acceptable offer, making this a true turnkey opportunity. Showings begin August 15 by appointment only. Professional photography coming soon!
Courtesy: Fathom Realty
Stunning home in secluded Sandstone Subdivision! Welcome to this fabulous home nestled on over one acre at the end of a quiet cul-de-sac. This exceptional 4 bedroom, 2 bath Countryside Homes masterpiece combines timeless elegance with modern luxury. This one owner residence welcomes you with a classic wraparound front porch, perfect for peaceful mornings and an extended driveway with room for company. Inside, the spacious floor plan flows seamlessly into a large, light-filled living area complete with a wood-burning fireplace and designed for both relaxation and entertaining. The heart of the home is a gorgeous chef's kitchen, fully equipped with a large granite island, a premium induction range, and sleek GE Profile stainless steel appliances. The refrigerator stays! Sophisticated over and under cabinet lighting illuminates the workspace, which is complemented by a generous walk-in pantry. Retreat outdoors to your private sanctuary on your secluded covered patio wired for a hot tub and outdoor media equipment; perfect for relaxation time. Gardeners will fall in love with the dream vegetable garden, complete with a dedicated irrigation system and rain barrels convey. Fully equipped with rain gutters and it its own private nature trail, this acreage property offers unparalleled privacy and a serene connection to nature. Don’t let this one get away!
Courtesy: Sendero Properties, LLC
325-267-3100
Experience exceptional craftsmanship and resort-style living in this stunning custom-built 4-bedroom home, where timeless architecture meets modern luxury. Situated on almost an acre lot outside the city limits, this property offers pristine landscaping and fantastic curb appeal encompassed by mature shade trees. Inside, soaring ceilings, walls of windows, exposed wood beams and rich custom finishes fill the home with warmth and natural light. The expansive open-concept living area is anchored by a dramatic floor to ceiling stone fireplace and flows seamlessly into the gourmet chef's kitchen, equipped with striking granite countertops, custom cabinetry, premium stainless-steel appliances, a spacious island with bar seating and a hidden walk-in pantry! The spacious primary suite features a stunning wood-plank tray ceiling with ambient accent lighting for a relaxing atmosphere. The spa-inspired ensuite bath is thoughtfully appointed with dual granite vanities, an abundance of cabinets and a separate makeup vanity. Unwind in the jetted soaking tub or enjoy the oversized walk-in shower, beautifully finished with stone accents, an elegant arched entry along with a separate linen and large walk-in closet. Split floorplan with spacious bedrooms and generous closets. Designed for both entertaining and everyday living, the backyard is a true retreat. Enjoy the evenings under the oversized covered patio complete with an outdoor kitchen and a separate seating area with a fireplace overlooking a sparkling pool, boasting an elevated spa with a tranquil water feature surrounded by impeccable maintained grounds and trees for ultimate privacy. Fall in love with the separate garage shop complete with spray foam and an HVAC with an inside space of 29.5 feet deep x 35 feet wide along with a 50-amp RV hookup! There is a total of 6 garage parking spaces. This remarkable property is truly one-of-a-kind. Jim Ned CISD.
Courtesy: Berkshire Hathaway HS Stovall
325-691-1410
Over 25 acres of beautiful views, privacy, and plenty of room to enjoy the outdoors, while having easy access to conveniences such as shopping and restaurants. This gorgeous home features 5 bedrooms, 3 full bathrooms, two living areas, and a dedicated office space. The kitchen includes custom cabinetry, granite countertops, and an island, while hardwood floors add warmth to the entry, office, and living room. The flexible floor plan includes a private secondary bedroom separated from the other guest bedrooms, with a full bathroom nearby, ideal for guests, extended family, or a second primary suite. The primary closet doubles as a storm shelter with 6 foot concrete walls and a concrete ceiling for added protection. Outside, enjoy the in-ground gunite pool, pergola, and wide-open views. A 30x40 workshop with electricity provides plenty of space for projects, hobbies, or storage. For extra privacy, the property is accessed through an electronic gated entry. With acreage, a pool, workshop, beautiful views, and a home designed for comfortable living, this is a special opportunity to enjoy the space and privacy of the country while being located close to Abilene.
Courtesy: Real Broker, LLC
This beautifully crafted new build by GMAC Construction sits on a spacious half acre lot in the highly desirable Ridge subdivision. The home blends traditional charm with modern comfort throughout. Inside, graceful arches and soaring vaulted ceilings set the tone for an open concept floor plan. The kitchen features a 9 foot island with breakfast bar, ideal for casual dining or entertaining, and flows into a dedicated dining area perfect for hosting family and friends. The split floor plan offers privacy, with the primary suite tucked away from the secondary bedrooms. This retreat includes a trey ceiling, a spacious walk in closet, and an en suite bath with dual vanities, a tiled walk in shower, and a soaking tub. Outside you'll find full landscaping in the front yard, sod already in place on half of the backyard, a fenced yard, and a sprinkler system, giving you a head start on the outdoor space. Don't miss your chance to own new construction in one of Tuscola's most desirable communities. Completion end of July. Owner related to Agent.
Courtesy: Real Broker (Fulkerson Group)
This beautifully crafted new build by GMAC Construction sits on a spacious half acre lot in the highly desirable Ridge subdivision. The home blends traditional charm with modern comfort throughout. Enter through a grand foyer with double doors and an arched entry that sets the tone for the home. The open concept floor plan continues into the living room, which impresses with a trey ceiling and a fireplace surrounded by custom builtins. The kitchen features an 8 foot island with breakfast bar, ideal for casual dining or entertaining, and flows into a dedicated dining area perfect for hosting family and friends. The primary suite includes a spacious walk in closet and an en suite bath with dual vanities, a tiled walk in shower, and a soaking tub. A large laundry room with a mud bench and storage adds everyday convenience. Outside you'll find full landscaping in the front yard, sod already in place on half of the backyard, a fenced yard, and a sprinkler system, giving you a head start on the outdoor space. Don't miss your chance to own new construction in one of Tuscola's most desirable communities. Completion September 2026. Owner related to Agent.
Courtesy: Real Broker
Brand New Construction in Tuscola, TX, located just South of Abilene, in the desired neighborhood, Remington Estates. With 1,815 SF of living Space, 4 bedrooms, 2 bathrooms, and an open lay out, this home provides space and comfort for all. LVP flooring runs throughout, Granite tops the counters, and lighting and plumbing features are both functional and attractive. Outside, you will definitely enjoy the yard which provides sod, a sprinkler system, a wooden privacy fence, and a front flower bed. There is also a covered patio to enjoy your coffee on cool mornings or entertain friends in the evenings. This high quality build has an estimated completion of Mid November 2026. We just know you'll FALL for this beautiful new home and make it YOUR own.
Courtesy: White Buffalo Property sol LLC
325-829-1412
FANTASTIC 1 ACRE PROPERTY BEING SOLD AS LAND AND RV PACKAGE, PURCHASE INCLUDES 2016 GRAND DESIGN FIFTH WHEEL. PROPERTY ALSO COMES WITH AN EXTRA FULL BATHROOM ON SITE AND VERY LARGE CARPORT THAT CAN BE KEPT AS SUCH OR CONVERT INTO A HOME OR SHOP. LARGE STORAGE CONTAINER FOR ADDITIONAL STORAGE. POWER AND WATER ALREADY INSTALLED AND IN USE. COME TAKE A LOOK AT THIS BEAUTIFUL PROPERTY TODAY AND BRING US AN OFFER!!!
Courtesy: Coldwell Banker Apex, REALTORS
*Now Offering $10,000 towards buyers closing costs or rate buy down. Tranquil Tuscola Retreat with Expansive Scenic Surroundings with your own private nature trails. This updated home is nestled in the heart of picturesque Elm Valley. Step inside to discover an inviting interior where tall ceilings and copious natural light create an open and airy atmosphere. The living spaces are enhanced by newly updated paint, providing a fresh and modern touch that complements the home's design. Over-sized windows frame captivating views of the lush landscape, connecting the indoors with the pristine outdoors. The kitchen stands as a functional center with upgraded granite island, ready to support culinary endeavors or casual gatherings. Space for 2 full size wine refrigerators. The split floor plan includes each of the three bedrooms designed for relaxation with large windows and custom closets, with the primary suite featuring a well-appointed en-suite bathroom, offering the perfect private retreat at the end of the day. As well as an office or flex room, big enough for a 4th bedroom Outside, the property unfolds into a peaceful retreat from the hustle and bustle of the city life with an abundance of trees that create a natural canopy of shade and privacy. Nature enthusiasts will revel in the presence of deer and diverse wildlife that frequent the area, offering daily opportunities to witness the beauty of nature in its purest form. With the space you want and deserve for outdoor activities and peaceful strolls, the expansive grounds invite endless possibilities for creating cherished memories. This home combines the advantages of rural living with easy access to the amenities of city life, providing a harmonious balance for those seeking both relaxation and convenience.
Courtesy: RE/MAX Big Country
This three bedroom two bathroom home offers privacy, space, and scenic views in every direction. The property is fully fenced with a gated entrance that can be pad locked if desired. Start your mornings on the front deck watching beautiful sunrises and end your evenings on the back deck taking in breathtaking sunsets. Outdoor features include a fire pit with a surrounding deck perfect for relaxing or entertaining, along with open acreage that provides a true country setting. The land offers plenty of space for storing trailers, large equipment, or other work-related needs. A chicken coop is included, and small farm animals are welcome. Inside, the home features a functional layout with appliances included in the rental, including a refrigerator, oven, microwave, and a TV in the primary bedroom. This property offers a rare opportunity combining acreage, views, and peaceful rural living while still being within a short drive to town.
Tuscola is located in Texas. Tuscola, Texas has a population of 719. Tuscola is more family-centric than the surrounding county with 38.78% of the households containing married families with children. The county average for households married with children is 32.4%.
The median household income in Tuscola, Texas is $54,375. The median household income for the surrounding county is $57,811 compared to the national median of $69,021. The median age of people living in Tuscola is 35.6 years.
The average high temperature in July is 94.1 degrees, with an average low temperature in January of 30.7 degrees. The average rainfall is approximately 26.5 inches per year, with 2.4 inches of snow per year.
