Experience stunning, unobstructed sunrise views over Millers Bayou from this exceptional waterfront property. This waterfront property offers direct access to the Gulf of America, with only about a one-mile boat ride to Durney Key Island. A private boat ramp on the property makes getting on the water easy. Situated on a quiet cul-de-sac, the property features a fenced yard and is the only home with a driveway within the cul-de-sac, offering added privacy. Enjoy approximately 258 feet of water frontage with beautiful open water views. A new seawall was installed in 2023, adding long-term value and protection. Architectural drawings and engineering reports for a new custom home are available. The home has been ruled above the FEMA 50% rule. The current structure is an empty concrete shell and will need to be elevated or demolished (written est. 10K). The seller currently has an application in the Elevate Florida Grant Program, which is in the final decision stage. The application can be transferred to the new owner with a prior owner letter, proof of ownership transfer, and completion of required documentation. If approved, federal grant funding will cover at least 75 percent of the project cost, meaning property owners only need to invest up to 25 percent—a significant savings.
Welcome to this beautifully updated home offering 1,440 square feet of stylish and comfortable living space, thoughtfully renovated from top to bottom. Located on a quiet cul-de-sac, this move-in-ready property combines modern upgrades, functional space, and peace of mind. Recent improvements include a newer roof, newer A/C system, and newer water heater, along with fresh interior and exterior paint. Inside, you'll find durable wood-look luxury vinyl plank flooring for easy maintenance, newer carpeting in the bedrooms, and a bright open floor plan that is perfect for both everyday living and entertaining. The fully remodeled kitchen features newer cabinetry, a large pantry cabinet, quartz countertops, an undermount sink, and stainless steel appliances, creating a stylish and functional space for cooking and gathering. Both bathrooms have been beautifully updated with new vanities, quartz countertops, newer toilets, and modern plumbing fixtures, giving them a clean and contemporary feel. Additional highlights include energy-efficient lighting, newer six-panel interior doors, a cozy fireplace, an interior laundry/utility room with newer cabinetry, and a spacious 2-car garage. One of the standout features of the home is the bonus sunroom at the rear of the property, offering large windows with a westerly exposure that fill the space with natural light. This versatile room would make an ideal home office, playroom, workout space, or additional living area. The home also offers excellent storage, including two convenient storage closets located in the hallway near the laundry room, perfect for coats, linens, pantry overflow, or additional household storage. Step outside to enjoy the fully fenced backyard, providing privacy and space for outdoor relaxation or entertaining. Located in a prime Port Richey location, this home is just minutes from Lake Lisa Park, Gulf View Square Mall, state parks, shopping, dining, and entertainment, with easy access to US Highway 19 and the beautiful Gulf Coast beaches. With no HOA fees and located outside of a flood zone, this property is an excellent opportunity for a primary residence, vacation home, or investment property. Schedule your private showing today to experience everything this beautifully renovated home has to offer.
Come for the view, stay for the lifestyle. Located on one of the prettiest streets in Pasco County, welcome to Sunset Boulevard overlooking The Pithlachascotee (AKA Cotee) River. This Waterfront home has direct Gulf access with no bridges so you can bring your sailboat and water toys. There is a large stationary dock, 2 floating docks and a boat lift. Enjoy boating, fishing, scalloping, stone crabbing, blue crabbing, island hopping and the best Sunsets. After a great day on the water cook up your catch in the oversized kitchen which makes entertaining a dream. Just wait until you see the butler's pantry with tons of storage and laundry area. This four-bedroom, five-bathroom home offers approximately 3,005 square feet of well-designed living space. On the first level there is one bedroom and 2 bathrooms. Upstairs you will find an oversized Primary suite with incredible water views. Also upstairs 2 additional bedrooms and 3 bathrooms plus a second laundry area. Each bedroom in the home has its own private bathroom for convenience and privacy. One of the standout features of this property is the large, in-ground heated pool and spa, offering a refreshing and relaxing outdoor oasis overlooking the fenced backyard. An additional 500 square feet of living space is the perfect in-law suite or caretakers' loft, with a separate entrance. Here you will find a loft style layout complete with a kitchenette and full bathroom, providing versatility and flexibility. Situated in a quiet residential area, the home is ideal for those seeking a peaceful and tranquil living environment. The community allows the use of golf carts, offering a unique and convenient mode of transportation to nearby attractions. Residents can explore a variety of nearby waterfront parks and dining options, providing ample opportunities for entertainment and leisure accessible by boat, car or golf cart. For added peace of mind, the home is equipped with a full home generator, ensuring uninterrupted power during potential outages. The metal roof and metal hurricane shutters provide enhanced protection and security, further contributing to the property's overall appeal. The home is currently operating as a short-term rental and can be utilized for Airbnb or VRBO purposes. Whether you are looking for a great investment or luxury family home don't miss this opportunity, homes in this neighborhood are rarely available.
Fully Remodeled – Move-In Ready! Beautifully renovated 3-bedroom, 2-bathroom home located in a highly desirable area! This stunning property offers true peace of mind with a brand-new roof (2026), A/C system (2021), water heater (2022), and brand-new appliances. The home has been completely updated with modern finishes, creating a bright, fresh, and stylish living space perfect for today’s lifestyle. Enjoy a prime location close to shopping centers, restaurants, entertainment, and just a short drive to the beach, with easy access to Tampa and surrounding areas. Perfect for homeowners seeking a turnkey property or investors looking for a high-demand rental opportunity. A beautifully upgraded home in a location that offers convenience, lifestyle, and long-term value.
This House Needs Nothing! Beautifully Updated Pool Home located in the heart of Florida’s Stunning Gulf Coast. This Move-in ready 3-bedroom, 2-bathroom home with a Bonus Room, Private Pool and 2-car garage offers the perfect combination of comfort, modern upgrades, and the relaxed Florida lifestyle YOU are searching for. Step inside to an open and inviting floor plan with abundant natural light, updated flooring, and spacious living and dining areas designed for both everyday living and entertaining. The Updated Kitchen features Granite Countertops, Stainless Steel appliances, and Modern Cabinetry, making it ideal for cooking, hosting, or gathering with family and friends. The Primary Suite provides a Private Retreat with its own bathroom and generous closet space, while two additional bedrooms allow for flexibility for guests, Exercise Room, or growing families. The home also features a Bonus Room with Indoor Laundry as well as an Office Space! Outside is where this home truly shines. Enjoy your wrap around 1000 sq ft. Screened-in Patio & Lanai and Sparkling In-ground Pool, Creating your own Private Backyard Oasis—perfect for relaxing evenings, weekend barbecues, and enjoying Florida’s year-round sunshine. Or go for a night swim under the Bistro-Style lighting that covers the entire 30' Pool & can be set to whatever color scheme you can imagine! Also, the fully usable backyard provides plenty of room for entertaining, pets, or outdoor activities. The entire front of the house has custom Govee lighting that stays up year round and can be programmed to any Holiday theme for festive light shows—or can just be used for regular illumination with the color of your choice! This property is centrally located near shopping, restaurants, parks, schools, and entertainment, with convenient access to major roads for commuting. Plus, you’re just a short drive from beautiful Gulf beaches, Boating, Fishing, and Waterfront Dining—everything to love about living on Florida’s Nature Coast. (NOTE: Roof and AC are both 5 years old)
3-bedroom, 1-bath home full of potential! This property needs some TLC but offers a great opportunity for buyers or investors looking to add their own touches. Features include a BRAND NEW METAL ROOF for peace of mind and fresh exterior paint that gives the home great curb appeal! Schedule your showing today!
Welcome to this move-in ready 2-bedroom, 2-bathroom home offering approximately 1,400 square feet of living space, perfectly situated in the heart of Port Richey. This beautifully maintained property is available for both sale or rent, offering flexibility for buyers and tenants alike. Recently updated and in excellent condition, this home combines comfort and style with an open layout, modern finishes, and a private screened-in pool. The home features updated flooring and a spacious living area that flows into a well-appointed kitchen with ample cabinet space and updated appliances. The split floor plan provides added privacy, featuring a generous primary suite with an en-suite bath along with an additional bedroom. Step outside to enjoy your private backyard oasis complete with a sparkling in-ground pool, covered patio area, and fully fenced yard—perfect for entertaining or relaxing year-round. Located in a quiet and established neighborhood, this home is just minutes from shopping, dining, schools, medical facilities, and the Gulf beaches.
2-bedroom, 2-bath home with a beautifully screened pool and NO HOA in sunny Port Richey! Offering approximately 1,426 sq ft of living space plus a garage, this well-maintained property features spacious living and dining areas with plenty of natural light throughout. The back patio is perfect for everyday living and entertaining in the comfort of your new home.
Move-In Ready home with No HOA restrictions. You can enjoy warm Florida weather in this Large Backyard with [;entry of privacy with the Wooden Privacy fencing. The home boasts a 3 Year Old Roof, 6 year old HVAC system, Updated Water Heater and Updated Windows. Yjer kitchen is updated and offers newer stainless appliances and a stainless steel double sink. The home has Fresh Paint throughout and New Waterproof Laminate Flooring. Make Your Appointment to see this home Today! Room sizes are approximate and the buyer is required to verify.
Welcome to 9240 Sterling Lane in Port Richey, a well maintained home that offers comfort, space, and an impressive list of major system updates. Priced at $192,500, this two bedroom, two bathroom home with a one car garage offers 1,232 square feet of living space and several key improvements that provide peace of mind for the next owner. Inside, the home features a functional layout designed for everyday living. The main living and dining areas provides plenty of space to relax or entertain guests. The kitchen is conveniently positioned near the main living areas and includes updated appliances. The refrigerator was replaced in 2022 and the dishwasher was replaced in 2025. One of the standout features of the home is the bonus room, which offers flexible space for a second living area, game room, home office, or hobby space. This room also features a cozy fireplace, creating a warm and inviting atmosphere. Both bedrooms are well sized and offer comfortable living space, with two full bathrooms available for convenience. The home also offers great outdoor living options. Step outside to the screened lanai, a perfect spot to enjoy Florida evenings while staying protected from the elements. The fenced backyard provides privacy and space for pets, gardening, or outdoor entertaining. Major updates have already been completed, adding long term value to the home. The roof was replaced in 2014 with a 30 year roof, and the AC system was replaced in 2014. The electric panel was also replaced in 2014. More recent updates include a new hot water heater installed in 2025, a new dishwasher in 2025, new gutters installed in 2025, and a new chimney cap installed in 2025. The one car garage offers convenient parking and additional storage space. Located in Port Richey, this home provides convenient access to shopping, restaurants, parks, and Gulf Coast recreation. With major updates already completed and priced under $200,000, this property presents a fantastic opportunity for first time buyers, downsizers, or anyone looking for a great value in the area.
Welcome to your beautifully updated home in the sought-after San Clemente Village of Timber Oaks, a premier 55+ community. This single-family features 2 bedrooms, 2 bathrooms, and a 2-car garage. Upon entering you will see a remodeled home with fresh neutral paint and luxury vinyl plank floors. When you enter you’re greeted by a large living room featuring connecting to the completely remodeled, the kitchen showcases solid wood cabinets, elegant granite countertops, and brand-new stainless-steel appliances (2026). With a cozy breakfast nook and a convenient laundry closet, the kitchen transitions into the dining room which flows into a versatile bonus room that is perfect for a home office, hobby space, or a quiet sunroom. To the right of the entry, you'll find two generous bedrooms and a main bathroom. The primary suite is complete with a walk-in closet and a private bath. The Timber Oaks Lifestyle means living with an incredible array of amenities. The community clubhouse features a fitness center, business center, theater, and art studio. Outside, enjoy the Florida sun at the heated pool and spa, or stay active on the tennis, billiards, shuffleboard and scenic walking trails. Prime Location You are minutes away from shopping, dining, and medical facilities. Commuting is a breeze with easy access to both St. Pete and Tampa International Airports, and the Gulf beaches are just a short drive away. Kitchen remodel with solid wood cabinets (2025) Stainless-Steel Appliances (2026), Roof (2026), Water Heater 2025, Significant bathroom updates (2025), New for Rain Bird irrigation control, interior doors 2025, Luxury Vinyl Plank Flooring (2026) Lights/Ceiling Fans (2025), Interior Paint (2026)
Charming and well-maintained 2-bedroom, 2-bath home featuring a brand-new metal roof and a comfortable, functional layout. This property offers a welcoming living space, plenty of natural light, and pride of ownership throughout. A great opportunity for buyers looking for a move-in ready home with durable updates and low-maintenance living.
Beautifully updated 3-bedroom, 2-bath pool home in New Port Richey! This well-maintained property features a fully remodeled kitchen and full interior update completed in 2025, offering modern finishes and move-in ready convenience. Enjoy Florida living with a private pool and spacious screened-in lanai, perfect for relaxing or entertaining. Major updates include a brand-new roof (2025) and A/C (2016). This must-see home offers comfort, style, and a great outdoor living space.
ATT INVESTORS or Home Buyers that are not afraid of a good cleaning. This is a great 2BR/2BA/2 Car Garage home featuring a split plan with high ceilings and a walk-in closet in the Master Bedroom. The Master also has its own ensuite. Kitchen has granite countertops and a decent amount of cabinets with Stainless Steel appliances. Pool needs a Good Cleaning, AC and roof appear newer. Great neighborhood.
Welcome to this beautifully updated, move-in-ready home full of charm! Come see this newly renovated 3-bedroom, 1-bath home offering modern updates and comfortable living in the heart of Port Richey. Step inside to discover a bright and open living space featuring updated flooring, fresh interior paint, and abundant natural light. The fully renovated kitchen boasts stylish cabinetry, updated countertops, and new appliances—perfect for both everyday living and entertaining. The bathroom has also been tastefully updated with contemporary finishes. Both bedrooms are generously sized, creating cozy retreats at the end of the day. Conveniently located near shopping, dining, schools, and beautiful Gulf Coast beaches, this home offers easy access to everything you need while still providing a quiet residential setting. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this charming property is a must-see. Schedule your showing today!
One or more photo(s) has been virtually staged. Presenting this 2-Bedroom, 2-Bathroom, 1-car garage with double driveway. Fully fenced private backyard! Recent clean 4-point. Exterior painted 2025. Interior painted 2026. New luxury vinyl floors throughout most of the home. Double Pane Windows. Appliances have been recently checked/maintained. Main bathroom remodeled. New insulation in the attic. New ductwork 7 years ago. HVAC is 8 years, maintained regularly. New Gutters. New Front Door. ROOF 5 years old. Pride of ownership shines brightly with this one! There are two large living/family rooms, with multiple options for the second space, such as an office, den, or playroom. There is a second bath in the garage space. Close proximity to medical, shopping, dining, and entertainment. This home will not disappoint!!
One or more photo(s) has been virtually staged. Come see this FULLY updated home!! Upon entering the front door, you’re welcomed into a bright formal dining and living area, complete with a sliding glass door that opens to the patio—perfect for indoor-outdoor living. The kitchen has been FULLY REMODELED with all-new cabinetry, QUARTZ coutertops and luxury vinyl flooring, while uniform flooring runs throughout the entire home. Major updates include an UPGRADED ELECTRICAL PANEL, RHEEM WATER HEATER 2015, ROOF 2015, AC 2017, 2026 new vinyl white fencing, offering peace of mind for years to come. The spacious primary suite features an en suite bath with abundant cabinetry and storage, along with a tiled tub/shower combination. A private sliding glass door provides direct access to the patio. Bedroom two is generously sized and easily accommodates a king-size furniture set, with a large front-facing window that fills the room with natural light. Two hall closets offering ample storage, and a third bedroom located on the opposite side of the kitchen (MOTHER IN LAW SUITE) with a double closet, and a versatile office/den/game/family room that leads to the patio through a convenient side door. The second full bathroom is located just off the kitchen, ideal for guests or everyday use. Enjoy the enclosed porch featuring double-pane windows and a finished insulated roof, making it comfortable year-round. The patio is wired for two ceiling fans and equipped with AC VENTS ensuring comfort no matter the season. Outside, the spacious backyard offers plenty of room to host barbecues, gatherings, or simply relax and unwind. NO FLOOD ZONE, NO CDD, NO HOA! This home blends modern updates, several flexible living spaces, and inviting outdoor areas—ready to welcome its next owner to write the next chapter!
Move-in-ready three-bedroom, two-bathroom home in the desirable Embassy Hills neighborhood. This residence features a sought-after open floor plan that creates a seamless flow throughout the main living areas, perfect for modern living. The updated kitchen serves as the heart of the home, boasting granite countertops and sleek stainless steel appliances. Step outside to a fully fenced-in backyard, providing a private and secure space for outdoor activities and relaxation. The location of this fantastic property is a true standout, offering the freedom of no HOA restrictions and the peace of mind of being in a no-flood-zone area. You are ideally situated just minutes away from local parks, shopping centers, and vibrant waterfront dining options. Schedule your private showing today!
Charming and move-in ready, this 2 bedroom, 2 bathroom home offers a comfortable and functional layout with a welcoming feel throughout. The standout feature of the home is the beautifully updated kitchen, showcasing brand-new cabinets, granite countertops, modern appliances, and a large island that provides plenty of space for cooking, baking, and gathering with family and friends. Whether preparing everyday meals or entertaining guests, this kitchen is designed to be the heart of the home. The living spaces offer a bright and inviting atmosphere with a layout that flows easily for everyday living. Both bedrooms are well-sized and provide a comfortable space for you, while the two bathrooms add convenience for both residents and guests. The garage has been converted into a 3rd bedroom, But could easily be restored back to original use if desired. Step outside to enjoy the screened lanai, a great place to relax with your morning coffee or host weekend BBQs while enjoying the Florida weather shaded. The fully turfed yard provides a clean, green outdoor space that is both attractive and low maintenance, making it easy to enjoy year-round. Additional highlights include a 2024 AC, offering added peace of mind for the new owner. Conveniently located near beaches, waterways, shopping, dining, and local amenities, this home offers a great combination of comfort, practicality, and Florida living.
Welcome to this beautifully updated 3-bedroom, 2-bath waterfront pool home offering 2,136 square feet of open living space in the desirable Westport community of Port Richey with direct Gulf access and no bridges. Inside, the home features a stunning open-concept floor plan highlighted by a fully remodeled designer kitchen that will impress even the most discerning buyer. The kitchen showcases quartz countertops, a massive center island with seating, custom cabinetry, stainless steel appliances, and modern finishes, making it the perfect space for cooking, entertaining, and gathering with family and friends.The spacious living areas feature luxury wood-look flooring, recessed lighting, and a beautiful wood-burning fireplace, while large windows and sliding glass doors bring in natural light and showcase the waterfront setting. The primary suite offers a stylishly updated bathroom with a large walk-in shower and modern vanity, while the additional bedrooms provide comfortable space for family or guests. Step outside and experience the Florida lifestyle. The screened-in pool and paver deck overlook a wide canal, creating the perfect setting for relaxing or entertaining. Boating enthusiasts will love the private dock and boat lift, allowing you to lower your boat and be out to the Gulf of Mexico in minutes. Whether you're searching for a full-time residence or the perfect waterfront retreat, this home delivers space, style, and the ultimate Florida boating lifestyle. Schedule your private showing today and come experience waterfront living at its best.
Experience waterfront luxury in this masterfully designed 2,758-square-foot residence, where modern sophistication meets the relaxed rhythm of the Gulf coast. The journey begins in the grand foyer, where maritime-inspired accents and arched transoms set a sophisticated tone that carries throughout the home. Anchored by wide-plank flooring and soaring ceilings, the expansive open-concept great room is centered around a minimalist fireplace with a custom white oak surround, flanked by oversized sliders leading to a breezy covered balcony. The heart of the home is a chef’s domain, featuring a large gourmet kitchen equipped with KraftMaid white-and-gray shaker cabinetry, stainless steel appliances, a gas stove, and a stainless hood vent—all fueled by a 250-gallon in-ground propane tank, also with a dedicated grill hookup. A vast wraparound island provides seating for four, while custom integrated shelving offers a unique touch for the culinary enthusiast. This level also features a dining area illuminated by designer lighting, creating a perfect backdrop for hosting dinners with panoramic views of the Cotee River and the Gulf. For those who balance work and play, the floor plan includes four generously sized bedrooms and a private, quiet office with a dedicated mini-split system for personalized comfort. With over 1,000 square feet of expansive decks and a dumbwaiter shaft designed larger than required to easily accommodate a future elevator, the home is as functional as it is beautiful. Modern efficiency is at the forefront with an owned 8.7kW solar system, while designer "propeller" ceiling fans and strategic architectural lighting ensure no detail has been overlooked. The luxury extends outdoors to a private resort-style oasis featuring a heated pool framed by elegant pavers and weather-proof speakers that complement the second-level surround sound. Situated on a canal with a private dock and 10k lb boat lift, this property is the ultimate boater’s retreat. After a day on the waves exploring the famous fish camps at the mouth of the river, retreat to the custom-built waterfront fire pit for sunset cocktails. The massive covered patio area under the home’s footprint provides a shaded sanctuary for outdoor lounging regardless of the weather. Whether you are traveling by boat or bike to nearby marinas and waterfront dining, this home offers an unparalleled lifestyle in a premier coastal setting.
This amazing 3 bedroom, 2 full bath pool home in the treasured community of Timber Oaks is a must see!!! The moment you step inside you'll enjoy the wide open layout and the classic step down living room. You'll also enjoy the pool views from the kitchen, living room, dining room and family room combination great room. Imagine yourself relaxing poolside in Florida's hot summers and harsh winters! Not only is the entire pool screened in, but it also has a covered rear patio to relax and enjoy all of your poolside get togethers. This home has gutters, landscaping and a fully fenced in back yard. Conveniently located by S.R. 52 and Little Rd with entrance's to the community on each road. It also has easy access to local shopping, restaurants, grocery stores and an easy commute to St Pete, Tampa and Wesley Chapel being minutes away from the Suncoast expressway.
Tasteful move-in ready Condo in Beautiful Timber Oaks on Florida's west coast. Unique 2 bedrooms home in "quad" building of 4 units designed with privacy in mind. 2 full bathrooms (one en-suite in primary bedroom), open kitchen. Entire home have been meticulously cared for, and is truly move-in ready. Bonus room incorporated into living space adds lots of versatility. Finished with durable laminate plank flooring and tile in wet areas, and every square inch is freshly painted inside. It's rare to have covered parking in a community like this, but this home includes an attached garage with room for your vehicle plus loft-styled storage!! Even the floor in the garage is finished in textured epoxy for great looks and durability. Hurricane rated windows installed in 2020, and the whole home was re-piped with CPVC for safety and longevity. Outside, you have space up front for your landscaping projects, but the grounds are included in the association dues including lawn care, exterior pest spraying and more. Exterior maintenance of building is included in the monthly fee, as is the water, sewer, trash, basic cable; plus access to the spectacular clubhouse and pool where there are many activities and events offered in the Timber Oaks!!
Welcome to this well maintained two-bedroom, two-bathroom villa in the desirable Forestwood community! This inviting home features an open floor plan with a split-bedroom layout, offering both comfortable everyday living and added privacy. The eat-in kitchen provides ample cabinet space, generous storage, and a cozy area for casual dining. It flows seamlessly into the main living area, creating a bright and open feel that’s perfect for relaxing or entertaining. The split-bedroom design enhances privacy, with each bedroom featuring its own ensuite bathroom. The primary suite includes a walk-in closet, providing excellent storage and functionality. Step outside to the back porch an ideal space to unwind and enjoy Florida’s beautiful weather. The home also includes a detached one-car garage, offering additional storage and convenience. Forestwood is an all-age community, and this villa is conveniently located within walking distance to the community pool. The HOA fee of $221 per month includes cable TV, internet, pest control, trash service, pool maintenance, and exterior maintenance, making for easy, low-maintenance living. Located in a no flood zone, this home offers added peace of mind. Don’t miss your opportunity to own this charming villa in a well-maintained community!
WELL PRESERVED IN TIMBER OAKS! Find yourself by this quaint and peaceful cottage in a 55+ community. Set off from the hustle and bustle yet convenient to everything. Featuring two generous bedrooms, 2 bathrooms and a 1 car garage located in the coveted Timber Oaks Community. Front door leads out to beautiful landscaping. Close to hospitals, shopping, restaurants on the water and less than 15 minutes from Hudson Beach. Call and tour this lovely home today!

Port Richey is located in Florida. Port Richey, Florida 34668has a population of 23,334. Port Richey 34668 is less family-centric than the surrounding county with 21.1% of the households containing married families with children. The county average for households married with children is 28.35%.
The median household income in Port Richey, Florida 34668 is $40,206. The median household income for the surrounding county is $58,084 compared to the national median of $69,021. The median age of people living in Port Richey 34668 is 38.1 years.
The average high temperature in July is 90.2 degrees, with an average low temperature in January of 46.4 degrees. The average rainfall is approximately 50.9 inches per year, with 0 inches of snow per year.