This charming one-story home, situated in the trendy East Austin neighborhood, boasts a unique blend of modern amenities and classic charm. The interior features sleek concrete floors, soaring high ceilings, and a thoughtful lighting design that incorporates recessed and pendant fixtures. The home's stylish plantation shutters add a touch of sophistication to the overall aesthetic. The modern kitchen is a true showstopper, with floating shelves, under-cabinet lighting, and top-of-the-line stainless steel appliances. A gas range provides the perfect spot for culinary enthusiasts to cook up a storm. The kitchen's clean lines and minimalist design make it a joy to cook and entertain in. The garage has a mini split AC which allows you to use the garage as a third room if needed. Additional features of this lovely home include ceiling fans, spacious closets, and a private patio perfect for al fresco dining or relaxation. The low-maintenance yard is a bonus for those who value ease and convenience. This property's location is a major draw, with easy access to Austin's hottest restaurants and entertainment spots via a quick bike ride. With its unique blend of style, functionality, and location, this home is priced to sell and won't be on the market for long.
Modern Dual-Family Homes in Vibrant East Austin! Discover this stunning dual 4-bedroom, 4.5-bath property in one of Austin’s most dynamic neighborhoods. Each side offers spacious, modern living with high-end finishes and thoughtful design. Unit A has been successfully operated as an Airbnb, showcasing strong income potential for investors or those seeking flexible living arrangements. Live in one unit and rent out the other for steady cash flow — or hold both as an income-producing asset. This property also qualifies as an excellent investment opportunity for those seeking to leverage 100% Bonus Depreciation to offset taxable income in 2025. This modern East Austin residence offers a sophisticated blend of style and comfort with an open-concept floor plan, soaring ceilings, and sleek, contemporary finishes throughout. The chef’s kitchen is a true centerpiece, featuring quartz countertops, stainless steel appliances, and a spacious island that flows effortlessly into the living and dining areas — perfect for both everyday living and entertaining. Upstairs, the primary suite provides a spa-like retreat with a walk-in shower, dual vanities, and a generous walk-in closet. Three additional bedrooms, each with a private bathroom, offer flexible options for guests, a home office, or creative use. Step outside to enjoy a private fenced yard and covered patio, ideal for relaxing or hosting gatherings. Situated in a walkable, bike-friendly neighborhood, this home is just minutes from Downtown Austin, Mueller, Springdale General, local parks, and some of East Austin’s best dining and entertainment. With easy access to major roads and top employers, it’s the perfect combination of convenience and lifestyle. Don’t miss your opportunity to live in one of Austin’s fastest-growing and most vibrant areas — schedule your showing today!
Modern Dual-Family Homes in Vibrant East Austin! Discover this stunning dual 4-bedroom, 4.5-bath property in one of Austin’s most dynamic neighborhoods. Each side offers spacious, modern living with high-end finishes and thoughtful design. Unit A has been successfully operated as an Airbnb, showcasing strong income potential for investors or those seeking flexible living arrangements. Live in one unit and rent out the other for steady cash flow — or hold both as an income-producing asset. This property also qualifies as an excellent investment opportunity for those seeking to leverage 100% Bonus Depreciation to offset taxable income in 2025. This modern East Austin residence offers a sophisticated blend of style and comfort with an open-concept floor plan, soaring ceilings, and sleek, contemporary finishes throughout. The chef’s kitchen is a true centerpiece, featuring quartz countertops, stainless steel appliances, and a spacious island that flows effortlessly into the living and dining areas — perfect for both everyday living and entertaining. Upstairs, the primary suite provides a spa-like retreat with a walk-in shower, dual vanities, and a generous walk-in closet. Three additional bedrooms, each with a private bathroom, offer flexible options for guests, a home office, or creative use. Step outside to enjoy a private fenced yard and covered patio, ideal for relaxing or hosting gatherings. Situated in a walkable, bike-friendly neighborhood, this home is just minutes from Downtown Austin, Mueller, Springdale General, local parks, and some of East Austin’s best dining and entertainment. With easy access to major roads and top employers, it’s the perfect combination of convenience and lifestyle. Don’t miss your opportunity to live in one of Austin’s fastest-growing and most vibrant areas — schedule your showing today!
Modern 4-bedroom, 4.5-bath Duplex unit located in vibrant East Austin, it can be yours! This modern residence features an open-concept floor plan, soaring ceilings, and sleek finishes throughout. The chef’s kitchen boasts quartz countertops, stainless steel appliances, and a large island that flows seamlessly into the living and dining areas—perfect for entertaining. Upstairs, the primary suite offers a spa-like retreat with a walk-in shower, dual vanities, and a generous walk-in closet. Three additional bedrooms with private bathrooms provide flexible space for guests, an office, or creative use. Enjoy the private fenced yard and covered patio, ideal for relaxing or hosting gatherings. Located in a walkable, bike-friendly area just minutes from downtown Austin, Mueller, Springdale General, local parks, and top East Austin dining, with easy access to major roads and employers. Don’t miss your chance to live in one of Austin’s fastest-growing areas! Schedule your showing today!
Located at 3206 E 16th ST, Austin TX 78721, this single-family residence presents an opportunity to own a piece of Austin's history. Constructed in 1938, this home is a teardown. Imagine the possibilities within this area, awaiting your design and improvements. This Austin residence offers a unique opportunity to craft a home that reflects your individual style. Lot is big enough for two units with a city permit exemption.
Stylish two-story beautifully maintained greenbelt townhome just east of downtown Austin featuring 3 spacious bedrooms, each with its own en-suite bath, plus a half bath and laundry room conveniently located downstairs. The open-concept layout is finished with tile throughout the living areas, generous storage, and a welcoming upstairs landing perfect for a flex space or reading nook. Step outside and enjoy outdoor living with a large covered backyard patio and a private yard tucked behind the detached two-car garage, overlooking mature trees and the greenbelt, ideal for morning coffee or evening entertaining. An electric gate, extended driveway, and oversized parking pad provide excellent privacy and functionality. Located just 1 mile from Boggy Creek Trail and 2.5 miles from H-E-B and Whole Foods, this property offers the perfect blend of nature, convenience, and city access.
Welcome to 4615 Munson Street, a cheery East Austin bungalow that captures the laid-back, creative spirit of the neighborhood. Raised-bed planters and welcoming front-yard landscaping set the tone with warm, personal curb appeal. Step inside this 3-bedroom, 1-bath home and enjoy a compact yet comfortable layout filled with natural light. Cozy rooms pair with thoughtful upgrades, including LVP flooring, new brushed nickel lighting and fans, a 2024 kitchen remodel, and an updated bathroom. The exterior was recently repainted, and new exterior doors—with screen doors—were added for fresh-air living. The large, shaded backyard is perfect for weekend hangs, gardening, or backyard games. A backyard coop lets you raise chickens, and the tidy greenhouse helps protect plants through the winter. Just steps from Springdale General, this home is ideal for anyone who values community, fresh air, and walkability. With quick access to East Austin’s local spots, food trucks, and downtown energy, you’ll enjoy the perfect blend of city living and neighborhood charm. Whether you’re hosting friends, raising a family, or simply soaking up the vibe, this is a place where memories are made—and where East Austin truly feels like home.
Investor Special in East Austin Fantastic opportunity in one of East Austin’s fastest-growing neighborhoods. The existing home is a tear down or full renovation, offering a blank slate for builders and developers. The large, corner lot with mature trees backs to a greenbelt and offers potential for multiple units (buyer to verify). In 2024, the property received a new roof and a wood fence with a wrought-iron gate along the north, east, and south sides. The location provides added peace of mind being close to the fire station and convenient access to recreation. Morris Williams Golf Course is nearby, and the property is walking distance to two parks, including Givens District Park with its gym, sports courts, pool, and playground. Surrounded by new construction and minutes from downtown and local restaurants, this property is positioned for strong future value. Ideal for a modern single-family home, duplex, or multi-unit project. Endless possibilities in a prime East Austin location!
Step into timeless elegance and investment opportunity at 1205 Arthur Stiles Road, a beautifully remodeled single-story residence that combines classic charm, modern sophistication, and strong long-term value. Thoughtfully reimagined with high attention to detail, this 3-bedroom, 2-bath home offers the ideal balance of design and functionality—appealing to both first-time homebuyers and savvy investors seeking a turnkey asset in one of Austin’s fastest-growing pockets. The open-concept layout connects the living, dining, and kitchen areas with effortless flow, creating a bright and inviting space that enhances livability and rental appeal alike. A flexible secondary living area provides an added layer of versatility—perfect for a home office, media room, or short-term rental setup. Designer finishes, wide-plank flooring, and abundant natural light elevate the interiors, while the renovated kitchen boasts quartz countertops, modern cabinetry, and stainless steel appliances—ensuring durability and style for years to come. The spacious primary suite serves as a serene retreat with a fully updated en-suite bath, while two additional bedrooms provide room for guests, tenants, or a growing household. Outside, the large backyard with a covered porch offers an ideal setting for entertaining or expanding—ample space for an ADU or future development potential. Perfectly positioned in the heart of East Austin, this move-in-ready gem sits near Govalle Park, Springdale General, neighborhood pools, and local favorites like Cafe Medici—making it equally attractive as a personal residence or income-producing property. With its prime location, modern updates, and strong neighborhood growth trajectory, 1205 Arthur Stiles presents a rare opportunity to own a stylish, low-maintenance home with exceptional upside potential. NO MONEY DOWN FINANCING AVAILABLE—start building equity and investment momentum today!
Welcome to Omega House — a stunning, newly constructed residence in the vibrant heart of East Austin. Built by Carr Residential, this modern home features an open-concept floor plan and thoughtful privacy fencing in both the front and backyards, creating multiple secluded spaces perfect for outdoor entertaining. The spacious main level combines living, dining, and kitchen areas under soaring ceilings and sleek concrete floors. The kitchen showcases stainless steel appliances, granite perimeter countertops, and a butcher-block island ideal for cooking or gathering. A guest half-bathroom, laundry closet, and one-car garage add convenience to daily living. The front yard is beautifully finished with jasmine-covered fencing, zoysia grass, and fresh landscaping, while the fully-turfed backyard features modern concrete pavers—an inviting, low-maintenance retreat. Upstairs, white oak flooring leads to a generous flex space perfect for a lounge, office, or play area. Two guest bedrooms share a well-appointed bathroom with granite countertops. The primary suite impresses with vaulted ceilings, abundant natural light, and premium automatic Shade Store window treatments. Its en-suite bathroom includes a spacious walk-in shower and refined finishes throughout. Enjoy walkable access to East Austin favorites like Micklethwait Craft Meats, Superstar Button Park, and Palomino Coffee. You’re also just minutes from Central Machine Works Brewery, De Nada Cantina, the Austin Bouldering Project, and Lift ATX—and less than 15 minutes to downtown.
**Buyer incentives available, please inquire for details! Images are for illustrative purposes only and may not represent the exact unit offered or finish package** Welcome to The Arden Springdale, East Austin’s newest residential community where modern craftsmanship meets natural surroundings and urban connectivity. Situated on five beautifully landscaped acres adjacent to Springdale Neighborhood Park, this thoughtfully designed development offers a unique blend of outdoor access, contemporary style, and community-focused amenities. This modern 3-bedroom, 3.5-bath residence features 2,041 sq. ft. of open-concept living with abundant natural light and seamless indoor and outdoor flow. The first level includes a bedroom with an en-suite bathroom and a two-car garage. The second level features a spacious living area and a well-appointed kitchen with clean, modern finishes. On the top level, two private bedroom suites offer en-suite baths and walk-in closets, providing comfort, convenience, and flexibility. Community features include a gathering space beneath a heritage Live Oak, outdoor lounge and dining areas, EV charging access, secure bike storage, and direct park access, encouraging connection to nature and neighbors. Located in a highly desirable East Austin corridor with close proximity to restaurants, breweries, shopping, entertainment, and major commuter routes. Minutes to Mueller, downtown Austin, and Austin-Bergstrom International Airport. The Arden Springdale offers a rare combination of design, location, and community in one of Austin’s most vibrant and creative districts.
**Buyer incentives available, please inquire for details! Images are for illustrative purposes only and may not represent the exact unit offered or finish package** Welcome to The Arden Springdale, East Austin’s newest residential community where modern craftsmanship meets natural surroundings and urban connectivity. Situated on five beautifully landscaped acres adjacent to Springdale Neighborhood Park, this thoughtfully designed development offers a unique blend of outdoor access, contemporary style, and community-focused amenities. This modern 2-bedroom, 2.5-bath residence features 1,306 sq. ft. of open-concept living with abundant natural light and seamless indoor and outdoor flow. The first level features a spacious living area and a well-appointed kitchen with clean, modern finishes and a single car garage. On the second level, two private bedroom suites offer en-suite baths and walk-in closets, providing comfort, convenience, and flexibility. Community features include a gathering space beneath a heritage Live Oak, outdoor lounge and dining areas, EV charging access, secure bike storage, and direct park access, encouraging connection to nature and neighbors. Located in a highly desirable East Austin corridor with close proximity to restaurants, breweries, shopping, entertainment, and major commuter routes. Minutes to Mueller, downtown Austin, and Austin-Bergstrom International Airport. The Arden Springdale offers a rare combination of design, location, and community in one of Austin’s most vibrant and creative districts.
North on I35, right on Airport, left on Springdale, right on Ledesma, right on Ledesma, right on Richardine, House on he left.
**Buyer incentives available, please inquire for details! Images are for illustrative purposes only and may not represent the exact unit offered or finish package** Welcome to The Arden Springdale, East Austin’s newest residential community where modern craftsmanship meets natural surroundings and urban connectivity. Situated on five beautifully landscaped acres adjacent to Springdale Neighborhood Park, this thoughtfully designed development offers a unique blend of outdoor access, contemporary style, and community-focused amenities. This modern 3-bedroom, 3.5-bath residence features 1,762 sq. ft. of open-concept living with abundant natural light and seamless indoor and outdoor flow. The first level includes a bedroom with an en-suite bathroom and a single-car garage. The second level features a spacious living area and a well-appointed kitchen with clean, modern finishes. On the top level, two private bedroom suites offer en-suite baths and walk-in closets, providing comfort, convenience, and flexibility. Community features include a gathering space beneath a heritage Live Oak, outdoor lounge and dining areas, EV charging access, secure bike storage, and direct park access, encouraging connection to nature and neighbors. Located in a highly desirable East Austin corridor with close proximity to restaurants, breweries, shopping, entertainment, and major commuter routes. Minutes to Mueller, downtown Austin, and Austin-Bergstrom International Airport. The Arden Springdale offers a rare combination of design, location, and community in one of Austin’s most vibrant and creative districts.
Introducing 1736 Bunche Rd, Building #2 — a remarkable new construction, micro-neighborhood, project by the renowned Sett Studio. Delivering timeless design, modern comfort, and neutral finishes in the heart of East Austin. This is ONE of 8 different homes left available for pre-sales. This home is offering 4 bedrooms, 3.5 bathrooms, and an impressively efficient 1,925 square feet of thoughtfully curated living space. The home is designed to meet the needs of today’s discerning buyers—whether you're seeking a stylish family residence, a lock-and-leave lifestyle, or a high-performing investment with no short-term rental restrictions. Every detail has been carefully considered to maximize both function and comfortability. The flexible three-level floor plan begins on the main level with a naturally-lit, open floorpan for entertainment. The second floor unveils 3 bedrooms and 2 full bathrooms to accommodate guests. The third floor is the entire primary suite. Gorgeous windows flood the space with natural light, highlighting the beautiful finishes that define these homes—professional designer-selected lighting, custom cabinetry, quartz countertops, high-end stainless steel appliances, and wide-plank engineered wood flooring throughout. With completion slated for end of Q1 2026, the whole Bunche, micro-community project represents a rare opportunity to own a new construction residence in a highly desirable location near parks, trails, and some of East Austin’s most celebrated restaurants, bars, and cultural destinations. Whether you’re seeking a forever home or a lucrative short-term rental investment, the Bunche community checks every box.
**Buyer incentives available, please inquire for details! Images are for illustrative purposes only and may not represent the exact unit offered or finish package** Welcome to The Arden Springdale, East Austin’s newest residential community where modern craftsmanship meets natural surroundings and urban connectivity. Situated on five beautifully landscaped acres adjacent to Springdale Neighborhood Park, this thoughtfully designed development offers a unique blend of outdoor access, contemporary style, and community-focused amenities. This modern 2-bedroom, 2.5-bath residence features 1,290 sq. ft. of open-concept living with abundant natural light and seamless indoor and outdoor flow. The main level includes a spacious living area and well-appointed kitchen with clean modern finishes. Upstairs, two private bedroom suites offer en-suite baths and walk-in closets, providing comfort, convenience, and flexibility. Community features include a gathering space beneath a heritage Live Oak, outdoor lounge and dining areas, EV charging access, secure bike storage, and direct park access, encouraging connection to nature and neighbors. Located in a highly desirable East Austin corridor with close proximity to restaurants, breweries, shopping, entertainment, and major commuter routes. Minutes to Mueller, downtown Austin, and Austin-Bergstrom International Airport. The Arden Springdale offers a rare combination of design, location, and community in one of Austin’s most vibrant and creative districts.
East Austin chic meets effortless lock-and-leave living at 1301 Cometa #A—your stylish retreat from the everyday rush. Freshly remodeled and filled with natural light, this contemporary 3-bed, 2.5-bath home blends clean design, comfort, and functionality in one of East Austin’s most desirable pockets. High ceilings, updated lighting, hardwood floors, and an open floor plan create an inviting layout that feels bright, open, and refined from the moment you walk in. The chef-inspired kitchen features a large eat-at island, quartz countertops, stainless steel appliances, gas cooking, and excellent storage. Upstairs, all three bedrooms are thoughtfully positioned, including a private primary suite with two large closets and an ensuite bath featuring a dual vanity and sleek walk-in shower. The two additional bedrooms share a well-appointed full bath. Step outside to a covered back patio with a ceiling fan overlooking a low-maintenance yard ideal for relaxing, pets, or outdoor dining. Recent improvements include a French drain installed (August 2025), fresh interior paint throughout, updated hardware and lighting, and a new roof installed (November 2025). Additional highlights include a tankless water heater and a modern glass-panel garage door. Enjoy unbeatable access to East Austin favorites—Palomino Coffee 0.2 miles, Willie’s BBQ 0.7 miles, Morris Williams Municipal Golf Course 1.5 miles, Springdale Station 1.6 miles, Mueller Lake Park & Mueller Eats 2.0 miles, and Marcelino’s 2.0 miles—all while being approximately 3.5 miles to Downtown Austin and 7.0 miles to ABIA.
Welcome to this stunning 2,700 sq ft new modern construction, nestled in an enclave of newer homes on Austin's vibrant East Side. With exceptional curb appeal and a bright, open floor plan, this 4-bedroom, 3.5-bathroom home is designed for effortless living and stylish entertaining. Step inside to find a spacious layout featuring soaring ceilings, abundant natural light, and beautiful light oak flooring throughout. The heart of the home is the chef-inspired kitchen, complete with custom cabinetry, sleek quartz countertops, and seamless flow into the expansive dining and living areas. The luxurious primary suite offers a serene retreat with a vaulted ceiling, spa-like bath including a double vanity, walk-in shower, and a large walk-in closet. Downstairs, a second primary suite with a private bath is ideal for guests or a secondary living space. Two additional bedrooms and a shared bath complete the space. Enjoy the convenience of a one-car garage, a flat, pet-friendly yard, and close proximity to downtown—offering the best of both space and city access. High-end finishes, thoughtful design, and unbeatable location make this home a rare East Side gem.
Welcome to 1208 Luna St.—a stunning home where contemporary design meets a serene, treehouse-inspired vibe. Ideally located near Austin’s top dining and entertainment, this residence blends comfort, style, and urban convenience. Step inside to warm white oak floors that flow seamlessly throughout the home. Modern ceiling fans and recessed lighting create a bright, airy atmosphere, while the gourmet kitchen steals the show with an oversized waterfall-edge island and premium appliances, including a refrigerator, washer, and dryer. Gas cooking adds both efficiency and culinary ease. Spa-like bathrooms feature elegant glass tile surrounds and frameless shower doors, offering a touch of luxury in your daily routine. The spacious bonus room provides endless possibilities—use it as a family retreat, entertainment area, or home office. An attached 1-car garage adds secure parking and valuable storage.
Excellent opportunity in a rapidly developing East Austin neighborhood! The existing structure is in poor condition and conveys AS-IS. Buyer and Buyer’s agent to independently verify all zoning, land use, permitting, and development requirements with the City of Austin. No HOA. Survey available in documents. Use caution when entering.
Enjoy living in this beautiful brand new 2-story home that's within walking distance to the incredible Springdale Green campus area, offering an all-new amphitheater, basketball courts, volleyball courts, yoga decks, an outdoor kitchen, an event lawn, and many more amenities. If location is important to you, then this is it! Living here, you are only 3 miles to downtown Austin, 6 miles from the Austin airport, 10 miles to the Domain, 2.5 miles from the Mueller area, and countless bars, restaurants, and shops just minutes away.
Enjoy living in this beautiful brand new 2-story home that's within walking distance to the incredible Springdale Green campus area, offering an all-new amphitheater, basketball courts, volleyball courts, yoga decks, an outdoor kitchen, an event lawn, and many more amenities. If location is important to you, then this is it! Living here, you are only 3 miles to downtown Austin, 6 miles from the Austin airport, 10 miles to the Domain, 2.5 miles from the Mueller area, and countless bars, restaurants, and shops just minutes away.
Beautifully refreshed and move-in ready, this charming two-bedroom, one-bath home captures the best of East Austin living with an ideal location just minutes from downtown, the airport, and the Tesla Campus. Thoughtfully reimagined with attention to craftsmanship, the home features all-new finishes including stylish cabinetry, sleek wood floors, upgraded trim work, modern plumbing and lighting fixtures, and updated landscaping. The bright kitchen offers ample workspace and opens effortlessly to the dining and living areas, creating an inviting flow for daily living or entertaining. Step through the back door to enjoy a spacious deck overlooking a large, fenced yard with plenty of room for gatherings or pets to roam. Both bedrooms are generously sized and filled with natural light, complemented by a beautifully redone bathroom with fresh, modern touches. Blending location, design, and comfort, this home offers a rare opportunity to experience East Austin at its best in a setting that feels completely new.
Welcome to this quintessential east-side gem! Step through the unique asymmetrical entryway into an open concept living room that flows seamlessly from kitchen to dining to living & the side-room. Thoughtfully renovated in 2022 & 2023, the side-living room features built-in cabinets, a Kegerator, & a wine fridge—perfect for hosting game nights, movie marathons, or happy hour w/ friends & has a stylish newly stained cedar plank side entry for guests. Transom windows in the living areas allow for maximum natural light while maintaining privacy. The kitchen & both bathrooms have been beautifully updated w/ modern finishes, while the laundry closet boasts new tile & practical storage solutions. Ceiling fans in every room help reduce AC costs, & a keypad lock on the living room door adds a touch of convenience & security. Step outside to enjoy the large fenced yard—complete w/ a dog door for your pup, a grill for weekend cookouts, & a newly repaired & painted deck ideal for gatherings or quiet mornings w/ coffee. With a repaired roof & fully repaired foundation (receipts & warranty upon request), this home is move-in ready & built for easy, comfortable living. Located in a peaceful residential neighborhood w/ minimal traffic & quick access to 183, this location strikes the perfect balance between convenience & calm. You’re just a short walk from the Greenbelt, scenic trails, local coffee shops, & bars, w/ recently improved walk & bike paths making it even easier to get around. Within ten minutes, you’ll find HEB, a library, community center, & an incredible mix of restaurants, local shops, & cafes. Downtown Austin is only a 10–15 minute drive away, offering endless entertainment while you enjoy the laid-back feel of a community that celebrates art, culture, & growth.
East Austin Entertainer’s Condo — Cowboy Pool, Deck & Furry Friend Paradise Move in, stress-free, and start living the East Austin dream! This modern condo has everything you need: Cowboy pool, entertainer’s deck, private patio, parking for two vehicles, paid-off solar panels, tank-less water heater, dual-zone HVAC, with all appliances included. Perfect for city vibes, golden hour hangs, weekend entertaining, and your human and furry friends. Just minutes from downtown energy, Lady Bird Lake adventures, craft breweries, rooftop bars, and live music, this home blends vibrant city living with a private retreat.

Austin is located in Texas. Austin, Texas 78721has a population of 944,658. Austin 78721 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 78721 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 78721 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.