Stunning Oasis Awaits: Your Dream Home on 1.67 Acres!Welcome to your private sanctuary! Nestled on an expansive 1.67-acre lot, this exquisite house combines modern luxury with the tranquility of nature. With its breathtaking rock waterfall in the backyard, this property is not just a home; it's a lifestyle.Key Features:🎇 Two Master Bedrooms: Perfect for families or guests, each generously sized master suite offers a private retreat, complete with en-suite bathrooms and ample closet space. Enjoy the luxury of personal space while surrounded by nature's beauty.🌞 Paid Solar System: Say goodbye to high electricity bills! This eco-friendly feature allows you to harness the power of the sun, ensuring significant savings and sustainability. Live comfortably knowing you're making a positive impact on the environment.🏞️ Scenic Backyard Paradise: Imagine relaxing by your own rock waterfall, a serene centerpiece that enhances the beauty of your backyard oasis. Whether you're entertaining friends or enjoying a quiet evening under the stars, this peaceful retreat is the ideal setting for relaxation and enjoyment.🚐 RV Hookup: Adventurers will appreciate the convenience of an RV hookup, allowing you to explore the great outdoors without sacrificing comfort. Bring your travel trailer or camper and enjoy weekend getaways right from your own backyard!🛋️ Spacious Living Areas: This thoughtfully designed home features open-concept living spaces filled with natural light. The flow between the kitchen, dining, and living areas creates an inviting atmosphere, perfect for entertaining or spending quality time with loved ones.🌳 Expansive Outdoor Space: With 1.67 acres at your disposal, there's plenty of room to create your own slice of paradise. Whether you envision a vegetable garden, a playground, or additional outdoor living areas, the possibilities are endless.📍 Prime Location: Enjoy the best of both worlds: a peaceful rural setting while still being conveniently located near essential amenities, shopping, dining, and recreation. Experience the joy of country living, just a short drive from the city.Don't miss out on this extraordinary opportunity to own a property that truly has it all! Schedule a showing today and imagine the memories you will create in this stunning home. Your oasis is waiting!
The Ultimate Country Retreat — Updated, Spacious, Move-In Ready Experience the very best of country living in this beautifully updated 3-bedroom, 2-bathroom, 1,794 sq. ft. open-concept home, thoughtfully designed for comfort, style, and functionality. The modern kitchen blends practicality with elegance, featuring GRANITE countertops, STAINLESS STEEL APPLIANCES, and a generously sized pantry ready for everyday meals and effortless entertaining. The light-filled living and dining area showcases a picture window framing serene garden views, while a sliding door invites you seamlessly outdoors — perfect for gatherings or a quiet morning coffee. Laundry day becomes a breeze in the dedicated laundry room with built-ins perfect for folding and abundant storage. The expansive primary suite is your private sanctuary, offering a deep SOAKING TUB, separate shower, DUAL VANITY SINKS, and a walk-in closet. Step outside to your private backyard oasis, complete with a relaxing hot tub, raised garden beds, a chicken-fenced area, and mature fruit trees — ideal for homesteading or simply enjoying sunset skies. The front yard impresses with a tranquil water feature and low-maintenance, mature landscaping. With RV parking and ample additional parking, there’s room for vehicles, toys, and guests. Additional upgrades include SOLAR PANELS W/ BACK UP BATTERIES and a new HVAC system, making this move-in ready home as practical as it is beautiful. This isn’t just a home — it’s a lifestyle: spacious, stylish, and ready for you to enjoy the perfect blend of country living and modern comfort.
Set in a desirable, peaceful neighborhood and conveniently located between Fresno and Oakhurst, this special property offers the perfect blend of space, comfort, and outdoor enjoyment. Situated on 3.86 usable acres, the home features a fenced backyard, abundant parking, and ample room to potentially build a shop or additional structures.Enjoy summer days lounging by the sparkling swimming pool or relaxing in the spa, and cooler evenings listening to the gentle sounds of the seasonal creek as a refreshing breeze flows through the property. Stargaze from the spa under clear country skies and take in the tranquility that makes this setting so special.Additional highlights include a shared well with water storage tank, expansive outdoor areas ideal for entertaining or recreation, and the privacy that comes with acreage livingwithout sacrificing convenience to town amenities. This is a rare opportunity to enjoy space, serenity, and a true indoor-outdoor lifestyle in a central, sought-after location.
Set in a desirable, peaceful neighborhood and conveniently located between Fresno and Oakhurst, this special property offers the perfect blend of space, comfort, and outdoor enjoyment. Situated on 3.86 usable acres, the home features a fenced backyard, abundant parking, and ample room to potentially build a shop or additional structures. Enjoy summer days lounging by the sparkling swimming pool or relaxing in the spa, and cooler evenings listening to the gentle sounds of the seasonal creek as a refreshing breeze flows through the property. Stargaze from the spa under clear country skies and take in the tranquility that makes this setting so special. Additional highlights include a shared well with water storage tank, expansive outdoor areas ideal for entertaining or recreation, and the privacy that comes with acreage living—without sacrificing convenience to town amenities. This is a rare opportunity to enjoy space, serenity, and a true ndoor-outdoor lifestyle in a central, sought-after location.
Location, location! Conveniently situated just 3 minutes off Highway 41, this 3 bedroom, 2 bathroom home offering 2,051 square feet provides easy access to Oakhurst, Bass Lake, Yosemite, and Fresno - making it ideal for commuters, outdoor lovers, or anyone wanting the perfect balance of accessibility and tranquility. Tucked at the end of a quiet cul-de-sac and accessed by a long, private driveway that creates a true sense of seclusion, this 2.5-acre property offers peace, space, and beautiful views - all while remaining conveniently close to the main highway. Inside, you'll find vaulted ceilings that create an open, airy feel, along with two separate living areas and a cozy kitchen nook just off the kitchen. The kitchen features stainless steel appliances and a functional layout perfect for everyday living.The laundry area includes additional flexible space, ideal for a home office, craft room, workout area, or even potential conversion into an enclosed additional room. Just off the garage and through the kitchen slider, you'll find a fully enclosed flex space perfect for extra storage, a hobby room, or future customization.Step outside to enjoy a fenced-in section of the yard, creating a more intimate outdoor setting while still having the full 2.5 acres to explore and appreciate. The property also includes a carport and two sheds, offering plenty of additional storage.With a little love and vision on the inside, this property has incredible potential to become exactly the home you've been searching for.
Serene living in Yosemite Lakes Park Coarsegold, enjoy the golden drive up to Coarsegold surrounded by slopping hills and mountains. You may even catch a glimpse of some deer. This is a manufactured home on a foundation built in 2008 with an open floor plan to formal dining room, living room and kitchen. Luxury vinyl flooring are featured in all these rooms including the inside laundry room. The laundry room does have a door that leads out to the back side yard. The primary bedroom is secluded from the other two bedrooms and the bath features a soaking tub, shower and dual sinks. The second bathroom has a tub/shower and single sink. Enjoy the bright light that radiates throughout this home. The front yard does have a wood deck and there is plenty of room to roam and enjoy outdoor living. There is a seasonal creek at the backside of property. The amenities at YLP include the lake, pool with spa, playground, basketball courts, equestrian grounds, golf course and trails. Yosemite Lakes Park YLP
Tucked away on a quiet cul-de-sac in Yosemite Lakes Park, this inviting foothill property offers space, flexibility, and natural beauty on just over an acre. A seasonal creek adds charm and a peaceful backdrop, creating a true mountain-community feel. Inside, the well-designed single-level layout features comfortable living areas ideal for both relaxing and entertaining. The attached oversized 2-car garage includes approximately 8 feet of additional depth, providing excellent space for larger vehicles, storage, a workshop setup, or recreational gear. The expansive lot offers room to garden, host gatherings, or simply enjoy the privacy and surrounding scenery. Yosemite Lakes Park amenities include: Lake access Community swimming pool Golf course Clubhouse Tennis courts Equestrian center & riding trails Hiking trails Recreation areas & playgrounds On-site restaurant/lounge Volunteer fire department Community events & activities Enjoy the perfect blend of foothill living, community amenities, and room to breathe all just a short drive to Oakhurst, Bass Lake, and Yosemite National Park.
Welcome to 41763 Horseshoe Way, a beautifully remodeled home nestled in the peaceful foothills of Coarsegold. This 3-bedroom, 2-bathroom gem sits on just over an acre of land, offering the perfect blend of privacy, space, and modern comfort. Step inside to discover an inviting open layout filled with natural light, fresh interior paint, and brand-new luxury vinyl plank flooring that flows seamlessly throughout. The spacious living area with vaulted ceilings creates a warm, airy feel, perfect for relaxing or entertaining guests.The kitchen has been tastefully updated with sleek quartz countertops, stainless steel appliances, and plenty of cabinet space, making it a dream for any home chef. Both bathrooms feature custom tile showers and modern vanities, giving the home a fresh, contemporary vibe. Recent exterior updates include new paint, a new garage door, rain gutters, and a brand-new HVAC system, ensuring year-round comfort and curb appeal.Outside, enjoy the peaceful surroundings from your covered patio, ideal for morning coffee or evening gatherings. Located just minutes from Yosemite Lakes amenities and within easy reach of Yosemite National Park, this home offers the best of both convenience and nature.The best part? This home is vacant and move-in readyno waiting, no delays. Come take a private tour and see for yourself why 41763 Horseshoe Way is the perfect place to call home. Schedule your showing today!
3.72 fenced and gated acres in the prestigious Quartz Mountain neighborhood, this colonial-style property offers privacy, flexibility, and sweeping panoramic views. The home has been freshly painted and features a newer HVAC system, providing comfort and peace of mind. With two separate entrances, the layout supports multiple uses, ideal for guests, multi-generational living, or future expansion. A detached ADU adds immediate income or guest potential, while the workshop and barn provide space for hobbies, storage, or small-scale agricultural use. The property also includes an orchard, enhancing both the lifestyle appeal and the long-term value of the land. The expansive acreage allows room to breathe, entertain, or simply enjoy the surrounding scenery, all while remaining in a highly sought-after setting. Whether you're seeking a private estate, a flexible investment opportunity, or a refined country retreat, this Quartz Mountain property delivers both lifestyle and upside.
3.72 fenced and gated acres in the prestigious Quartz Mountain neighborhood, this colonial-style property offers privacy, flexibility, and sweeping panoramic views. The home has been freshly painted and features a newer HVAC system, providing comfort and peace of mind. With two separate entrances, the layout supports multiple uses, ideal for guests, multi-generational living, or future expansion. A detached ADU adds immediate income or guest potential, while the workshop and barn provide space for hobbies, storage, or small-scale agricultural use. The property also includes an orchard, enhancing both the lifestyle appeal and the long-term value of the land. The expansive acreage allows room to breathe, entertain, or simply enjoy the surrounding scenery, all while remaining in a highly sought-after setting. Whether you're seeking a private estate, a flexible investment opportunity, or a refined country retreat, this Quartz Mountain property delivers both lifestyle and upside.
Private country living on a park-like 2.9-acre parcel with amazing views, mature oak trees, and natural rock outcroppings. Tucked away on a quiet cul-de-sac, this single-story home offers space, privacy, and a peaceful setting. Vaulted ceilings in main living area. Functional kitchen with tile counters, center island, and ample cabinetry opens to a spacious dining area. Large concrete patio is ideal for outdoor entertaining, relaxing, or taking in the scenery. Fully fenced with gated entry, attached garage, and additional parking. Ideal for those seeking land, privacy, and true rural living.
Beautiful, well maintained home in Yosemite Lakes Park! With a formal living room, and a separate family room, 3 spacious bedrooms, and a flex space that can be used as a 4th bedroom (it has a closet), there is plenty of room for everyone! The well appointed kitchen has granite countertops, and plenty of cabinets and counter space for making all of your favorite recipes. This home has a newHVAC unit, a new water heater, and a newer roof. The entire exterior was recently painted as well. The grounds of this home, and it's views are absolutely stunning! There is tons of entertaining space, with a huge covered patio, as well as a large brick patio for all of your gatherings, large or small. You'll find plenty of parking, and a circular drive to welcome you. There is also existing RV parking with electricity hook-ups. This home truly has it all, but don't forget all of the amenities YLP has to offer with a clubhouse, pool, spa, tennis court, walking trails and a lake with fishing. Come fall in love with your next home!
This beautiful home is nestled in a peaceful community in Coarsegold, just off Highway 41 behind the Chukchansi Casino and adjacent to Indian Lakes.The abundant natural light and soaring ceilings create an impressive welcome as you enter through the front door. To the left, a spacious living area flows seamlessly into the dining room and the newly remodeled kitchen. The kitchen features brand-new appliances, countertops, backsplash, and a walk-in pantry. Just beyond the kitchen is a private bedroom with a half bath and its own separate entranceideal for multigenerational living.On the right side of the home, you'll find a versatile open space perfect for a library or office, bathed in natural light.The main bedroom is located at the far end of the house and boasts an extra-large walk-in closet ready for your personal touch. The en-suite bathroom includes a freestanding tub and an oversized walk-in shower.The property is uniquely situated between two seasonal streams, with a waterfall at the rear.A large deck graces the entryway, perfect for summer evenings, while an enclosed area at the back offers a cozy retreat on rainy days.The home also benefits from a PPA solar lease, enhancing its energy efficiency.
CUSTOM HOME PERCHED effectively capturing breathtaking panoramic views, this beautifully appointed 3-bedroom, 4-bath residence offers 3,873 Sq. Ft of light-filled living space designed for comfort and entertaining. A welcoming front porch sets the tone, while expansive windows throughout frame stunning hillside and valley vistas. The home features generous living and dining areas, a well-appointed kitchen, and seamless indoor-outdoor flow. Granite counter tops W/ various areas of storage, walk-in pantry, exercise room plus large attic access. Custom lighting accentuates all the well placed built-ins thought out this well appointed home. The resort-style pool, custom built-in BBQ, ample room for family and friends is perfect for relaxing or hosting gatherings while soaking in the scenery. Bring your green thumb for the garden area and as well as the several fruit trees to savor. Thoughtfully designed with ample space, charm, and privacy, this exceptional property offers a rare opportunity to enjoy tranquil living with unforgettable views. Call your Realtor for your private showing.
This well-maintained, impeccably clean home sits at the end of a quiet cul-de-sac on 1.48 usable acres in the desirable Yosemite Lakes Park area of Coarsegold, offering peaceful views and privacy. The exterior features a durable combination of stucco and HardiePlank-type siding, adding both curb appeal and low-maintenance durability. Designed with comfort and functionality in mind, the property includes an ideal, fully fenced area for dogs complete with an entrance doggie door to a heated, enclosed room in the garage area that's better than any kennel setup. The 3-bedroom, 2-bath home offers an open floorplan with tile countertops throughout, a breakfast counter/bar, and a welcoming flow for everyday living and entertaining. Flooring includes a mix of carpet, tile, and vinyl. Stay comfortable year-round with central air and heat, or cozy up to the free-standing Heritage Soapstone EPA-compliant woodstove. A beautiful rock patio creates the perfect outdoor space to relax and take in the surroundings. Additional highlights include a generator plug-in for peace of mind and easy access to Highway 41ideal for valley commuters or quick trips north to Bass Lake and Yosemite National Park. This property blends thoughtful upgrades, outdoor enjoyment, and an exceptional location into one truly special home. Schedule your showing today and be sure to check out the virtual tour!
New Construction! This residence is packed with thousands in premium upgrades and designed for modern luxury. Step inside to an open, flowing floor plan featuring elegant vinyl plank flooring throughout with carpeting in bedrooms. The gourmet kitchen is a chef's dream, boasting sleek quartz countertops, and high-quality custom cabinetry with a large center island perfect for entertaining. Both bathrooms and vanities also showcase matching quartz tops and superior finishes.Step out onto the expansive deck and soak in the serene, breathtaking views of the surrounding landscape. The elegant exterior, complete with veneer stone accents and professionally stamped concrete, provides a warm welcome and eye catching curb appeal. Beyond your doorstep, the Yosemite Lake Park lifestyle awaits: drive your own golf cart to the nearby golf course, community pool, spa, tennis courts, hiking trails, local restaurants, and casinos just minutes away. Other near by recreation includes: 30 mins drive from Fresno's River Park shopping center, 50 mins to Yosemite National Park, 20 mins to Hensley Lake, and 35 mins to Bass Lake. This is move-in-ready living at its finest.
Welcome to this extremely clean, move-in ready home located in the desirable Yosemite Lakes Park community. Centrally located between Oakhurst and Fresno, this property offers easy commuting while enjoying a peaceful foothill lifestyle. Residents enjoy an abundance of community amenities including golf, fishing ponds, swimming pools, horse stables, dining, shopping, and miles of scenic trails.A standout feature of this home is its exceptional privacy it faces a large-acre ranch, providing open space and serene views right from your front door. Enjoy gorgeous distant vistas or unwind in your own private greenhouse, perfect for peaceful mornings or gardening enthusiasts.The home has been thoughtfully updated with new exterior paint, a new HVAC system, fresh interior paint, a full-house water filtration system, and a private water pressure regulator, offering comfort, efficiency, and peace of mind. Adding to the home's versatility is a delightful bonus room off the garage, ideal for workouts, hobbies, a reading retreat, or whatever else your heart desires. This is a wonderful opportunity to enjoy clean, comfortable living with space, views, and resort-style community amenities.
Brand-New Build in Yosemite Lakes Park! This beautiful 4-bed, 3-bath home sits on 1.24 acres with 2,196 sq ft of open living space. Enjoy high ceilings and a spacious kitchen with a large island, and stainless steel appliances. Located in a community with amenities like golf, tennis, trails, and more. Just minutes from Fresno and Yosemite. Modern comfort meets country charm. Schedule your showing today!
Charming Single-Story Retreat with Country Character Welcome to this inviting single-story home nestled in a peaceful, natural setting. From the moment you arrive, you'll appreciate the easy access, generous driveway, and classic covered front porch perfect for morning coffee or quiet evenings outdoors. Mature trees and open surroundings provide a sense of privacy and calm while still feeling connected. Inside, the home features a bright, cheerful kitchen with classic black-and-white checkered flooring, abundant cabinetry, and a cozy, farmhouse-inspired design. Thoughtful details, warm colors, and ample natural light create a welcoming atmosphere ideal for everyday living and entertaining alike. The functional layout offers comfort and convenience, with seamless flow between living spaces. Outdoors, the property provides room to relax, garden, or enjoy the beauty of the surrounding landscape. Whether you're seeking a full-time residence or a peaceful retreat, this home offers charm, simplicity, and a relaxed lifestyle in a serene settings. Call your Realtor Today
Welcome to 3.1 flat, usable acres with full utilities, tucked away in a peaceful, private area of Coarsegold. This ready-to-go property features a permitted detached garage and storage structure (“the barn”) that has been converted into living space. With your hammer, nails and imagination, it offers exciting potential. Whether for a short-term rental, extended family accommodations, or a flexible guest setup, the possibilities are endless. At the top of the property, you’ll find a graded building pad with utilities in place, ideal for a barn, workshop, or shed. The existing 1,400 sq. ft. manufactured home is considered personal property, and the buyer may choose to remove or repair it at their discretion—making this a versatile opportunity to customize and create your ideal rural retreat.
Welcome to 3.1 flat, usable acres with full utilities, tucked away in a peaceful, private area of Coarsegold. This ready-to-go property features a permitted detached garage and storage structure (the barn'') that has been converted into living space. With your hammer, nails and imagination, it offers exciting potential. Whether for a short-term rental, extended family accommodations, or a flexible guest setup, the possibilities are endless. At the top of the property, you'll find a graded building pad with utilities in place, ideal for a barn, workshop, or shed. The existing 1,400 sq. ft. manufactured home is considered personal property, and the buyer may choose to remove or repair it at their discretionmaking this a versatile opportunity to customize and create your ideal rural retreat.
Beautiful 5-Bedroom Home on 2.1 Acres with Seasonal Creek, Pool & Wrap-Around Porch! Welcome to this spacious and inviting 5-bedroom, 3.5-bath home, perfectly situated on 2.1 serene acres, complete with a picturesque seasonal creek. Built with durable 2x6 construction, this well-maintained property offers exceptional quality, comfort, and thoughtful upgrades throughout. Step inside to a bright, open, and versatile floor plan filled with natural light from large windows that frame peaceful views of the surrounding property. The beautifully updated kitchen is ideal for entertaining and everyday living, featuring all-new appliances installed in December 2023, freshly painted cabinets, double ovens, a large walk-in pantry, and a convenient butler's pantry. Recent upgrades include all-new interior paint throughout the home in 2023 including ceilings, doors, and jambs along with exterior paint completed in 2022. Vinyl flooring was installed downstairs in 2024, adding both style and durability. The HVAC system was replaced in 2020, and the pool pump was upgraded in 2024, ensuring peace of mind for years to come. The spacious primary suite offers a private retreat, with a remodeled master bath completed in 2014 featuring a luxurious steam shower. An isolated bedroom and bathroom with a private entrance provide excellent flexibility for guests, multigenerational living, or a home office. Step outside and enjoy the true beauty of country living. Relax on the wrap-around porch, unwind in the spa while gazing at the stars, or entertain outdoors on your private acreage perfect for gatherings, or simply enjoying the tranquil creek setting. The home also features leased solar with No true-up, adding energy efficiency and savings. This exceptional property offers the perfect blend of modern updates, functional design, and peaceful rural charm all while being a place you'll truly love to call home.
Welcome to 41070 Lilley Mountain Drive in Coarsegold a private mountain home offering expansive views, thoughtful updates, and everyday functionality. Situated at the top of Lilley Mountain, this property captures near-unobstructed views of the Sierra Nevada Mountains and Hensley Lake, creating a peaceful setting with a strong connection to nature. Enter from the covered front porch into a light-filled living room featuring a stone fireplace and large picture windows that frame the surrounding landscape. The updated kitchen is designed for both function and style, offering quartz countertops, stainless steel appliances, new cabinetry, a breakfast bar, and a walk-in pantry. The primary bedroom is located on the main level and includes private deck access and an updated en-suite bathroom. Upstairs, two additional bedrooms feature new flooring, updated lighting, and scenic mountain views, along with a full bathroom. Outdoor living is a standout feature with a large rear deck, ideal for enjoying the views and fresh mountain air. Recent improvements include a new roof and new HVAC system, adding long-term value and comfort. A detached garage with its own driveway and large windows provides flexible use options such as storage, workshop space, or future studio use (buyer to verify). This Coarsegold property offers a blend of privacy, updated interiors, and scenic surroundings, all within convenient driving distance to local amenities.
Welcome to 41070 Lilley Mountain Drive in Coarsegold a private mountain home offering expansive views, thoughtful updates, and everyday functionality. Situated at the top of Lilley Mountain, this property captures near-unobstructed views of the Sierra Nevada Mountains and Hensley Lake, creating a peaceful setting with a strong connection to nature. Enter from the covered front porch into a light-filled living room featuring a stone fireplace and large picture windows that frame the surrounding landscape. The updated kitchen is designed for both function and style, offering quartz countertops, stainless steel appliances, new cabinetry, a breakfast bar, and a walk-in pantry. The primary bedroom is located on the main level and includes private deck access and an updated en-suite bathroom. Upstairs, two additional bedrooms feature new flooring, updated lighting, and scenic mountain views, along with a full bathroom. Outdoor living is a standout feature with a large rear deck, ideal for enjoying the views and fresh mountain air. Recent improvements include a new roof and new HVAC system, adding long-term value and comfort. A detached garage with its own driveway and large windows provides flexible use options such as storage, workshop space, or future studio use (buyer to verify). This Coarsegold property offers a blend of privacy, updated interiors, and scenic surroundings, all within convenient driving distance to local amenities.
Stunning single-story modern farmhouse with breathtaking open views! This beautifully rebuilt from ground up and Updated 3-bedroom, 2-bath home offers an open, airy floor plan with granite countertops throughout and stylish finishes at every turn. The spacious primary suite features a luxurious walk-in shower, with a second walk-in shower in the guest bath for added comfort and convenience. Enjoy sweeping views from the covered front porch perfect for morning coffee or sunset relaxation. The covered back porch offers a great space for entertaining or unwinding. Energy efficiency is enhanced with owned solar and a newer roof. The eye-catching circular concrete driveway provides easy access and ample parking, while the low-maintenance, drought-tolerant landscaping adds curb appeal. Peaceful, private setting with room to roam. Move-in ready home blends modern comfort with country charm! Call your Realtor Today!!!
Coarsegold is located in California. Coarsegold, California has a population of 4,799. Coarsegold is less family-centric than the surrounding county with 28.97% of the households containing married families with children. The county average for households married with children is 36.35%.
The median household income in Coarsegold, California is $74,265. The median household income for the surrounding county is $66,709 compared to the national median of $69,021. The median age of people living in Coarsegold is 40.4 years.
The average high temperature in July is 94.3 degrees, with an average low temperature in January of 35.1 degrees. The average rainfall is approximately 28.4 inches per year, with 1.5 inches of snow per year.
