Courtesy: LIV Sotheby's International Realty Ojai
805-646-7288
Situated on a peaceful, quiet street in Oak View, this pristine property offers the perfect blend of comfort, space, and charm. The home features 3 bedrooms and 3 bathrooms within approximately 1,820 square feet which includes a primary ensuite. The kitchen opens up to the formal living room and dining area which is ideal for both everyday living and entertaining. The spacious family room with a Lopi cast iron gas stove with remote control makes a great TV room and a place to gather. Set on an expansive 12,632 sq.ft. lot, the outdoor setting is truly special, showcasing a tranquil pond, lush lawn area, mini vineyard, fruit trees, beautiful landscaping, and a charming treehouse that adds a touch of whimsy. The property also includes a detached two car over-sized garage with shop area, carport, gated driveway, and ample parking. There is also additional room for parking an RV and a boat! A rare opportunity to own a property that offers space, versatility, and standout outdoor features--perfect for those seeking a relaxed lifestyle with room to grow, entertain, and enjoy the best of living in the Ojai Valley. Close to shops, restaurants and Sunset elementary school, and only 15 minutes away from the beaches of Ventura!
Situated on a peaceful, quiet street in Oak View, this pristine property offers the perfect blend of comfort, space, and charm. The home features 3 bedrooms and 3 bathrooms within approximately 1,820 square feet which includes a primary ensuite. The kitchen opens up to the formal living room and dining area which is ideal for both everyday living and entertaining. The spacious family room with a Lopi cast iron gas stove with remote control makes a great TV room and a place to gather. Set on an expansive 12,632 sq.ft. lot, the outdoor setting is truly special, showcasing a tranquil pond, lush lawn area, mini vineyard, fruit trees, beautiful landscaping, and a charming treehouse that adds a touch of whimsy. The property also includes a detached two car over-sized garage with shop area, carport, gated driveway, and ample parking. There is also additional room for parking an RV and a boat! A rare opportunity to own a property that offers space, versatility, and standout outdoor features perfect for those seeking a relaxed lifestyle with room to grow, entertain, and enjoy the best of living in the Ojai Valley. Close to shops, restaurants and Sunset elementary school, and only 15 minutes away from the beaches of Ventura!
Tucked into a peaceful setting, framed by mountain views, this beautifully renovated property invites you to slow down and enjoy the best of indoor-outdoor California living. Set on a lushly landscaped lot, the home offers a rare sense of privacy and space just minutes from the charm of the Ojai Village.The expansive 3,690 sq ft layout is thoughtfully designed for flexibility and connection, featuring a 4-bedroom, 2-bath main residence alongside a permitted 1-bedroom, 1-bath attached ADU with its own private entrance and soaring ceilings--perfect for multigenerational living, guests, or income potential.Sunlight fills the interiors, highlighting hardwood floors and fresh finishes that create a warm, welcoming atmosphere. Outside, the property truly comes to life--spend your days lounging by the pool, unwinding in the spa, or gathering around the firepit under the stars. Mature landscaping, raised garden beds, and open space provide a serene backdrop for both entertaining and everyday living.Additional amenities include paid solar, whole-house water filtration, a fireplace and wood-burning stove, RV parking, and a two-car garage--bringing comfort and convenience together seamlessly.Ideally located just minutes from Ojai's boutiques, dining, and farmers markets, a short drive to Ventura's beaches, and within easy reach of Santa Barbara, this property offers a unique opportunity to experience the Ojai Valley lifestyle with room to live, host, and grow.
There's a certain kind of feeling in the Ojai Valley, golden light that lingers a little longer, quiet that feels earned, and views that stretch your perspective in every sense. Set behind a gated entry in Saddle Mountain Estates, this classic two story Victorian estate captures that atmosphere in full. Built in 1984 and gracefully set across 2.05 acres, the 3,941 square foot main residence feels both stately and deeply inviting. A formal entry opens to timeless living spaces, where gatherings unfold in the elegant dining room, stories are shared beside the fireplace in the formal living room, and everyday moments settle comfortably into the warmth of the family room. Upstairs and tucked away, the primary suite is its own retreat, generous in scale, with a grand bath, a distinctive 'Oval Office' space perfect for work or reflection, and a private porch that frames the sweeping views of the Sulphur Mountain range. Beyond the main home, the property unfolds into a true country estate. A breezeway connects to the detached two car garage, topped by a charming ensuite guest quarters. Nearby, the barn, complete with three stalls, tack room, and wide paddocks, anchors the equestrian lifestyle, while an attached office and guest suite provide flexibility for creative pursuits, work from home needs, or extended stays. The grounds themselves are something special. Once featured on Ojai Valley garden tours, they tell a story of care and time, with over 40 coastal oaks casting dappled shade, flowering gardens that change with the seasons, and a rich variety of fruit trees offering everything from citrus to stone fruit. A custom oval pool with spa and rock waterfall becomes the centerpiece of long summer afternoons, while soft landscape lighting carries the ambiance into the evening. Here, privacy is a given, the views are wide and ever changing, and the pace of life slows just enough to savor it. This is more than a home, it is a place to breathe, to gather, and to live beautifully.
Perched on a hilltop in the heart of Oak View, this classic 1958 ranch/mid-century home offers one of the most coveted settings in the Ojai Valley. Set on 1.22 acres with unobstructed views, this private retreat delivers the quintessential Ojai lifestyle -- including a front-row seat to the legendary Pink Moment over the Topa Topa Mountains.The 2,600 sq ft home features 3 bedrooms, 2 baths, and a two-car attached garage. Freshly painted throughout, the interior strikes a perfect balance of mid-century character and comfortable living -- anchored by a brick fireplace, French doors etched with bird-safe circles, and a beautifully appointed kitchen with center island, farmhouse sink, and wood stove. The primary suite opens to its own private deck, and the spa-inspired bath features a freestanding clawfoot tub, walk-in glass shower, and custom tile inlay.Outside, the grounds are nothing short of enchanting -- ancient California oaks, a storybook vine-covered garden shed, a bocce ball court, kitchen garden, fruit orchard, and two decks designed for taking in the views. A bonus unfinished basement with half bath offers additional potential.A rare opportunity to own a piece of living Ojai history.
Welcome to this beautifully updated 3-bedroom, 2-bathroom home in the desirable Oak View community. Built in 1998, the residence features fresh interior and exterior paint, new vinyl tile flooring throughout, and additional updates that create a clean, modern feel.The spacious primary suite showcases vaulted wood-beam ceilings and offers scenic mountain views, providing a comfortable and inviting retreat. The functional layout and recent improvements make this home move-in ready.Conveniently located near Sunset Elementary School K-8, as well as local amenities, parks, and commuter routes
Two residential homes for the price of one! Discover this unique duplex opportunity in the heart of Oak View, offering two separate homes with distinct yards on a .23-acre lot. Ideally located with easy access to both Ojai and Ventura, this property offers flexibility, convenience, and strong investment potential.The larger home (#50) features 3 bedrooms/2 bathrooms and has been thoughtfully upgraded with newer wood and tile flooring, and an updated kitchen and bathrooms. The smaller home (#52) features 2 bedrooms/1 bathroom, is in good condition, and features an additional yard space with a storage shed and a highly productive orange tree.Whether you are looking to maximize rental income by leasing both units or prefer to live in one and rent the other to help offset your mortgage, this property offers a smart and adaptable setup. This is an excellent opportunity for investors or owner-occupants alike!
Welcome to 205 Grande Vista bright and inviting 3-bedroom, 2-bath home in one of Oak View's most convenient and easygoing neighborhoods. Just minutes from Lake Casitas and a quick drive to Ojai, this spot is all about enjoying the outdoors and laid-back living.Step inside to a light-filled layout that feels open and comfortable, perfect for both everyday living and weekend hangouts. Out back, you've got room to relax, entertain, garden, or just kick back and take in those beautiful mountain views.Close to Sunset School and surrounded by everything that makes the Ojai Valley special, this home is a great opportunity to settle into the lifestyle you've been looking for.Come see it you'll feel right at home.
Fixer Upper Alert!!! With Major Potential on a Corner Lot! This 2-Bedroom, 1-bath single-story home is the perfect opportunity for investors, flippers, or buyers looking to create their dream space. Featuring a newer roof and updated windows, some of the big ticket items are already taken care of - leaving a blank canvas for your vision inside.Situated on a desirable corner lot, this property offers added space, flexibility, and curb appeal potential. With solid bones and endless possibilities, this home is ready for a full refresh and priced accordingly.
Stonewall Ranch is a rare expression of enduring American land and craftsmanship, where generations of care are etched into the landscape itself. At its heart is a remarkable hand-built rock wall, carefully constructed over many years by the late owner, a lasting tribute to patience, skill, and pride in the land. The property offers a true country homestead feel with an expansive 3 acres of flat usable land and an oversized 12' x 46' covered front porch that captures peaceful views, golden-hour moments, and timeless family rocking chair conversations. Inside the 4 bedroom 3 bath 2,396 sq ft home is a showstopping 12' x 31' chef's kitchen built without compromise--featuring three KitchenAid ovens, a 5-burner cooktop, filtered pot filler faucet, an oversized 3' x 9' island, and a dedicated baking station with mixer lift, prep sink, and custom built-in pantry. Whether you're hosting holidays or running a home-based culinary venture, this space delivers. The custom brick fireplace offers warmth and character, making the spacious family room the true heart of the home. And with a newer roof and windows already in place, this property is as practical as it is beautiful.Family and friends will enjoy the enchanting atmosphere of the grand 24' x 28'covered pavilion which creates the ultimate setting for gatherings, celebrations, or even a simple bbq . The in-ground fire pit area adds the perfect finishing touch for unforgettable nights under the stars. With approximately 15,000 sq ft of lush lawn, flat and fully usable land, RV parking with a 30-amp hookup, and room for horses or farm animals, the possibilities here are endless--whether you're dreaming of a mini ranch, hobby farm, or simply more space to breathe.Located perfectly between Ojai and the coast, and just minutes away from Lake Casitas with views of the mountains and the river valley landscapes, Stonewall Ranch carries a timeless, grounded beauty--where rugged earth, wildlife, and history come together in a setting that feels both deeply personal and distinctly connected. Stonewall Ranch is more than a property, it is a living legacy, deeply rooted in the land and destined to be cherished and remembered for generations to come.
Best Buy Opportunity in the Ojai Valley. A rare offering that combines scale, privacy, and natural beauty across approximately 3.15 acres. Spanning roughly 4,000 square feet, this expansive residence features four bedrooms, two full baths, and two half baths, thoughtfully designed to embrace the Ojai Valley lifestyle. The open and flowing floor plan is enhanced by soaring vaulted and beamed ceilings, abundant natural light, and timeless architectural character throughout. Walls of windows frame sweeping, unobstructed views of the Sulphur Mountain range and the valley below, creating a seamless connection between indoor living and the surrounding landscape.Adding to the property's appeal, an adjacent approximately 4.42 acre parcel is also available for $750,000. This parcel offers an existing water meter and a recorded parcel map outlining established easements for utilities and access. Adjacent to but not part of the Saddle Mountain HOA, the property provides flexibility while maintaining proximity to one of Ojai's most desirable settings. A compelling value and a unique opportunity to secure space, views, and long term potential in the Ojai Valley.
This elegant home is tucked into 2 acres of meticulously landscaped grounds in the coveted Saddle Mountain Estates, gracing the market for the firsttime in over twenty years; a rare and genuine opportunity. From the moment you turn onto the generous driveway, something shifts. The pace slows. Adeep sense of peace settles in around you, framed by breathtaking views.Step through the front door and be welcomed by soaring vaulted ceilings that open the space with effortless grandeur. The living room anchored by awarm fireplace and a handsome corner bar sets the tone for a home that is equally suited to quiet evenings in and memorable gatherings with the peopleyou love. French doors sweep open to the expansive backyard, where a sparkling pool and spa await, a fenced corral sits ready for your horses, andmajestic oak trees form a natural canopy over it all. Avocado and fruit trees dot the grounds, lending a sense of abundance.In the kitchen, light pours in through Hunter Douglas shades, casting a warm, perfect glow over a space designed to inspire. Whether you're the cook oryou've brought one, the double oven and full suite of stainless steel appliances make every meal an occasion.The home offers 4 bedrooms and 4 baths, with two ensuite accommodations including the primary suite, a true sanctuary with vaulted ceilings, afireplace, and a sense of calm that's hard to leave. A private adjoining room houses a built-in vault for your valuables and arrives sauna-ready, to offer aspa-like retreat.Drift upstairs to the loft, a perch made for lingering. Whether you settle in with a book, lose yourself in the views, or simply let the morning unfoldaround you, it's the kind of space that quietly becomes your favorite corner of the house.Outside, a retractable awning lets you curate your afternoon light while the pool shimmers and the hills hold you close. For the collector or adventurer, aremarkable 1,696 sq ft 6-car garage offers room for your full collection of cars, an RV, or simply the space to dream.Miles of hiking and equestrian trails wind through Saddle Mountain Estates, while downtown Ojai is just minutes away. Ventura, Santa Barbara, Malibu,and Los Angeles are all within comfortable reach making this not just a home, but a base for a beautifully lived life.
Discover your own private retreat, tucked behind a gated entrance on nearly an acre. Where rustic charm meets modern comfort with sweeping vineyard and hillside views. This thoughtfully renovated home features a warm open-concept layout, anchored by a spacious kitchen with large gathering island, and a premium Wolf range. Luxury vinyl plank flooring, dual-paned windows throughout, bonus family room with french doors. The primary suite boasts a relaxation space / closet. with a soaking tub, vanity area, built-in fan/bluetooth speaker creating a meditative environment that continues outside to the adjacent koi pond.Step outside into a serene and inspiring oasis - the grounds are designed for enjoyment and have endless possibilities. Winding decomposed granite pathways lead you past many gathering spaces, mature oak trees, large chicken coop, corral for livestock, and a greenhouse surrounded by raised beds - with an off-grid vibe, it's perfect for the hobby farmer. Spend sunny afternoons in the above-ground pool, or relax and star gaze from the bubbling spa. Versatile bonus spaces include a fully outfitted yurt, and four finished Tuff sheds. Perfect for guest overflow, creative studios, or work-from-home set ups. Located just minutes from Lake Casitas, local dining, and easy commuter routes, this property combines the quiet serenity of country living with accessibility--perfect for those seeking a warm, inviting, and truly unique ranch lifestyle.
Welcome to 1125 Spring Street, an exceptional custom-built estate situated within the highly sought-after Olivas Mesa Private Community enclave of just 10 distinguished homes. Offered for the first time by the original owner and builder, this property radiates true craftsmanship, meticulous care, and timeless design inside and out.Set on 2.08 flat, fully usable acres with 60+ tangerine trees, this single-level, nearly 4,000 sq. ft. residence combines refined country living with modern luxury. A grand circular driveway introduces the home, surrounded by lush landscaping, palm trees, and views of the majestic Ojai Valley and surrounding mountains.Inside, the formal entry leads to expansive living spaces highlighted by vaulted ceilings, a raised-hearth gas fireplace, and panoramic views. The entertainer's kitchen is designed for gatherings--featuring a large center island, custom cabinetry, breakfast and dinner area in kitchen along with a separate formal dining room. Additional spaces include a front den/study/piano room, second floor bonus/game room or guest suite, and a large laundry and utility room.The spacious primary suite comes with a large with a walk-in closet, walk-in shower stall, a separate oversized soaking tub and a private deck overlooking the Ojai valley--the perfect place to unwind and take in the sunset.Outdoors, the property becomes a resort-style oasis. Enjoy a sparkling pool with diving board and water slide, a raised spa, and a covered entertainer's pavilion complete with a changing room, BBQ area, and game zone. The manicured lawn, children's playhouse, and fenced pool area provide both beauty and peace of mind.With solar power, a three-car attached garage, and ample room for RV, trailer, or boat parking, this property offers space and flexibility rarely found in the Ojai Valley. Zoned for horses, there's room for a barn, stalls, corrals, or even an ADU or guest house.Located just 15 minutes to downtown Ojai, 15 minutes to Ventura's beaches, and less than an hour to Malibu or Santa Barbara, this home offers the best of both worlds--tranquil country living with easy access to coastal and city amenities.Experience the perfect balance of privacy, quality, and Ojai Valley beauty at this one-of-a-kind estate. Come own a piece of the majestic Ojai Valley.
Welcome to 75 Maxine Avenue, Oak View, CA 93022This remodeled turn-key estate consist of seamless wood laminate floors through out the home, new energy efficient windows and doors, new landscaping, and all new kitchen appliances! The bathrooms have been thoughtfully enhanced with custom showers including a fully tiled shower and tub combo, highly efficient toilets, and sleek new vanities with stone counter tops and contemporary finishes. The open kitchen connects to the generous two car garage, although your large driveway offers lots of parking as well. Off the living room, which features a white brick fireplace, the sliding door opens into a covered terrace leading into freshly cut green grass offering a tranquil escape. Hike on the nearby horse trails, or head out to the nearby lake and check in with the local eagle family, located just moments away. Or spend your days exploring Ojai's downtown before taking a drive out into the wilderness to experience the breath-taking waterfalls! Conveniently commute to and from Ventura, Santa Barbara, and even Los Angles. Have the best of both worlds by being close enough to have it all, yet far enough away to still enjoy a peaceful life in the country.
Welcome to easy Ojai Valley living in this beautifully updated 3 bedroom, 2 full bath home located in the warm and inviting community of Oak View. Thoughtfully renovated and designed for the comfortable everyday living with finishes that are timeless and easy to maintain. This property blends modern upgrades to the kitchen and baths w/ the relaxed vibe, all set on large fully fence lot with room to grow! Step inside to an open concept floor plan with warm finishes a dark rich Pergo wood flooring runs throughout creating a cohesive and inviting feel. The spacious living area is ideal for both relaxing and entertaining with tons of window making it light and airy. The heart of the home is the upgraded kitchen designed for both style and function in mind. Crisp white cabinetry, sleek countertops and stainless steel appliances give the space a fresh, contemporary look. Featuring a large center island w/ bar seating providing the perfect gathering place for casual meals, morning coffee or hosting friends and family. The generous counter space in addition to ample cabinet storage, makes this kitchen as practical as it is beautiful. Also the direct entry to the backyard creates the ideal access for indoor/outdoor living you can enjoy year round with a large concrete area for BBQ and Al fresco dining. All 3 bedrooms are well proportioned offering comfortable retreats at the end of the day and the Primary bedroom features an Ensuite bath with a double sink vanity, modern fixtures, paired with a tub/shower combo wrapped in classic white subway tile, clean and timeless for years to come. The additional full bath features a stylish single sink vanity w/ stone countertop and tiled tub/shower enclosure, it's ideal location w/ close proximity to the yard makes it convenient when entertaining, after all the exterior grounds is where the property truly shines. The large, fenced yard offers incredible potential and privacy a rare find in this price point. There is plenty of space to create your dream outdoor environment whether that includes a pool, spa, expanded garden and/or ADU, you can have all! The existing raised garden beds , mature fruit trees and large open area provide a wonderful starting point for creating your ideal entertaining space while still leaving space for future expansion. There is off street Parking on a pad behind the gate room enough for an RV and a additional extra large storage shed on the other side of the home great for storing small toys, bike, tools and other normal garage stuff. Located in the Friendly community of Oak View just a short drive to downtown Ojai, this home offers a small-town charm w/ Big lifestyle energy. Enjoy the short stroll to the local K-8thgrade school, neighborhood market, local dining spots, Post Office and other essential services. Outdoor enthusiasts will appreciate the nearby biking and hiking trails, farmers markets, parks and local art events with easy access to everything the Ojai Valley has to offer as well as the beautiful beaches of Ventura county. Whether you are looking for your first home, a peaceful retreat or a property with room to expand, this gem delivers comfort, upgrades and opportunity in one appealing package. Come experience the space, light and potential for yourself as this is a home where you can truly put down roots and grow!
Tucked away at the end of a long private drive, this custom-built single-level ranch estate captures the essence of Ojai's relaxed sophistication. Set on 2.1 acres of peaceful countryside, the 3,602 square foot residence offers effortless indoor-outdoor living with vaulted ceilings throughout and an inviting open floor plan designed for comfort and entertaining.The home features four spacious bedrooms and three and a half baths, blending timeless ranch architecture with modern livability. An oversized 900 square foot three-car garage provides ample room for vehicles and storage, while the detached studio or flex space offers endless possibilities as a creative retreat, gym, or guest quarters. Car enthusiasts and adventurers will appreciate the separate two-bay RV garage with high ceilings, ideal for large vehicles or workshop space. The expansive grounds invite future outdoor enhancements such as gardens, a pool, or equestrian amenities, all surrounded by the natural beauty and privacy that define the Ojai lifestyle. Saddle Mountain Estates combines seclusion, space, and opportunity in one of Ojai's most tranquil settings. It is an ideal sanctuary for those seeking refined country living just minutes from the village, hiking trails, and Ojai's vibrant cultural scene.
Discover a rare opportunity to own nearly 12 acres of land in the heart of Oak View. Two adjoining parcels totaling approximately 11.78 acres, offering incredible potential for those seeking a private horse property, ranch, or country retreat. The 5.97 acre parcel includes a 2-bedroom, 1-bath home in need of repairs and ready for your creative vision and personal touch. This same parcel also features horse stables, a spacious riding arena, and lighting and electrical infrastructure throughout, making it ideal for equestrian use or future development.The 5.81 acre parcel extends across the stunning Ventura River Preserve, offering unparalleled access to miles of scenic trails and natural beauty right at your doorstep. Whether you're a horse enthusiast, nature lover, or investor looking for acreage with endless potential, this property offers the rare combination of space, privacy, and proximity to Ojai's outdoor lifestyle.Sold as-is, this is a unique chance to create your dream ranch or retreat while enjoying the tranquility and open space that only Oak View and the Ventura River Preserve can offer.
Custom-Built Estate with Unmatched Lake Casitas Views on 5.64 Acres.Welcome to your private hilltop sanctuary, where breathtaking, unobstructed views of Lake Casitas and the surrounding valley stretch as far as the eye can see. This expansive, custom-built estate offers approximately 4,232 sq. ft. of thoughtfully designed living space, nestled on 5.64 acres across two parcels. Designed for both grand entertaining and comfortable day to day living, the home features two spacious primary suites, one on each level, a dramatic great room with soaring 20-foot vaulted ceilings, and a generous upstairs loft offering sweeping panoramic views.Inside, you'll find timeless design and quality finishes, including hardwood and custom tile flooring, onyx marble kitchen countertops, and premium appliances. While the home has been well cared for, it offers a fantastic opportunity for updates and personalizing, making it a perfect canvas to create your dream estate. The open-concept chef's kitchen flows seamlessly into multiple entertaining areas, including a game room with full bar. For wellness and relaxation, enjoy a dedicated spa-inspired exercise room with its own sauna. Downstairs, the finished lower garage level adds approximately 980 sq. ft. of flexible space, ideal for a studio, workshop, gym, or additional living quarters. This one-of-a-kind property blends privacy, scale, and opportunity like few others in the area. With a little vision and updating, it could become a true showpiece.
Rarely does a property in the Ojai Valley offer this exceptional combination of panoramic Lake Casitas views, privacy, usable acreage, and close proximity to both downtown Ojai and the coast. Designed by acclaimed architect Marc Whitman, this Mediterranean-inspired retreat blends timeless architecture with wellness-focused living on 5.6 serene acres. Soaring ceilings, expansive glass windows, and breathtaking mountain and lake views fill the home with natural light and tranquility. The chef's kitchen features a Wolf range, Sub-Zero Pro Series refrigerator, and custom alder cabinetry. Eco-certified wood flooring, custom built-ins, and energy-efficient dual-pane windows reflect thoughtful craftsmanship throughout. A glass-enclosed Four Seasons sunroom creates the perfect space for fitness, yoga, art, or wellness practices. The private-entry guest wing offers ideal flexibility for multigenerational living, guests, a home office, or art and music studio.Outdoors, enjoy thriving organic fruit trees including avocado, orange, lemon, lime, tangerine, grapefruit, and more, along with visits from hummingbirds, red-tailed hawks, and great horned owls. An adjoining flat parcel with water and electricity already in place offers exceptional potential for a guest house, studio, pool, pickleball court, or expanded outdoor living. Just 10 minutes from downtown Ojai and less than 15 minutes from the beach, this meticulously maintained property offers a rare blend of views, privacy, nature, and lifestyle. Sellers are open to all reasonable offers.
Oak View is located in California. Oak View, California has a population of 6,169. Oak View is less family-centric than the surrounding county with 31.8% of the households containing married families with children. The county average for households married with children is 33.07%.
The median household income in Oak View, California is $99,375. The median household income for the surrounding county is $94,150 compared to the national median of $69,021. The median age of people living in Oak View is 43.7 years.
The average high temperature in July is 81.5 degrees, with an average low temperature in January of 40.5 degrees. The average rainfall is approximately 18.5 inches per year, with 0 inches of snow per year.
