$10,000 BUYER CONCESSION OFFERED!! BUY YOUR RATE DOWN!! Come see this better than new home in Kinston! Barely lived in, this home has it all! Upgraded lighting, xeriscaped yard with expanded back patio, fully fenced yard, high end blinds, and finished basement. You'll love the kitchen with oversized quartz island, gas range, walk-in pantry and open floor plan with LVP flooring. Be comfortable year round with 2 AC units, 2 furnaces, and have piece of mind with class-4 shingles on a 2 yr old roof. Main level office has beautiful french doors with views of future park, mountain views from the upstairs primary are breathtaking. Master bathroom is a spa-like retreat with an oversized walk-in shower with dual heads, quartz counters, natural light, and spacious closet. Large open loft is a great flex space. Enjoy the short walk to The Hub for coffee or fun. Trails for walkers. Community pool, sports courts, and club house coming 2027. Only an hour to Estes Park/RMNP.
Enjoy peaceful country living just minutes from Loveland in this well-maintained raised ranch home, located in a quiet neighborhood just outside the city limits. Set on a spacious half-acre lot, the home offers beautiful views of Devil's Backbone, which is especially striking in the soft evening light. The covered front porch is a perfect place to unwind, while the back deck with a retractable awning is ideal for morning coffee and wildlife watching. Inside, the home features an open and inviting layout with thoughtful updates throughout. The kitchen offers plenty of cabinet and counter space, granite countertops, a tile backsplash, wood flooring, and under-cabinet lighting-functional and comfortable for everyday use and entertaining. All kitchen appliances are in great condition and included. Two fireplaces provide cozy spots to relax during colder months, and the finished basement includes a spacious family room with room for a game area or home theater setup. Enjoy added comfort and peace of mind with well-maintained systems throughout, including a brand-new furnace and A/C installed in November 2025. The natural landscaping blends well with the surroundings, offering year-round curb appeal with minimal upkeep. Outdoor lovers will appreciate the proximity to some of Northern Colorado's best recreation spots including Devil's Backbone Open Space, Horsetooth Mountain Open Space, the Wild Natural Area, and Sweetheart Winery along the Big Thompson River. This home offers a peaceful, rural feel with the convenience of nearby shopping, dining, and city amenities. Whether you're looking for a full-time residence or a private retreat, this property is a rare find. Schedule your showing today!
Welcome to 4735 Mimosa Street in northwest Loveland - a beautifully maintained ranch-style home with a professionally finished basement offering 3,208 total square feet of comfortable living space. The thoughtfully designed floorplan features true main-level living with the primary suite, guest bedroom, and dedicated home office all on the main floor. The gourmet kitchen showcases slab granite countertops, gas cooktop, double ovens, stainless steel appliances, walk-in pantry, and rich 42-inch alder cabinetry. Hardwood flooring flows through the main living areas, and the vaulted great room is highlighted by a gas fireplace with travertine and slate accents. The spacious primary suite offers vaulted ceilings, bay window, and a five-piece bath with travertine finishes, jetted tub, rain shower, and large walk-in closet. The finished basement provides a generous recreation room, two additional bedrooms, and a full bathroom. Nine-foot basement walls create an open feel and flexible living options. Major updates include a new roof and gutters in September 2024, exterior paint in 2024, and a tankless on-demand water heater replaced in July 2023. Additional features include a whole-home humidifier with UV lamp, central vacuum, covered patio, and a super clean oversized insulated three-car garage with 220V service, two 8-foot doors, openers, and service door. Located near parks, walking trails, shopping, and dining, with easy access to Boyd Lake, Carter Lake, the foothills, and I-25. Move-in ready, low maintenance, and exceptionally cared for.
Welcome to your cozy townhome style condo in midtown Loveland. This well maintained split level end unit has been fully updated. Brand new AC unit! New vinyl plank flooring throughout. Modern kitchen with black stainless steel appliances and counter top microwave. This open floor plan also has a dinning room and living room. Nestled in the corner of the living room is a wood fireplace for cozy Colorado nights. A large glass door opens to the fenced in back yard with patio. Upstairs you have 2 bedrooms and full bathroom. The primary bedroom comes with a walk in closet and warm cozy sunlight beaming through the large bay window. Just a short walk to McKee medical center and parks. Down town, the new Loveland yards and Centerra are a short drive away.
Million-dollar panoramic mountain views for less than half the price with an affordable, assumable 2.62% VA loan! Wake up daily to the magical alpenglow and take in kaleidoscopic sunsets nightly at this remarkable place in one of the friendliest neighborhoods around. It is low maintenance, well-appointed and tastefully upgraded inside and out. The welcoming covered front porch has an all-new Trex deck. The home's exterior and the storage shed were repainted last year, and the class 4 hail resistant roof was replaced in 2021 which will reduce the cost of your homeowner's insurance and protect your investment. Indoors, all new flooring, solid core panel doors with oil rubbed bronze hardware, blinds & curtains were added and it was completely repainted including the kitchen cabinets. The stainless-steel kitchen appliances, water heater and air conditioner were added in 2019. The water main shutoff was relocated from the crawlspace into the utility room for year-round convenience. This home has got a really great floorplan for everyday living and for entertaining and special occasions with spacious rooms and easy traffic flows. The primary ensuite bath has a new vanity and a sink plus a large medicine cabinet/storage space with pull out shelving and new lighting. The bonus sized fenced backyard is the true star of this property, featuring those views as well as the garden beds with drip systems, expanded patio spaces including a new brick paved addition, mature landscaping, perennial flowering plants, the oversized storage shed and a cattle gate which provides width to drive in and park an RV, boat or any other toys and still have plenty of room to play in. Take advantage of the assumable financing! Enjoy life and live it your way at this special home in such a unique and great location. Schedule a showing today!
This home is just the place you have been waiting for! Affordable home ownership, and in a great all ages and pet friendly community! Fresh exterior paint and new front steps give this home great "curb appeal." Upon entering you find a great open floor plan with easy care laminate flooring, large living room that flows right into the kitchen and dining area. Kitchen has ample cabinets, storage and counter space, a pantry, peninsula with overhang for seating, plenty of room for a good sized table and all appliances included! Both bedrooms are good sized and have new carpet. Roomy full bathroom with new surround and tub shower combo. Updated LED lighting, furnace, new double pane vinyl windows, new back door and newer water heater. This great home is absolutely move in ready. What better way to use your tax return than to use it as a down payment, invest it, be able to fire your landlord and become a homeowner. Financing is available and with as little as 5% down payment with approved credit. Call agent for more info, questions or to schedule a showing today!
Experience the perfect blend of space, comfort and timeless style in this Tudor home that is thoughtfully designed for multigenerational living. When stepping in, you will be greeted with stunning hardwood floors and elegant craftsmanship, including arched entryways, crown molding, and custom kitchen cabinetry. Enjoy the spacious living room, dining room, and sunroom, which features two fireplaces that add to the charm and cozy ambiance. With an extra side entrance to the basement, you will find a bedroom, bathroom, rec area, kitchenette, and a large flex area with storage and room for expansion and imagination. Upon entering the second floor, you will find a bedroom/bonus room that includes a partial bathroom which can be a great area for separate living space. The unfinished attic also provides unique opportunities for an extra room and entertainment space. Enjoy the short distance to Benson Sculpture Park and North Lake Park where you can experience Loveland's art culture, beauty, and traditions! The Beautiful Olde Course at Loveland is adjacent to the neighborhood and Cattail Creek Golf Course is a short distance as well.
The Delta by Aspen Homes, a brand new 2-story, 3 bd, 2.5 bth, loft, upper flr laundry, full unfinished garden level basement. Bright & open thru kitchen, dining & living. Eat-in kitchen w/ solid surface counters, island, pantry & SS appliances. Primary suite w/walk-in spa shower & walk-in closet. 2 car garage, AC & active radon & Class 4 Impact Resistant Roof. Highly efficient homes w/ 95% eff furnace w/advanced sealing package, tankless H20, HERS rated, E-Star windows. Rear lot line fencing included. Includes front yard landscaping maintained by HOA. July/Aug 2026 Completion. Builder contract template required - see listing team for details or visit aspenhomesco.com $5000 Preferred Lender Credit
The Fremont is an open layout 2-story plan featuring 3 beds, 2.5 baths, kitchen w/ island, walk-in pantry & stainless appliances. Oversize 1 car garage w/opener. Upper floor laundry. Standards: central AC, smart phone compatible thermostat, tankless H20 heater, 9ft walls on main, painted doors & trim, glass shower surround in master, active radon system, back patio, front yard landscaping & back stained fence included! Class 4 roof standard! HOA maintains front yard landscape. JULY 2026 Completion See listing team for additional floor plans and lots available from Aspen Homes at Wilson Commons. $5000 preferred lender available
*Contact builder today about Special Financing for this home - terms and conditions apply. Now available in Riano Ridge! Scheduled for June 2026 completion, this thoughtfully designed townhome offers low-maintenance living with a greenbelt directly in front, creating added openness and inviting curb appeal. The main level features a bright, open layout with a comfortable great room that flows into the kitchen and dining area-ideal for everyday living. The kitchen is finished with slab quartz countertops, stainless steel appliances, luxury vinyl plank flooring, and a functional island with seating. Access to the private patio extends your living space outdoors, while the attached 1-car garage adds convenience and storage. Upstairs, the spacious primary suite includes a walk-in closet and private bath. A second bedroom is served by an additional full bath, offering flexibility for guests, roommates, or a home office. Laundry is conveniently located on the upper level. Energy-efficient construction supports long-term comfort and cost savings. Riano Ridge offers multiple floor plans to choose from, providing options to match a variety of lifestyles and needs. Ideally located across from Mehaffey Park, which hosts year-round events and pickleball, and connects to scenic bike paths. Just moments away, the Loveland Recreation Trail system offers over 20 miles of paved trails weaving throughout the city, making it easy to enjoy Northern Colorado's active outdoor lifestyle. Reach out for details on available homes and opportunities. Community pool planned for 2027. Estimated completion June 2026
Brand new Fremont plan on full basement! Open layout 2-story- 3 bed, 2.5 bath, kitchen w/ island, walk-in pantry & SS appliances. Oversize 1 car garage w/opener. Upper flr laundry. Standards: AC, smart phone compatible thermostat, tankless H20 heater, 9ft walls on main, painted doors & trim, glass shower surround in master, active radon system, back patio, front yard landscape, back yard fence, Class 4 roof. HOA maintains front yard landscape. May 2026 Move In! See listing team for additional floor plans and lots available from Aspen Homes at Wilson Commons. $5000 Preferred Lender Credit Available!
*Contact builder today about Special Financing for this home - terms and conditions apply. Now available in Riano Ridge! Scheduled for June 2026 completion, this thoughtfully designed townhome offers low-maintenance living with a greenbelt directly in front, creating added openness and inviting curb appeal. The main level features a bright, open layout with a comfortable great room that flows into the kitchen and dining area-ideal for everyday living. The kitchen is finished with slab quartz countertops, stainless steel appliances, luxury vinyl plank flooring, and a functional island with seating. Access to the private patio extends your living space outdoors, while the attached 1-car garage adds convenience and storage. Upstairs, the spacious primary suite includes a walk-in closet and private bath. A second bedroom is served by an additional full bath, offering flexibility for guests, roommates, or a home office. Laundry is conveniently located on the upper level. Energy-efficient construction supports long-term comfort and cost savings. Riano Ridge offers multiple floor plans to choose from, providing options to match a variety of lifestyles and needs. Ideally located across from Mehaffey Park, which hosts year-round events and pickleball, and connects to scenic bike paths. Just moments away, the Loveland Recreation Trail system offers over 20 miles of paved trails weaving throughout the city, making it easy to enjoy Northern Colorado's active outdoor lifestyle. Reach out for details on available homes and opportunities. Community pool planned for 2027.
Updated and move-in ready, this spacious home offers vaulted ceilings, 5 bedrooms plus a dedicated office, and 3 full bathrooms. The fully finished basement features a large family/recreation room-perfect for entertaining, movie nights, or a play space.Situated on a corner lot in a quiet cul-de-sac, the property boasts a huge wraparound yard ready for your personal touch. Inside, you'll find new paint and flooring throughout, along with NEW windows, toilets, sinks, and faucets. The home also features a brand-new AC and furnace, plus a whole-house fan for added efficiency and comfort.The exterior was freshly painted in 2024 and includes a new composite front porch, updated exterior lighting, and a new storm door. With plenty of parking for vehicles, RVs, or toys-and no HOA-this property offers flexibility and freedom.Enjoy the convenience of walking to 4th Street's restaurants, breweries, theater, and local festivals.Listing broker is a licensed real estate broker in the State of Colorado and is the owner of this property. Hot tub on property is older but works, seller will pay to have removed if buyers prefer. Seller will offer concessions to buy down rate at closing.
Nestled within the prestigious Mariana Butte golf course community, this stunning residence offers the quintessential Colorado lifestyle, blending sophisticated luxury with the raw, natural beauty of the Loveland foothills. From the moment you arrive, the home’s commanding curb appeal and elegant front foyer welcome you into a breathtaking main-level living space where gorgeous hardwood flooring flows seamlessly throughout. At the heart of the home, a chef’s dream kitchen—complete with rich granite countertops, a sprawling breakfast bar, and premium stainless steel appliances—serves as the perfect hub for both formal and informal dining areas. The living room, bathed in natural light, opens directly onto an expansive back patio, creating an effortless indoor-outdoor flow that is ideal for hosting summer gatherings or watching the majestic elk herds that frequently migrate through the area during the tranquil winter months. The main floor is thoughtfully designed with a private primary wing, featuring soaring vaulted ceilings and a luxurious five-piece en-suite bath with a generous walk-in closet. On the opposite side of the home, two additional bedrooms offer privacy and convenience, separated by a well-appointed 3/4 bath. Practicality meets style in the large main-floor laundry room, which provides easy access to both the attached two-car garage and the lower level. Downstairs, the finished basement expands your living space significantly with two oversized bedrooms and a massive bonus/media room. Equipped with its own wet bar and kitchenette, this level is a haven for guests or an incredible setup for movie nights. The backyard is an entertainer’s paradise, framed by mature landscaping and towering trees that offer a sense of secluded tranquility. With both covered and uncovered patio spaces looking out toward the lush fairways, this home defines luxury golf course living.
Welcome to 1733 Lazar Street in Eagle Brook Meadows - a stunning 2022-built sprawling ranch perfectly positioned in prime North Loveland. Backing to open space with breathtaking foothills views, this home offers the rare combination expansive scenery, and modern design. Step inside to soaring vaulted ceilings and a bright, open-concept layout that feels both expansive and inviting. The well-appointed kitchen anchors the main living space and features stainless steel appliances, timeless shaker cabinetry, and generous prep space - ideal for entertaining or everyday living. The kitchen flows seamlessly into the dining and living areas, creating a true gathering space.The spacious primary suite is a private retreat, complete with a luxurious 5-piece en-suite bath and an oversized walk-in closet. Luxury vinyl plank flooring adds durability and style throughout the main living areas. Downstairs, the massive finished basement significantly expands your living space with two additional bedrooms and abundant room for recreation, guests, a home gym, or media area - offering flexibility for any lifestyle. Enjoy unobstructed backyard views of open space and the foothills - Colorado living at its best!
Views, Views, Views! Up to a $5,000 preferred lender incentive! Better Than New in West Loveland and priced to sell. This upgraded Rainier plan offers 3 bedrooms, 3 baths, and an open layout filled with natural light. Located in the westernmost part of the community, it faces future parkland for forever mountain views and added privacy. Interior upgrades include quartz countertops, full tile backsplash, tile bathroom floors, painted cabinetry, LVP flooring, central A/C, tankless water heater, window blinds, and stainless steel appliances. Enjoy a spacious master suite with mountain views, built-in entry bench, and radon system. The home also features an oversized 2-car garage, fenced in front yard, full unfinished basement with 9' walls, and a fenced front yard. Community amenities include a dog park, playground, and scenic greenbelts. Conveniently close to trails, open space, shopping, and routes to Fort Collins and downtown Loveland.
Enjoy low-maintenance living in this third-floor end-unit condo with beautiful mountain views and no neighbors above for added peace and quiet. With elevator access, handicap accessibility, and an attached garage, this home offers true convenience and easy main-floor living. Inside, you will find vaulted ceilings, wood flooring throughout the main living area, and a bright open layout. The kitchen features quartz countertops, stainless steel appliances, and upgraded cabinetry; all appliances are included. Step outside to your private balcony and take in the views. Previously operated as a successful EXECUTIVE/FURNISHED SHORT TERM RENTAL with low vacancies, this home has proven to have strong appeal for traveling nurses and professionals seeking an easy commute. Ideally located near the 25 and 34 exchange, commuting is simple and convenient. You are just minutes from restaurants, shopping, and MCR Hospital, making everyday errands and dining out effortless. The clubhouse next door adds even more value, offering a full kitchen, rec room, and gym. The HOA provides exceptional coverage, including trash, cable, snow removal, hazard insurance, lawn care, exterior maintenance, water, and sewer.
Enjoy low-maintenance living in this third-floor end-unit condo with beautiful mountain views and no neighbors above for added peace and quiet. With elevator access, handicap accessibility, and an attached garage, this home offers true convenience and easy main-floor living. Inside, you will find vaulted ceilings, wood flooring throughout the main living area, and a bright open layout. The kitchen features quartz countertops, stainless steel appliances, and upgraded cabinetry; all appliances are included. Step outside to your private balcony and take in the views. Previously operated as a successful EXECUTIVE/FURNISHED SHORT TERM RENTAL with low vacancies, this home has proven to have strong appeal for traveling nurses and professionals seeking an easy commute. Ideally located near the 25 and 34 exchange, commuting is simple and convenient. You are just minutes from restaurants, shopping, and MCR Hospital, making everyday errands and dining out effortless. The clubhouse next door adds even more value, offering a full kitchen, rec room, and gym. The HOA provides exceptional coverage, including trash, cable, snow removal, hazard insurance, lawn care, exterior maintenance, water, and sewer.
Low-Maintenance Luxury Steps from the Trails! Immerse yourself in the perfect blend of style and convenience in this beautifully updated home. Featuring a contemporary open-concept floor plan, the interior shines with modern finishes, sleek flooring, and designer touches throughout. The gourmet kitchen and spacious living areas flow seamlessly, creating an inviting space for both daily living and entertaining. Retreat to the fully finished basement, offering the versatile extra space you've been looking for-perfect for a home gym, media room, or guest suite. Best of all, say goodbye to endless yard work and hello to more weekend adventures; the low-maintenance exterior allows you to spend your time exploring the extensive walking and biking trails located just moments from your front door. This is Northern Colorado living at its finest! Listed at a better price than the new construction option, but with the window coverings, appliances and a finished basement.
Welcome to this bright, clean, and picture-perfect end-unit townhome! With updates galore you are sure to be amazed with every turn as you discover all that this home has to offer. As you walk to the front door you pass through a fenced private yard with a custom patio that is perfect for entertaining. Step inside the front door and you will love the two-story great room with brick fireplace and custom hardwood flooring. The open concept flows through a dining space and into the kitchen with upgraded cabinetry, custom granite countertops, and stainless appliances. The main floor primary retreat is just steps away with a professionally designed closet system, and five-piece bath. Set up for main floor living, this unit offers a laundry room, attached two car garage, and powder bath all nearby. Upstairs is a loft so large it can be used as two spaces, put your office on one end and a reading nook on the other, or just make the whole area a fantastic play room! Last but not least, the basement living space offers enough room to be its own unit entirely. With ample storage, a large fourth bedroom, full bathroom, a bonus living room, and a second laundry room, your guests or teens will feel right at home. The neighborhood pool is being completely rebuilt and will be ready for you soon, miles of nearby trails await, and the community garden is calling your name! Steps from Boyd Lake State Park, and with fantastic front range views, this one will not last long!
Welcome to this bright, clean, and picture-perfect end-unit townhome! With updates galore you are sure to be amazed with every turn as you discover all that this home has to offer. As you walk to the front door you pass through a fenced private yard with a custom patio that is perfect for entertaining. Step inside the front door and you will love the two-story great room with brick fireplace and custom hardwood flooring. The open concept flows through a dining space and into the kitchen with upgraded cabinetry, custom granite countertops, and stainless appliances. The main floor primary retreat is just steps away with a professionally designed closet system, and five-piece bath. Set up for main floor living, this unit offers a laundry room, attached two car garage, and powder bath all nearby. Upstairs is a loft so large it can be used as two spaces, put your office on one end and a reading nook on the other, or just make the whole area a fantastic play room! Last but not least, the basement living space offers enough room to be its own unit entirely. With ample storage, a large fourth bedroom, full bathroom, a bonus living room, and a second laundry room, your guests or teens will feel right at home. The neighborhood pool is being completely rebuilt and will be ready for you soon, miles of nearby trails await, and the community garden is calling your name! Steps from Boyd Lake State Park, and with fantastic front range views, this one will not last long!
Trailside living in desirable West Loveland. This three-bedroom, two-and-a-half bath townhome-style condo offers a functional layout, a detached one-car garage, and direct access to Loveland's trail network, including the 21-mile Loop Trail just a block from the front door. The main level features a comfortable living space and kitchen with good flow for everyday living. Two bedrooms are located upstairs, including the primary bedroom with an en-suite bathroom. The lower level includes a third bedroom, in-unit laundry, and flexible space ideal for guests, storage, or a home office. Located close to parks, shopping, dining, and daily amenities, with coffee, trails, and West Loveland favorites nearby. Easy access to Fort Collins and surrounding areas. A smart, well-located, move-in-ready home that lives comfortably.
Trailside living in desirable West Loveland. This three-bedroom, two-and-a-half bath townhome-style condo offers a functional layout, a detached one-car garage, and direct access to Loveland's trail network, including the 21-mile Loop Trail just a block from the front door. The main level features a comfortable living space and kitchen with good flow for everyday living. Two bedrooms are located upstairs, including the primary bedroom with an en-suite bathroom. The lower level includes a third bedroom, in-unit laundry, and flexible space ideal for guests, storage, or a home office. Located close to parks, shopping, dining, and daily amenities, with coffee, trails, and West Loveland favorites nearby. Easy access to Fort Collins and surrounding areas. A smart, well-located, move-in-ready home that lives comfortably.
Space - Location - Value 4,500 square feet of well-designed living space located in Lakes at Centerra. This Beautiful home offers Open-Concept Living with Main-Floor Bedroom and bath, Move-In Ready. Spacious Primary bedroom with large sitting area and 3 more bedrooms that include a mother n laws bedroom are located on the upper floor allowing for generational living if needed. The basement is ready for your finishes. Come and take a look at the great Low Maintenance back yard that includes a fantastic patio for lounging or entertaining and take advantage of the Near by Open Space, Trails, Lakes & High Plains Environmental Center. Ask about the 1% Lender Credit with preferred Lender and Assumable VA Loan subject to qualification.
Welcome to 706 Filbert Drive in Loveland-a spacious ranch-style home on a .44-acre lot backing to expansive open space with sweeping mountain views, beautifully framing Longs Peak. Offering abundant square footage and exceptional indoor and outdoor living areas, this property combines space, flexibility, and unforgettable scenery. The main floor features beautiful bamboo wood flooring and a bright, open layout with both a living room and a separate family room-ideal for entertaining or everyday living. The kitchen flows seamlessly into the dining area, creating an inviting gathering space. The primary bedroom and two additional bedrooms are conveniently located on the main level. The fully finished walkout basement dramatically expands the home's living space, offering a large rec room, multiple office or flex areas, two non-conforming bedrooms, and a second kitchen complete with an oven, microwave, and sink. This versatile lower level provides exceptional flexibility for guests, hobbies, extended stays, or multi-generational living. Outside, the .44-acre lot includes a covered patio, deck, outdoor storage building, and a covered carport ideal for RVs, boats, or additional vehicles. A dedicated gate from the street provides convenient backyard access directly to the covered carport, making RV or boat parking simple and accessible. All of this is set against a backdrop of protected open space and panoramic mountain views. With generous square footage, flexible living areas, backyard access for recreational parking, and breathtaking views of Longs Peak, 706 Filbert Drive offers a rare blend of space, scenery, and functionality in a sought-after Loveland location.
Andrea Conner, Colorado License # ER.100067447, Xome Inc., License #EC100044283, [email protected], 844-400-9663, 750 State Highway 121 Bypass, Suite 100, Lewisville, TX 75067

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Loveland is located in Colorado. Loveland, Colorado has a population of 75,938. Loveland is less family-centric than the surrounding county with 27.29% of the households containing married families with children. The county average for households married with children is 31.78%.
The median household income in Loveland, Colorado is $73,907. The median household income for the surrounding county is $80,664 compared to the national median of $69,021. The median age of people living in Loveland is 40.2 years.
The average high temperature in July is 87.3 degrees, with an average low temperature in January of 15.6 degrees. The average rainfall is approximately 16.1 inches per year, with 46.1 inches of snow per year.