This beautiful contemporary-style home is located in the coveted River Pointe Community in Pigeon Forge, just a half mile from the Parkway, offering convenient access to area attractions even during the busiest tourism seasons. The property is only a short five-minute drive to the Cal Ripken Experience and the LeConte Convention Center, which hosts a variety of events throughout the year, and approximately ten minutes to Dollywood. Perfectly situated, this home provides quick access to major venues while still offering privacy and relaxation within a community that allows both permanent residences and lucrative short-term rental opportunities. This 2-bedroom, 2-bathroom home offers approximately 1,166 square feet of comfortable living space and is ideal as a primary residence, vacation home, or income-producing investment property. Inside, the home features an open floor plan highlighted by a spacious great room with vaulted ceilings that create an inviting, airy atmosphere. The great room seamlessly combines the living room, dining area, and kitchen, providing an ideal space for gathering with family and guests. A gas log fireplace adds warmth and charm to the living area. The home also offers generous closet spaces and additional storage with pull-down attic access located in the primary bedroom closet. Just off the kitchen, step out onto your private balcony equipped with lounge chairs, a patio table, and a gas grill--perfect for enjoying outdoor meals or relaxing after a day exploring the Smokies. Within easy walking distance is the Little Pigeon River, where residents and guests can enjoy warm-weather activities such as swimming, tubing, and fishing. Riverpointe also features a covered pavilion with picnic tables and charcoal grills, ideal for hosting family gatherings, celebrations, or small events. A scenic riverwalk winds through the community, offering the perfect setting for peaceful strolls while enjoying the relaxing sound of the river flowing over the rocks. This home is ready for immediate occupancy whether you are seeking a permanent residence, short-term rental investment, or a relaxing second home in the Smoky Mountains. Contact your favorite exclusive buyer's agent today to schedule a private showing.
Welcome to your ideal Smoky Mountain retreat in the heart of Pigeon Forge! This beautifully maintained 2-bedroom, 2-bath cabin offers an incredible location just minutes from the area's top attractions, dining, shopping, and entertainment, while still delivering the peaceful charm of a mountain getaway. Inside, the inviting living room features soaring cathedral ceilings and a striking fireplace, creating a warm and cozy space to relax after a day of exploring. The open layout flows comfortably, making it perfect for gathering with family and guests. Both bedrooms are generously sized, offering comfort and privacy, and the primary suite includes a luxurious whirlpool tub, perfect for unwinding at the end of the day. Outside, enjoy the cozy front and back porches, ideal for morning coffee or evening relaxation, or take a soak in the private hot tub surrounded by serene surroundings. Even better, the cabin is being sold fully furnished, providing a true turnkey opportunity for a vacation home or short-term rental. With its unbeatable location and strong rental income potential, this property is a fantastic opportunity whether you're searching for a personal mountain escape, an investment property, or both. Don't miss the chance to own your own piece of the Smokies!
Located just off Ogle Drive and less than half a mile from the Parkway in Pigeon Forge, this beautifully maintained 3-bedroom cabin offers the perfect blend of mountain serenity and unbeatable convenience. Enjoy scenic Smoky Mountain views while being minutes from the dining, shopping, and attractions that make Pigeon Forge one of the Southeast's top vacation destinations. This property is a true turnkey short-term rental investment with a proven track record, generating strong revenue rental income in 2024 & 2025 and demonstrating consistent year-over-year performance. Thoughtfully upgraded and well cared for, recent improvements include a metal roof (2016), gutters (2018), tankless water heater (2022), exterior staining (2023), HVAC system (2024), and new dishwasher and washing machine (2025). Inside, the layout is designed with vacation guests in mind, featuring comfortable sleeping accommodations, welcoming living areas, and an atmosphere that captures the charm of the Smokies. The combination of strong rental history, major system updates, mountain views, and prime location makes this cabin a compelling opportunity for investors and second-home buyers alike. If investors or buyers utilize the seller's preferred lender, a 1% credit will be applied toward closing costs. Additionally, the cabin will include a home warranty as well. Whether you're seeking a high-performing income property or a personal retreat that helps offset ownership costs, this Pigeon Forge cabin delivers on both lifestyle and return.
Awesome Smoky Mountain cabin tucked away on over an acre of unrestricted privacy while only 10 minutes off the Parkway! This consistently ~$40,000 gross annual log cabin is turnkey, fully furnished, & features a 3 year old roof, new hot tub controls, new water heater, new asphalt driveway, new duct work and newer HVAC, new septic, insulated pipes, gas fireplace, and more - all your possible sources of major expense have been updated and upgraded! Enjoy privacy, true log cabin look & feel, low maintenance, proven track record, high speed internet, with no HOA, all while being right in the middle of it all: only 10 minutes from the Parkway, 15 minutes from The Island, 15 minutes from Gatlinburg, & 20 minutes from Dollywood!
NEW HVAC 2026, Recent updates, location, location, location! In the heart of Pigeon Forge, one Level Living and Level Yard All info deemed reliable but not guaranteed. Buyer to confirm all to their satisfaction.
Check out this ADORABLE cabin less than ½ mile to Wears Valley Road and the MAIN PARKWAY! TURN KEY ready for cash flow and also enjoy the amenities of BIG BEAR RESORT including indoor and outdoor pool, fitness room, game room, and other facilities! This cabin is situated to enjoy the maximum privacy for this location- and enjoy the convenience and amenities? all on city water and sewer! Separate kitchenette downstairs, 2 fireplaces, front porch, back deck, and a hot tub!! What a wonderful spot to let you or your guests enjoy all Pigeon Forge has to offer! Schedule to see this cute cabin SOON!
TURNKEY RENTAL OPPORTUNITY in the Heart of Pigeon Forge! This fully furnished 2BR/3BA cabin is ready to start generating income on day one. The spacious upstairs master suite features a private balcony, while the main level boasts soaring cathedral ceilings, a cozy gas fireplace, a full guest bath, and a private deck for grilling. The lower level offers incredible flexibility, with its own gas fireplace, foosball table, kitchenette, bedroom suite, and a separate deck with a porch swing. Rent both levels together for maximum capacity, or take advantage of the layout and rent each level separately for dual income streams. Guests will love the covered front porch, ample level parking, and the resort's top-tier amenities including an outdoor pool, clubhouse, indoor pool, fitness center, game room, and locker rooms. All this, just minutes from the Parkway, attractions, shopping, and dining. Located in Big Bear Resort, this is one side of a duplex. Perfect for easy maintenance while delivering strong rental potential. With its prime location and flexible layout, this property is a proven guest favorite that keeps them coming back year after year.
Welcome to this beautifully appointed 2-bedroom, 2-bath cabin in Big Bear Lodge & Resort, perfectly positioned in the heart of it all! Nestled in the midst of the attractions, dining, shopping, and entertainment that Pigeon Forge is known for, this property offers the ideal blend of mountain charm and unbeatable convenience. Inside, you'll find a warm and inviting layout designed for comfort and relaxation, whether you're enjoying it as a personal getaway or hosting guests. Residents and guests enjoy access to incredible community amenities, including an outdoor swimming pool, clubhouse, fitness center, game room, and indoor pool, offering year-round fun and entertainment for all ages. One of the standout benefits? Easy access with no steep or intimidating mountain roads to navigate, plus no exterior maintenance to worry about. The HOA covers water, sewer, internet, TV, trash, and grounds maintenance, giving you true low-maintenance ownership. Simply arrive, unwind, and enjoy everything the city has to offer. With its prime location and resort-style amenities, this cabin boasts fantastic overnight rental potential, making it a smart investment opportunity in one of East Tennessee's most tranquil destinations. Whether you're looking for a personal retreat, income-producing property, or both, this one checks all the boxes!
Prime Commercial Land C-2 Zoning Just Off the Parkway Located minutes from the Parkway in the booming market of Pigeon Forge, this C-2 zoned commercial property presents a rare and highly desirable opportunity. While the property includes an existing structure that could be renovated or repurposed for office, retail, service, or specialty use, the true value is in the land itself. With flexible C-2 zoning, the possibilities are extensive -- retail, dining, attractions, mixed-use concepts, and more (buyer to verify). Commercial land in this location is limited and continues to be in high demand. Investors and developers should evaluate this property carefully to determine the optimal redevelopment strategy and highest return potential. This is your opportunity to secure a premium commercial site in one of Tennessee's strongest tourism-driven economies.
Welcome to 310 White Cap Lane, a delightful home nestled in a serene wooded setting in Pigeon Forge, TN. This residential property exudes character and warmth, offering a peaceful retreat just minutes from the stunning Great Smoky Mountains and the lively attractions of Gatlinburg. With its classic design and cozy atmosphere, this home provides a perfect backdrop for family gatherings and quiet evenings. The inviting layout features ample living space, making it ideal for creating lasting memories. Large windows frame the picturesque views of the surrounding woods, bringing the beauty of nature indoors. Outside, you'll find a tranquil setting that's perfect for relaxation or enjoying outdoor activities. The lush, wooded lot provides a sense of privacy and seclusion, while still being conveniently located near shopping, dining, and recreational opportunities. This property is exclusively residential, making it an ideal choice for those looking for a primary residence or a peaceful retreat in the heart of the Smokies. Embrace the charm of mountain living at 310 White Cap Lane - schedule your showing today!
Luxury, Location and Income Potential! Discover your dream mountain retreat in this stunning, almost-new modern cabin, perfectly positioned for maximum convenience and enjoyment. Sleeping 8, this luxury getaway is an investor's dream or the ultimate family vacation spot. You can't beat the location: just one mile from the heart of Pigeon Forge, 13 minutes to the excitement of Dollywood, and a scenic 20-minute drive to charming Gatlinburg. The cabin itself is a paradise of high-end amenities. Spend your days relaxing on two spacious decks with breathtaking mountain views or dive into fun with your private indoor pool and dedicated large game room. After a day of adventure, unwind in the soothing 6-person hot tub. Inside, the open-concept design centers around a cozy stone fireplace and a sleek, modern kitchen. For ease of access, the Primary bedroom is conveniently located on the main floor. A rare and significant benefit for the Smokies: this property boasts public water and sewer, a feature that adds value and simplifies maintenance. This is a turn-key opportunity to own a top-tier, fully furnished modern cabin in the most sought-after location. Don't miss your chance to secure this spectacular property! Square footage is approximate. Buyer to verify square footage and all HOA information.
SELLER IS OFFERING 10,000 CREDIT TOWARDS BUYER RATE BUY-DOWN. Gross rental income of $86,908.70 in 2024. This 3-LEVEL cabin sleeps 12 and is ideally located just ~2 miles from The Island in Pigeon Forge and less than 7 miles from Dollywood. Featuring 4 KING SIZE rooms (two downstairs, one on the main level, and a loft bedroom upstairs) and 3 bathrooms (one on each level), the property offers ample space and comfort. Guests especially enjoy the spacious downstairs GAME ROOM with two arcades, plenty of seating for movie nights, and room to add more games if desired. The cabin boasts two levels of covered decks tucked into a private wooded setting, convenient drive-through parking, and Comcast internet. Recent updates include a new roof (2023), HVAC (2024), kitchen countertops, sink, and appliances (2023), fresh interior and exterior stain (2023), new stair and deck railings (2023), LVP flooring in bedrooms, loft, and downstairs living area (2023), and new light fixtures (2025). Drone Photography was used.
Hey, check this out-your next forever home just hit the market! Built fresh in 2021, this 3 bedroom, 2 bath beauty sits only 500 yards from the Pigeon Forge Parkway- close enough to grab coffee downtown, far enough to keep the traffic noise out. Permanent residence only, so no Airbnb headaches. LVP floors throughout for easy clean. Tons of natural light pouring in every room, like the place was designed for lazy Sunday mornings. Out back? Fully fenced yard for pets or kids, plus a covered deck-perfect for grilling rain or shine. Bonus: a bubbling hot tub for those chilly nights, and a whole house Generac generator so you're never left in the dark. Ready to see it? Schedule your showing now!
Welcome to your next high-performing short-term rental investment in the heart of Pigeon Forge! Perfectly positioned directly across from the community pool in Arrowhead Resort, this 5-bedroom, 5-bath luxury cabin combines premium amenities, privacy, and a prime location ~ a winning formula for consistent rental income. Step inside to soaring celings, warm wood finishes, and an open-concept layout designed for entertaining large groups. The spacious great room flows seamlessly into a fully equipped kitchen and generous dining area ~ ideal for hosting family gatherings and group getaways. * Theater Room ~ a guest favorite amenity that drives bookings year-round. *Game Room with Pool Table ~ keeps guests entertained rain or shine. *Private, Wooded Setting ~ enjoy the serenity of the Smokies while still being steps from resort amenities. *Across from Community Pool ~ a top-search feature for families booking in peak season. Each bedroom offers its own private bath, providing comfort and convenience for multiple families or large groups ~ maximizing occupancy potential and 5-star reviews. Located just minutes from the attractions, dining, and entertainment of Pigeon Forge, this turnkey property is perfectly positioned for strong short-term rental performance in one of the Smokies' most desirable resort communities. Whether you're expanding your STR portfolio or entering the market with a proven income producer, this Arrowhead gem check every box: LOCATION, HIGH-DEMAND AMENITIES, PROVEN INCOME POTENTIAL, LOW-MAINTENANCE RESORT SETTING. Investment meets experience ~ and this cabin delivers both.
Superior location in the heart of Pigeon Forge where you can actually walk to the Parkway, restaurants, shopping, and all the attractions that make this area so much fun. No fighting traffic when you can just stroll. This beautifully maintained 4 bedroom, 4 bathroom condo comes fully furnished with gorgeous, thoughtfully selected furnishings and is truly move-in ready. All you have to do is bring your clothes and decide which bedroom you want first. The main level features a warm and inviting living room with fireplace, spacious dining area, and a kitchen buyers will fall in love with, complete with an adorable dedicated coffee and beverage station that makes mornings feel a little more special. Washer and dryer are conveniently located on the main level for easy living. Lower level is perfect for a guest suite, mother n law suite, or rent it out and let it help pay your mortgage. You can live on the main level and rent out the first floor to help pay the mortgage. Step outside to the large private deck, perfect for morning coffee, evening conversations, or just enjoying the peaceful setting after a busy day. Whether you are looking for a permanent home, vacation getaway, or income-producing short-term rental, this property offers the perfect combination of location, comfort, and flexibility. Opportunities like this in this location do not come along often. Fully furnished properties in walkable Parkway locations are in extremely high demand and this beautiful home makes it easy to say yes to the address!
Discover this newly built short-term rental in the heart of Pigeon Forge, TN, offering the perfect blend of comfort, convenience, and high-demand amenities. Completed in 2024 and meticulously maintained, this home feels nearly new and is designed to impress both guests and owners alike. Enjoy easy, level access via city-maintained roads along with the peace of mind that comes with public water and sewer utilities. Inside, the open and inviting layout features soaring cathedral ceilings, a beautiful corner fireplace, and a well-appointed granite kitchen with bar seating, ideal for gathering and entertaining. The main-level master suite provides comfort and convenience, while upstairs you'll find two additional bedrooms, each with its own private bathroom. The lower level offers a spacious game room and additional lounge area, leading to one of the property's standout features--your private indoor inground pool, perfect for year-round enjoyment. Location truly sets this property apart. Situated less than 2 miles from the Great Smoky Mountains Parkway, you're right in the center of Pigeon Forge with quick access to top attractions like The Island, Mountain Mile, dining, shopping, and entertainment. Whether you're seeking a turnkey short-term rental or a family getaway, this property delivers on location, layout, and amenities--checking every box for a successful investment or unforgettable retreat.
Multiple possibilities with this beautifully updated home in the heart of Pigeon Forge offers space, comfort, and versatility for a large family or even two families! Featuring a total of 5 bedrooms, 4.5 baths, bonus rooms, and multiple living areas, this property has it all. Main Level: 3 bedrooms, 2.5 baths, an open floor plan with a spacious living room, dining area, and updated kitchen. Basement Level: 2 bedrooms, 2 baths, additional living room, dining area, bonus room, plus a potential second kitchen already wired and plumbed just add cabinets and appliances. Enjoy outdoor living with double decks and covered porches, perfect for entertaining or relaxing. Property highlights include: Three-car detached garage Additional storage shed/workshop Huge carport for multiple vehicles 1.7 acres zoned R-2 All this in a prime Pigeon Forge location, close to shopping, dining, attractions, and everything the Smokies have to offer! This rare find is move-in ready and waiting for you!
One of the best deals in the Smokies right now! Welcome to your perfect getaway in the heart of Pigeon Forge located just one mile from the Parkway with no steep access roads! This beautifully maintained 2 bedroom, 2 bath cabin offers the ideal blend of rustic charm and modern convenience. Step inside to find hardwood floors, new carpet, tongue-and-groove accents, vaulted ceilings, and a stunning gas stone fireplace that anchors the warm, open living space. The private covered deck makes for the perfect spot to soak in the hot tub and enjoy the Smoky Mountain views! A spacious loft provides the second bedroom and bathroom. This cabin has been tastefully decorated, freshly painted, and features a new washer and dryer. Located in sought-after Big Bear Lodge and Resort, enjoy access to fantastic amenities including a seasonal outdoor pool, year-round indoor pool and hot tub, fitness center, and game room making this property as enjoyable for guests as it is for owners. HOA fee includes trash removal, natural gas, water, cable/internet, landscaping/mulch, and access to all on site amenities.
Beautifully maintained 2-bedroom, 2-bath condo located on the Gatlinburg Golf Course with a private deck overlooking one of the scenic holes and stunning mountain views. This fully furnished unit features new flooring, fresh paint, a new HVAC system, and appliances just a few years old. The inviting living area showcases a stone fireplace, creating a warm and cozy atmosphere. The open floor plan is ideal for personal use or short-term rental guests. Rentals in the resort typically generate upwards of $60,000 per year, offering excellent investment potential. Hoa fees also include water, sewer, internet, cable TV, and trash. Additional highlights include an assigned garage parking space, elevator access directly to your front door, and a prime location close to all that Gatlinburg has to offer. This turnkey condo is perfect as a vacation home, second residence, or income-producing property.
Enjoy the best of Pigeon Forge living with this fully furnished 1-bedroom, 1-bath condo that comfortably sleeps four and is ready for immediate enjoyment or rental income. Perfectly positioned in the heart of town, the unit sits directly across from The Island and within easy walking distance to popular restaurants, shopping, and attractions. The spacious bedroom offers a king bed and relaxing jetted whirlpool tub, while the open living and dining area provides a welcoming space to unwind after a day exploring the Smokies. The living room features a sleeper sofa and cozy gas fireplace, creating comfortable accommodations for guests and owners alike. Residents enjoy maintenance-free living along with access to a seasonal outdoor pool, all just minutes from Dollywood, The Old Mill, and countless area favorites. HOA dues include gas, water, and cable, with onsite laundry facilities available exclusively for owners. An excellent opportunity for a vacation retreat, short-term rental investment, or full-time residence in one of the Smoky Mountains' most sought-after locations. As with all real estate transactions buyers and buyers agent should verify all information independently including HOA information and square footage. Square footage taken from appraisal and deemed reliable but should be verified by buyer and buyers agent. Buy title insurance. Equal housing opportunity. Drone photos were used in this listing.
An incredible investment opportunity or private retreat awaits two fully furnished homes in one unbeatable location! Nestled on over an acre, this stunning property offers a spacious 4-bedroom, 2.5-bath main cabin and a charming tiny home that can be rented together or separately. Inside the main cabin, hardwood floors flow throughout, leading to a fully equipped kitchen with granite countertops and stainless steel appliances. The cozy warmth of two gas fireplaces sets the perfect atmosphere, while two updated full baths add a touch of modern comfort. The fully finished basement transforms into an entertainment haven, complete with a game room and half bath. Step outside to a serene backyard oasis featuring a hot tub, fire pit, and a deck overlooking the creek, an ideal spot to unwind with nature's soundtrack. Located just minutes from the Parkway in Pigeon Forge, this property offers a prime short-term rental opportunity or a dream getaway for large families. Whether you're seeking a high-return Airbnb or your own private escape, this versatile, income-producing gem is ready for you! Receive 1% rate reduction for 12 months when using seller's preferred lender.
Location! Location! Location! This brand-new luxury cabin is located in the heart of Pigeon Forge, a prime area for overnight rentals and an exceptional income-producing opportunity. Featuring 5 spacious bedrooms, each with its own private en-suite bathroom, this property offers both comfort and privacy. All bedrooms include king-size beds, creating a true luxury experience for guests. The stunning kitchen showcases beautiful granite countertops and breathtaking finishes, perfect for entertaining and gathering. Each bathroom is designed with custom tile work and upscale touches throughout. The cabin is beautifully decorated and turnkey ready. Step outside onto the deck to enjoy scenic views and beautiful sunsets while relaxing in the hot tub. Inside, guests will love the dedicated game room for entertainment, along with a private office space, ideal for working remotely while enjoying the peaceful mountain setting. The resort itself offers fantastic amenities, including a community outdoor pool, a perfect feature to enhance your short-term rental appeal. The property also benefits from nicely paved roads and lawn maintenance, making ownership easy and convenient. Located just a short drive to Gatlinburg and the Great Smoky Mountains National Park, you'll have quick access to sightseeing, hiking, and endless entertainment. Plus, you're only minutes from outlet malls, shopping, dining, dinner shows, and exciting zipline attractions. Don't miss this opportunity to own a stunning cabin in one of the most desirable locations in Pigeon Forge!
Under Construction, Fully furnished Rooftop cabin designed for the ultimate Airbnb experience.This luxury retreat is ready to host unforgettable stays. Dive into fun with a private indoor pool, hot tub, foosball table, and a spacious game room for nonstop entertainment. Enjoy dining on the expansive deck, relax in cozy seating areas, and soak up the serene natural surroundings. It's the perfect spot to unwind with a morning coffee or an evening drink under the stars. Inside, experience elevated comfort with an electric fireplace, stunning interior design, and thoughtful touches throughout. The home features a master suite on the main level and three additional bedrooms—each with its own TV—offering both privacy and relaxation after a day of adventure. Every space has been carefully crafted to blend warmth and sophistication, making your getaway truly unforgettable. Book your showing today!
Experience low-maintenance, stress-free living in this beautifully updated sixth-floor condo in the heart of Pigeon Forge. Perfectly positioned within walking distance to the Parkway, you'll enjoy easy access to The Island, Dollywood, Gatlinburg, and the Great Smoky Mountains National Park — making this an ideal getaway, investment property, or full-time residence. Enjoy low-maintenance, stress-free living in this beautifully updated sixth-floor condo in the heart of Pigeon Forge. Walk to the Parkway for quick access to The Island, Dollywood, Gatlinburg, and the Great Smoky Mountains National Park — an ideal location for a vacation home, rental, or full-time residence. The unit has been thoughtfully refreshed with new paint, stylish furnishings, and durable vinyl plank flooring. The spacious bathroom feels like a private retreat with a walk-in tile shower with glass doors and a relaxing soaking tub. From the balcony, take in incredible mountain views, including Mount LeConte, and enjoy Dollywood fireworks in the summer — a rare bonus that guests love. Community amenities include both indoor and outdoor pools for year-round enjoyment. Move-in ready and perfectly located, this condo offers the best of comfort, convenience, and Smoky Mountain views.
On track to gross $125K with very low expenses! Why pay high maintenance fees of a pool cabin? This location consistently gets 5 star reviews! Step into this spacious and entertaining 5 bedroom 5 bath in a tranquil community just 1 mile from the vibrant Pigeon Forge strip, your guests will enjoy restaurants, shops, and attractions within minutes of this cabin. Explore the town and picturesque Smokies or lounge the day away by soaking in the hot tub and marvel at the breathtaking natural surroundings. As soon as you step foot in this beautiful 3 floor cabin you're greeted by the gorgeous yet highly comfortable open-concept living area, decorated in an elegant manner that enriches the fantastic Pigeon Forge location. Your guests will enjoy a fully equipped kitchen that leads into the dining area, offering a space to cook and enjoy entertaining. Unwind in the relaxing living room, setting the scene for unforgettable evenings. Catch up with your loved ones on the deck or take a soak in the hot tub. Your guests will have plenty to entertain themselves * Pool Table * Arcade * Smart TV * Theater Room * Call today to schedule your showing to see this gorgeous money maker! All information deemed reliable but should be verified by buyer or buyers agent.
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Pigeon Forge is located in Tennessee. Pigeon Forge, Tennessee 37863has a population of 6,362. Pigeon Forge 37863 is less family-centric than the surrounding county with 22.68% of the households containing married families with children. The county average for households married with children is 26.07%.
The median household income in Pigeon Forge, Tennessee 37863 is $50,711. The median household income for the surrounding county is $54,363 compared to the national median of $69,021. The median age of people living in Pigeon Forge 37863 is 43.5 years.
The average high temperature in July is 87.5 degrees, with an average low temperature in January of 25.8 degrees. The average rainfall is approximately 48 inches per year, with 6 inches of snow per year.