COMMERCE CITY SCHOOLS !This newly constructed modern farmhouse, built by a reputable custom home builder, offers an exceptional opportunity without the constraints of a tract-built subdivision or HOA. Conveniently located within walking distance to Commerce Elementary, Middle, and High Schools and close to historic downtown Commerce. The home boasts oversized windows throughout for abundant natural light, a formal dining room (which may also serve as an office), a dedicated entrance foyer, and a large open kitchen with breakfast area and family room that leads to the rear patio. Additional highlights include a custom remote-controlled gas fireplace, four generously sized bedrooms, two and a half bathrooms, and approximately 2,674 square feet of heated living space. Custom details such as high ceilings, luxury vinyl plank wood flooring, detailed trim work, granite countertops and island, pantry, and stainless steel appliances including gas cooking. The oversized master suite features dual walk-in closets and a spa-inspired bathroom with an extra-large tiled shower and built-in seat, dual sinks, and a dedicated cosmetic vanity area. Further amenities include an oversized two-car garage with a side walk-in door and the nearly 100-foot driveway provides ample parking. The property is ideally situated near Tanger Outlets, Banks Crossing, Walmart Super Center, numerous restaurants and retail shops, Atlanta Dragway, Funopolis Family Fun Center, and the Chimney Oaks Golf Course and restaurant. Athens, renowned for its vibrant community, dining, shopping, and medical facilities, is only a short drive away. Concessions available
COMMERCE CITY SCHOOLS. This newly constructed modern farmhouse, built by a reputable custom home builder, offers an exceptional opportunity without the constraints of a tract-built subdivision or HOA. Conveniently located within walking distance to Commerce Elementary, Middle, and High Schools and close to historic downtown Commerce, this residence sits on a spacious 0.669-acre lot. The home boasts two expansive rocking chair porches at the front and rear, oversized windows throughout for abundant natural light, a formal dining room (which may also serve as an office), a dedicated entrance foyer, and a large open kitchen with breakfast area and family room that leads to the rear porch. Additional highlights include a custom remote-controlled gas fireplace, four generously sized bedrooms, two and a half bathrooms, and approximately 2,674 square feet of heated living space. Custom details such as high ceilings, luxury vinyl plank wood flooring, detailed trim work, granite countertops and island, pantry, and stainless steel appliances including gas cooking. The oversized master suite features dual walk-in closets and a spa-inspired bathroom with an extra-large tiled shower and built-in seat, dual sinks, and a dedicated cosmetic vanity area. Further amenities include an oversized two-car garage with a side walk-in door and room to build for an additional third garage, parking pad, workshop, or flexible-use space on the first floor, including a potential extra bedroom and full bath. The nearly 100-foot driveway provides ample parking. The property is ideally situated near Tanger Outlets, Banks Crossing, Walmart Super Center, numerous restaurants and retail shops, Atlanta Dragway, Funopolis Family Fun Center, and the Chimney Oaks Golf Course and restaurant. Athens, renowned for its vibrant community, dining, shopping, and medical facilities, is only a short drive away. Concessions available
Beautiful 4 bedroom, 3 bathroom home in Commerce with NO HOA! Situated on a 1.38 acre cul-de-sac lot with a private backyard. Exterior features board and batten siding with shake accents for great curb appeal. Inside you'll find plank flooring throughout, trey ceilings in the living room and master bedroom, and an open kitchen with beautiful countertops overlooking the living room. The remote fireplace adds cozy convenience, and the large living room TV stays with the home. Bathrooms feature lighted mirrors and glass shower doors throughout, and the home also offers a 2-car side-entry garage.
Charming 3-Bedroom Retreat in Sought-After 55+ Community - Commerce Area. Welcome to your retirement dream home! Built in 2018, this beautifully maintained 3-bedroom, 2-bath residence offers 1,538 square feet of thoughtfully designed living space in a quiet, established 55+ community in the Commerce area. Step inside to discover cozy living featuring a warm fireplace, bright, open layout for both comfort and style. The modern kitchen has granite countertops and comes fully equipped with all appliances-including a washer and dryer-making this home truly move-in ready. Enjoy easy, stepless entry and the convenience of a spacious 2-car attached garage. Relax year-round in the screened-in porch overlooking a private, fenced backyard-perfect for peaceful mornings or entertaining guests. This home is part of a welcoming community offering fantastic amenities such as a clubhouse and pool, ideal for an active and social lifestyle. Located just minutes from outlet shopping, parks, and downtown Commerce, you'll have everything you need close by while still enjoying a serene neighborhood setting. Don't miss this opportunity to enjoy low-maintenance living in a vibrant 55+ community-schedule your showing today!
**UPDATE** This listing features two homes: 8346 Highway 98 (Tax ID 001110402) and 8350 Highway 98 (Tax ID 001110401), situated on a total of 4.02 acres. This property is ideal for buyers seeking a separate living space for a parent or child. Both homes are historic, were relocated to their current sites in 2024, and lovingly restored by the owners of Saving Time Design Inc., using exquisite antique materials. The unique blend of history and craftsmanship in these homes creates a distinctive character and historical charm that is incredibly rare and almost impossible to replicate. The home at 8346 Highway 98 is 1800 square feet, featuring three en-suites, including one cleverly hidden behind a secret door in the kitchen. The home showcases a captivating mix of 1900s building materials, such as antique doors, windows, sinks, and repurposed wood floors and ceilings, combined with modern amenities like tiled showers, new appliances, and custom cabinetry. The electrical, septic, plumbing, HVAC, well, and roof have all been replaced and are less than two years old. Additionally, there is a mudroom with laundry facilities that provide access to the back deck. Behind the home is a 1,375 square foot shop that was constructed to allow the new owner the flexibility to expand or enhance it. The home at 8350 Highway 98 is 784 square feet and includes one bedroom with an attached private bathroom, featuring a tile shower and double vanity, along with an additional half bath for guests. This charming cottage boasts front and back porches, fresh interior and exterior paint, a hand-painted mural in the kitchen, custom antique touches, and a laundry room. This distinctive property is a true gem, a rare double home estate steeped in American history and crafted with love by a couple pursuing their American Dream. Now, this extraordinary property, complete with two unique homes, could be yours!
SAVE $10,000! PRICE DRASTICALLY REDUCED! Move right in, skip the long builder wait, and settle into Austin Ridge as the school year begins. This home is less than a year old! 4-bedroom home, perfectly situated on a PREMIERE, OVERSIZED, FLAT CORNER LOT complete with a FULLY FENCED BACKYARD-ideal for outdoor entertaining and play. Best location in the neighborhood! Inside, a TWO-STORY FOYER gives an immediate sense of space and light. The main level features a private owner's suite and a versatile flex room perfect for a home office, dining room, or formal study. Gorgeous OPEN CONCEPT kitchen and great room with so much light! Separate laundry room and 2 car garage. Upstairs, you'll find three additional generously sized bedrooms and a SPACIOUS LOFT that can serve as a second living area or media room. Conveniently located just minutes from the quaint, historic Downtown Commerce and world-class shopping at the Tanger Outlets.
Welcome to this well-maintained 3-bedroom, 2-bath ranch located just outside of downtown Commerce. As you arrive, you'll be greeted by a charming rocking chair front porch-perfect for enjoying your morning coffee. Inside, rich, dark-stained LVP flooring flows throughout, immediately catching your eye. The split-bedroom floor plan offers ideal privacy, making it a great fit for families or a roommate setup. The eat-in kitchen opens directly to a covered back porch and a spacious, fully fenced backyard-perfect for entertaining, weekend BBQs, or relaxing while kids and pets play. Conveniently located just minutes from downtown Commerce, you'll have easy access to local shopping and dining, along with quick connectivity to Interstate 85 for a smooth commute. Don't miss the opportunity to make this one yours!
Honey! Stop the Car! 4-bedroom, 4.5-bathroom on a generous 1.25-acre lot within an established neighborhood, this home perfectly blends craftsman elegance with everyday functionality. The heart of the home features an open-concept layout highlighted by a light-filled family room with coffered ceilings and a gourmet kitchen boasting a built-in desk and ample prep space. The primary suite is on the main floor, featuring a spa-like bath and generous closet space. Upstairs, you'll find three additional bedrooms, uniquely designed so that every bedroom has its own private full bath-perfect for guests or a growing family. Step outside to your expansive, fenced backyard, offering a secure and private oasis for kids and pets to roam. Situated in a premier location, you are just minutes from the Tanger Outlets, local dining, with effortless access to I-85 and Hwy 441. Don't miss this rare opportunity to own a home of this size on a large lot for under $425,000! Home is occupied so only verified buyers are allowed to schedule a private showing.
Rare Find in Commerce! This stunning 4-BR, 4.5-BA craftsman sits on a sprawling, fenced 1.25-acre lot. Enjoy open-concept living with a gourmet kitchen, coffered ceilings, and a main-level primary retreat. The ultimate layout: every single upstairs bedroom features its own private full bath! Nestled in an established neighborhood with NO HOA fee, you are just minutes from I-85, Hwy 441, and local shopping. Schedule your tour today.
If you've been searching for a 5-bedroom 4-bathroom home in Commerce, GA, 20 Sherwood Drive is one you'll want to see. This home features the spacious Austin plan, offering 5 bedrooms and 4 bathrooms with a layout that feels both comfortable and flexible for everyday living. The main level is designed for real life. An open kitchen and living area create an easy flow for gatherings, family time, or quiet evenings at home. The kitchen features Ivory 42" soft-close cabinets, granite countertops, stainless steel appliances, and a large island that naturally becomes the heart of the home. Just off the living space, the linear electric fireplace adds a modern touch while still creating a warm and cozy atmosphere. One of the most practical features of this home is the main-level bedroom-perfect for guests, in-laws, or a private office space. Upstairs, the home opens up with the primary suite and additional bedrooms, giving everyone their own space while still feeling connected. The primary bedroom offers a comfortable retreat at the end of the day, while the additional bedrooms provide flexibility for family, work-from-home needs, or hobbies. Located in Commerce, this home offers a quiet neighborhood setting while still being convenient to shopping, schools, and major roads. If you're looking for space, flexibility, and a home that feels welcoming from the moment you walk in, 20 Sherwood Dr, is definitely worth a closer look.
If you've been in search for a diverse property just 10 minutes off the interstate and from town you've found it right here at 1825 Groaning Rock rd, Commerce, Ga. This home, farm, equestrian facility and potential light commercial use property consists of 38.26 acres in Fastly appreciating Jackson County, and offers a unique blend of rural residential comfort, commercial potential, and equestrian excellence. The facility features 26 10x12 stalls, that's directly connected to the covered arena, and an impressive 60x120 indoor arena for year-round use or if the equestrian world isn't your desire, a massive covered flex space. Additionally, there's a two-story auditorium style auction barn that includes a bar/kitchen area, public bathroom, entertaining space, and office space, making it perfect for events or business functions after renovations occur. There's also a 60x80 pole barn for extra storage, a cattle barn with an office/living space attached hosting covered sorting and holding pens connected to the front pasture. Into the stud barn office space there's five 10x10 stalls, 2000 sq feet of office space and a kitchenette along with a bathroom. The main home host 4200 sq ft, 4 bedrooms and 2.5 baths, a huge living room, two full kitchens ideal for entertaining or multi-generational living. an inground pool that'll be great after repairs, and a masonry patio with an outdoor fireplace. The property also presents significant light commercial potential with A 7,000+ sq. ft. shop, which includes a 4-bay section with high doorways, a pull-through garage passing over the oil pit and offers 3 phase power as well. Out to the fenced and cross-fenced pasture offering a mix of fescue and Bermuda pastures across level to rolling topography, a spring-fed pond, and beautiful hardwoods that back up to Sandy Creek, that'll make you feel like you're on 300 acres by the layout and privacy this farm offers. This unique property truly has it all-from its prime location to its extensive facilities and old Jackson county feel. Whether you're an equestrian, wanting to run 25+ head of cows or an entrepreneur looking to expand into light commercial use, this property delivers on every front. Don't miss out on this rare opportunity; schedule your private ATV driven tour today of this legacy farm!
Charming all-brick home featuring 3 bedrooms and 2 bathrooms in a well-established subdivision with no HOA. This home offers a spacious sunroom addition, perfect for relaxing year-round while enjoying natural light. The layout includes a garage for convenience and a back patio ideal for entertaining family and friends. Step outside to a private backyard with a level lot that provides plenty of space for pets, gardening, or outdoor gatherings. Located in a desirable area close to shopping, restaurants, schools and easy access to I-85, making commuting simple. Also conveniently near a local park, perfect for outdoor recreation. A wonderful opportunity to enjoy comfort, convenience, and privacy all in one place!
Custom Modern Farmhouse design in the established Sandy Creek golf course community in North Jackson County. Massive front porch leads to a mahogany double front door entry and open concept plan with living room open to the large gourmet custom kitchen with quartz counters, pot filler, large island, double ovens huge pantry and dining area. A private office space and large laundry room are close by but tucked away. The living space also offered wood style flooring and recessing crown molding lighting. Primary suite on main provides peace and quiet with a luxury bath offering a large tiled shower with rain shower & jets, bidet, and a separate stand-alone tub. The sprawling upper level provides a loft area, 2 bedrooms, 2 full baths, and 2 flex areas.
Custom Modern Farmhouse design in Sandy Creek golf course community in North Jackson County. This beautiful floor plan provides 4 bedrooms on the main level with a bonus and full bath on the upper level. The office and dining room great you upon entry into the impressive foyer that leads you to the Open concept which lays across the back of the home with picture windows, gourmet custom kitchen with quartz counters, pot filler, large island and double ovens. The living area offer wood style flooring, wetbar, accent walls recessed lighting along the trey ceilings. Primary suite provides peace and quiet in its own wing with a luxury bath offering a bidet, large tiled shower & separate stand alone tub. Secondary bedrooms on main with one ensuite with own entry. Large bonus room on second level with a full bath. This design provided covered porches flanking the front and back. Expected to be completed July 2026
Custom Modern Farmhouse design in the established Sandy Creek golf course community in North Jackson County. This beautiful floor plan provides 4 bedrooms on the main level with a bonus and full bath on the upper level. The office and dining room great you upon entry into the impressive foyer that leads you to the Open concept which lays across the back of the home with picture windows, gourmet custom kitchen with quartz counters, pot filler, large island and double ovens. The living area offer wood style flooring, wetbar, accent walls recessed lighting along the trey ceilings. Primary suite provides peace and quiet in its own wing with a luxury bath offering a bidet, large tiled shower & separate stand alone tub. Secondary bedrooms on main with one ensuite with own entry. Large bonus room on second level with a full bath. This design provided covered porches flanking the front and back.
Custom-built designs in the well-established community of Sandy Creek. A golf course community in North Jackson County, close to Athens. This executive design provides an open floor plan, vaulted beamed ceilings, and a separate game room that opens to the impressive covered porch. The main floor also offers 10" ceilings, a study, a separate dining area, accent walls, wood flooring, a chef-inspired gourmet kitchen with quartz counters, pot filler, white and stained cabinets, a large island, double ovens & more. The 4 bedrooms, 3.5 baths on the main floor with one of the 4 bedrooms having an en suite, and the other 2 secondary bedrooms enjoy a jack and jill bath. The primary suite is located on the opposite wing, featuring a massive walk-in closet and a luxurious bath with a bidet, separate walk-in shower and a stand-alone tub. 3-car side entry garage. This home sits on a cul-de-sac at the back of the neighborhood, offering a quiet location.
Custom Modern Farmhouse design in the established Sandy Creek golf course community in North Jackson County. Massive front porch leads to a mahogany double front door entry and open concept plan with living room open to the large gourmet custom kitchen with quartz counters, pot filler, large island, double ovens huge pantry and dining area. A private office space and large laundry room are close by but tucked away. The living space also offered wood style flooring and recessing crown molding lighting. Primary suite on main provides peace and quiet with a luxury bath offering a large tiled shower with rain shower & jets, bidet, and a separate stand-alone tub. The sprawling upper level provides a loft area, 2 bedrooms, 2 full baths, and 2 flex areas.
Custom Modern Farmhouse design in Sandy Creek golf course community in North Jackson County. This beautiful floor plan provides 4 bedrooms on the main level with a bonus and full bath on the upper level. The office and dining room great you upon entry into the impressive foyer that leads you to the Open concept which lays across the back of the home with picture windows, gourmet custom kitchen with quartz counters, pot filler, large island and double ovens. The living area offer wood style flooring, wetbar, accent walls recessed lighting along the trey ceilings. Primary suite provides peace and quiet in its own wing with a luxury bath offering a bidet, large tiled shower & separate stand alone tub. Secondary bedrooms on main with one ensuite with own entry. Large bonus room on second level with a full bath. This design provided covered porches flanking the front and back. Expected to be completed July 2026
They just do not build homes like this anymore! Listed on the National Historic Registry, the Seaborn M. Shankle house is thought to be the oldest building in Commerce, GA. Located in the Central Business District and zoned Residential/Commercial, this historic home offers a myriad of potential uses. Only an hour from Atlanta via I-85N, convenient to Athens, Lake Hartwell, Lavonia, Braselton and more. The original structure was built by Eli Shankle, one of the first pioneers of the area. He established a trading post and with his wife Rebecca built a two-room cabin c. 1843. In the mid-1870s, their son Seaborn Shankle added the larger Italianate-influenced house around the existing structure. Both the original cabin and the 19th-century addition comprise the existing house you see today. With modern updates, many original details, and a beautiful pool, the next caretaker can easily transition into carrying on the homes legacy. The grand central hallway is flanked by a parlor and dining room, as well as two additional spaces to be utilized as bedrooms or additional living spaces. At the end of the hallway is a spacious, updated bathroom and laundry room. At the rear of the home youll find the kitchen and walk-in pantry. The natural beauty of the property is further enhanced by the newly added hardscaping by Smith Planning Group, perennial plantings, irrigation system, and pool. A wrap-around porch provides the perfect perch for enjoying the homes surroundings. Upstairs are four bedrooms and a central bathroom with clawfoot tub and access to a Juliet balcony overlooking the rear yard. Shankle House is also known for being the childhood home of the author Olive Ann Burns, famous for her novel Cold Sassy Tree, which she based on characters and stories from her familys time living there. There is so much to love about this property - from the high ceilings, original moldings, hardwood flooring, and pool to the walkable location near restaurants, a brewery, and local parks.
Open Door Home. Montrose Plan on Lot 27. Looking for a spacious new construction home with a basement and room to grow? This 5 bedroom home offers the space, style, and flexibility today's buyers are searching for with a thoughtful layout designed for everyday living. Welcome to the Montrose plan where modern design meets comfortable living. From the moment you walk in, you'll notice how naturally this home brings people together. The open concept living room and kitchen create a warm, inviting space that's perfect for everything from quiet mornings with coffee to holiday gatherings with family and friends. At the center of it all is a spacious kitchen featuring beautiful ash colored cabinets, granite countertops, soft close cabinet doors, a large island with stylish pendant lighting, and plenty of room to cook, entertain, and connect. The linear electric fireplace adds a cozy focal point to the living area, creating a space you'll enjoy year round. With 5 bedrooms, 2.5 bathrooms, and approximately 2,542 square feet, there's room for everyone to spread out while still feeling connected. The unfinished basement offers endless possibilities, whether you're dreaming of a home theater, fitness room, workshop, additional living space, or extra storage. You can truly make it your own over time. Move in ready, this new construction home gives you the opportunity to enjoy modern finishes, energy efficient construction, and the excitement of moving into a home where everything is brand new. If you've been searching for a home that combines everyday comfort, functional space, and the opportunity to create lasting memories, the Montrose plan at 65 Shelby Court, Lot 47 is ready to welcome you home.
Looking for a move-in-ready home for sale in Commerce, Georgia with modern finishes, no carpet, and a flexible floor plan? This Jackson County home features a desirable split-bedroom layout with three bedrooms on the main level and a private fourth bedroom upstairs with its own bathroom, ideal for guests, a teen suite, home office, or bonus room. The open-concept living area includes durable LVP flooring throughout, a brick fireplace, custom built-in cabinetry, and a large kitchen with quartz countertops, tile backsplash, soft-close cabinets, ample workspace, and a spacious sit-at island. The main-level primary suite offers a walk-in closet, separate linen closet, and private bathroom with a custom tiled shower and glass shower doors. Outside, enjoy a covered back porch with a ceiling fan, perfect for relaxing or entertaining. Additional features include a two-car garage, public water, public sewer, and convenient access to downtown Commerce, shopping, dining, schools, and major highways. Listed at $369,000, this Commerce, GA home offers the space, layout, and updates buyers are searching for. Schedule your private showing today.
Thoughtfully designed with a split-bedroom floor plan, this home offers privacy and an open layout for everyday living and entertaining. Durable LVP flooring throughout the house (NO CARPET). The main living area features a brick fireplace with custom built-in cabinetry and mantle. The kitchen opens to the living and dining areas and includes a large sit-at island, quartz countertops, tile backsplash, soft-close cabinetry, and ample workspace. The primary suite on the main level features a walk-in closet, separate linen closet, and ensuite bath with custom shower and shower doors. Two additional bedrooms are also on the main level, while a fourth bedroom upstairs includes its own private bathroom-ideal for guests, a teen suite, or office. Enjoy the covered back porch with a ceiling fan, perfect for relaxing or entertaining. Additional features include a two-car garage and public water and sewer. Located in Jackson County, this home offers modern finishes and a functional layout in a great location.
Recently renovated home located within the city limits of Commerce, GA. This 2-bedroom, 1-bath property features an added sunroom overlooking a large backyard, perfect for relaxing or entertaining. Enjoy a new gravel driveway and a convenient location just minutes from downtown Commerce, Jefferson, and I-85. A great opportunity for first-time buyers, downsizers, or investors.
Price Improvement! Full of character and charm, this updated 2-bedroom, 1-bath home in the City of Commerce blends classic details with modern updates. The inviting open floor plan features beautiful hardwood floors, exposed wood beams, abundant natural light, and a kitchen complete with stainless steel appliances, a gas range, breakfast bar, and subway tile backsplash. The refrigerator and stackable washer and dryer are included. A spacious enclosed sunroom provides the perfect flex space for a home office, workout room, hobby area, or additional living space. Both bedrooms offer hardwood floors, including one with charming built-in shelving. Outside, enjoy a level yard with mature shade trees, a covered carport, storage building, and additional shed. Conveniently located near shopping, dining, schools and I-85, this move-in ready home offers comfort, character and convenience. No HOA!
An Exquisite Turn-Key Estate Offering Luxury Living, Event Hosting, and Proven Income Potential - Set amid gently rolling pastures with sweeping countryside views, this extraordinary, fully furnished estate presents a rare opportunity to own a refined luxury property that seamlessly blends elegant living and income production. Encompassing 59+ pristine acres, the estate is thoughtfully improved with a grand primary residence, a private guest cottage, and an expansive garage with finished loft living and pool house, all designed to accommodate intimate gatherings, destination events, and upscale short-term stays. The main residence is both impressive and inviting, featuring four beautifully appointed bedrooms and 2.5 baths, anchored by a commercial-grade kitchen crafted for professional catering and large-scale entertaining. The open-concept living and dining areas create an effortless flow for events, while the screened porch offers a tranquil vantage point overlooking the pastures and guest cottage-an idyllic setting for epic sunsets or quiet morning moments. Just beyond the main home, the guest cottage provides a serene retreat with two spacious en-suite bedrooms, an open loft, and a welcoming living area-perfect for overnight guests, bridal parties, or luxury Airbnb accommodations. The garage and pool house elevate the estate's resort-like ambiance, offering a private loft living area, additional sleeping area , and views of the crystal-clear in-ground pool, complemented by a covered pavilion and inviting outdoor fireplace-ideal for unforgettable celebrations and relaxed outdoor entertaining. This estate is fully operational as a high-end venue and short-term rental, delivering immediate income potential with abundant room to expand or further enhance offerings. Recent improvements include updated fixtures, a new water heater, fresh exterior paint across all structures, and new gutters, ensuring the property is impeccably maintained and guest-ready. Perfectly positioned near downtown Commerce, Tanger Outlets, Athens, Lake Hartwell, and North Georgia's celebrated wineries, the estate offers the rare balance of privacy, accessibility, and destination appeal. With its breathtaking landscape, refined amenities, and exceptional versatility, this remarkable property offers limitless possibilities for luxury living, and investment. A truly distinguished offering-schedule your private tour today to experience it firsthand.


Commerce is located in Georgia. Commerce, Georgia has a population of 7,213. Commerce is more family-centric than the surrounding county with 38.9% of the households containing married families with children. The county average for households married with children is 36.89%.
The median household income in Commerce, Georgia is $60,009. The median household income for the surrounding county is $73,455 compared to the national median of $69,021. The median age of people living in Commerce is 34.9 years.
The average high temperature in July is 88.6 degrees, with an average low temperature in January of 30.1 degrees. The average rainfall is approximately 49.6 inches per year, with 0.8 inches of snow per year.