Corner Lot Beauty with Space to Grow! Welcome home to this 4 bedroom, 2 bath property situated on a desirable corner lot with a detached garage! This home offers several upgrades and a well-designed layout perfect for comfortable living. Highlights include: Spacious master suite with private bath Separate shower & double vanities in the master bath Three additional bedrooms for family, guests, or office space Cozy living room with fireplace Dining room plus kitchen complete with all appliances Plenty of outdoor space - room for a garden and more Convenient to town and medical facilities while still offering elbow room So much to offer and more - don't miss your chance to see this wonderful home!
Beautifully maintained cul-de-sac home built in 2023 and move-in ready—perfect for family living. The open-concept floor plan in Victoria Heights creates a welcoming space for everyday life and gatherings, with a spacious kitchen featuring granite countertops, a large island, and stainless steel appliances that flow into the dining and living areas. Upstairs offers five bedrooms plus a loft, giving everyone room to spread out. The loft is ideal for family time, a play area, or a homework zone. The unfinished walk-out basement (approximately 750 sq ft, not included in heated square footage) provides endless possibilities for a future playroom, media room, gym, or additional living space as your family grows. Major homeowner upgrades add peace of mind, including an AquaGuard Basement Waterproofing System with a transferable lifetime warranty and Ever-Seal wood deck sealing with a transferable 25-year warranty—perfect for outdoor family enjoyment. Located in a quiet cul-de-sac in Dallas, GA, this home offers space, flexibility, and long-term value for growing families. A must-see!
Welcome to Seven Hills - Where Community Meets Comfort Nestled on a private, level lot in a peaceful cul-de-sac, this beautifully maintained 5-bedroom, 4-bath home offers the perfect blend of space, style, and functionality. From the moment you step into the impressive two-story foyer, you'll appreciate the thoughtful design and quality craftsmanship throughout. The open-concept main level creates an inviting flow while maintaining an intimate, cozy atmosphere, ideal for both everyday living and entertaining. Inside, you'll discover warm, beautiful HARDWOOD FLOORS throughout the main level and flawless stained cabinets that add richness and character to the kitchen, complemented by sleek STAINLESS STEEL appliances. A thoughtfully designed JACK AND JILL bathroom connects two bedrooms, while an elegant catwalk overlooks the main living space, adding architectural interest and a sense of grandeur. The laundry room is conveniently located on the upper level, eliminating the need to haul baskets up and down stairs. The full daylight basement offers exceptional potential, already stubbed for an additional bath with drywall hung in the main room and abundant storage space ready for your vision. The SIDE-ENTRY GARAGE is accessed from a level driveway for easy, convenient parking. Adding to the value and peace of mind, the ROOF IS 2 YEARS OLD, offering decades of worry-free protection. This sought-after community is known for its welcoming atmosphere and exceptional amenities that rival a resort-style water park. Residents enjoy access to pools, splash pads, sports courts, and gathering spaces that create natural opportunities for connection and recreation, all within your own neighborhood. The location offers convenient access to highly-rated schools, making morning routines a breeze, and shopping is just moments away near the community entrance. Seven Hills provides the perfect setting for anyone seeking a strong sense of community in a well-established, desirable area. This home is ready for you to move in and start creating memories. The combination of thoughtful design, prime location, outstanding community features, and recent updates makes this a rare opportunity in one of the area's most desirable neighborhoods. Homes like this in Seven Hills don't last long, so schedule your showing today.
Ranch Home On A Full Basement!! Discover comfortable, stylish living in this ranch-style home with a full basement. An open floor plan showcases hardwood and tiles throughout, a bright kitchen with solid counter top and plenty of storage, and soaring high ceiling that create an airy, modern feel. Updated bathrooms include a large walkin shower for everyday luxury. Enjoy relaxing on the classic front porch or entertain on the private deck overlooking a fenced backyard. The full basement offers flexible space and a dedicated man cave in the basement - perfect for hobbies, media, or guest space. Thoughtful updates, smart flow, and indoor/outdoor appeal make this home move-in ready.
Welcome home! This is a rare opportunity in the sought-after Seven Hills community. Stunning 5-bedroom, 4-bath home on an unfinished basement perfectly situated on a large corner lot with a detached 2 car garage in one of the area's most sought-after neighborhoods! Enjoy resort-style living with top-notch community amenities and an inviting layout designed for both comfort and entertaining. Step inside to a bright, open kitchen featuring a large island, stainless appliances, and seamless flow into the spacious living and dining areas. The main level also offers a formal dining room and a convenient guest bedroom with a full bath. Upstairs, the luxurious, oversized primary suite includes an impressive walk-in closet with his & her sides and a spa-like bath. You'll also find a loft area, two additional bedrooms, a full bath, a fourth bedroom with it's own private bath, and a well-placed laundry room for added convenience. Relax outdoors on the charming front porch or the screened-in porch overlooking the large, fenced backyard-ideal for play, pets, or gatherings. The home also features a detached 2-car garage plus a full daylight unfinished basement offering endless possibilities for future expansion or storage. Additional highlights include a 4-car total garage capacity, full irrigation system, and beautifully landscaped yard. Don't miss your chance to own this exceptional property that perfectly blends luxury, comfort, and location!
Welcome home to 31 Hickory Way in Aurora Creek-nearly new and designed for easy, everyday living. This larger open-concept plan gives you the space you want, with a bright kitchen that flows into the great room and offers extra counter space, timeless white cabinets, stainless steel appliances, and plenty of storage to keep everything looking clean and calm. RevWood hard-surface flooring adds a polished look while staying durable for busy days. Need flexibility? You've got it. A separate formal living room on the main level is perfect as a home office, playroom, or quiet sitting room, and upstairs you'll find 4 spacious bedrooms plus a large loft-ideal for movie nights, homework space, or a second living area so everyone can spread out comfortably. Outside is a true standout: one of the best level lots in the neighborhood, complete with a privacy fence-and the playset can stay (if the buyer wants it), so you're ready to enjoy the backyard from day one. Aurora Creek offers the kind of neighborhood lifestyle people move for, including a community pool, cabana, tennis courts, and a playground, plus smart-home technology for easy control of temperature and lighting. Convenient to nearby parks and trails, with access toward Paulding/Cobb employment corridors and the broader Metro Atlanta job market.
NEW ROOF NOVEMBER 2025 LEVEL, PRIVATE LOT & LEVEL DRIVEWAY GRANITE COUNTERS & KITCHEN ISLAND WALK-IN PANTRY RESORT-STYLE AMENITIES PERFECT FLOW FOR ENTERTAINING ** What You'll See ** You'll notice an OPEN MAIN LIVING AREA where the FAMILY ROOM, KITCHEN, AND BREAKFAST AREA connect seamlessly, creating a bright, inviting space centered around a KITCHEN ISLAND, GRANITE COUNTERS, and a generous WALK-IN PANTRY. Outside, the LEVEL, PRIVATE LOT offers a truly USABLE BACK YARD with plenty of room for play, gatherings, or quiet evenings. The LEVEL DRIVEWAY adds everyday convenience, while the freshly painted trim and NEW ROOF reflect pride of ownership. ** What You'll Hear ** In this ACTIVE SEVEN HILLS COMMUNITY, you'll hear laughter from the RESORT-STYLE POOL WITH SLIDES, friendly conversations at the CLUBHOUSE, and the pop of pickleballs and tennis balls from nearby courts. At home, the open layout carries conversation easily from kitchen to family room, making entertaining feel effortless and connected. ** What You'll Feel ** You'll feel how naturally this home flows-no wasted space, just a layout designed for comfort and connection. The LEVEL LOT makes outdoor time easy and enjoyable, especially for children at play. Recent updates like the NEW ROOF and FRESH TRIM PAINT bring peace of mind, enhanced by a TRANSFERABLE HOME WARRANTY. ** What You'll Experience ** Life here means enjoying a home that supports gatherings, daily routines, and community living. You'll experience an engaging neighborhood with SCHEDULED EVENTS, resort-style amenities at your fingertips, and a house that truly works for how people live, entertain, and relax-both indoors and out.
Move in Ready! The Langford in Jones Ridge by Smith Douglas Homes. The Langford offers flexible single-level living designed for both comfort and style. A light-filled dining area with backyard views and access to a covered patio anchors the main living space, creating the perfect spot for everyday meals or entertaining. The open island kitchen with pendant lighting enhanced by the upgraded sink and faucet with Quartz countertops, and upgraded 42" upper cabinets seamlessly connects to the spacious family room highlighted by the linear fireplace, keeping everyone engaged and connected. Tucked away at the rear of the home the primary suite serves as a private retreat complete with a spa-like bath with a tiled shower and generous walk-in closet. A conveniently located, extra large laundry room adds everyday practicality and even provides direct access to the primary suite for the ulitmate convenience. Nine ft ceiling heights enhance the spaciousness of the home. Seller incentive with the use of preferred lender. Primary photo of home secondary photos representative of plan. Jones Ridge is an intimate community only offering 32 homes in this exceptional location just north of downtown Dallas.
Move in Ready! The Langford in Jones Ridge by Smith Douglas Homes. The Langford offers flexible single-level living designed for both comfort and style. A light-filled dining area with backyard views and access to a covered patio anchors the main living space, creating the perfect spot for everyday meals or entertaining. The open island kitchen with pendant lighting enhanced by the upgraded sink and faucet with Quartz countertops, and upgraded 42" upper cabinets seamlessly connects to the spacious family room highlighted by the linear fireplace, keeping everyone engaged and connected. Tucked away at the rear of the home the primary suite serves as a private retreat complete with a spa-like bath with a tiled shower and generous walk-in closet. A conveniently located, extra large laundry room adds everyday practicality and even provides direct access to the primary suite for the ulitmate convenience. Nine ft ceiling heights enhance the spaciousness of the home. Seller incentive with the use of preferred lender. Primary photo of home secondary photos representative of plan. Jones Ridge is an intimate community only offering 32 homes in this exceptional location just north of downtown Dallas.
This impeccable home is ready for its new owners! Stunning 5 bedroom, 3.5 bath home on 2.5 acre lot in sought after Windrift community in North Paulding. Step into a newly remodeled great room leading into a farmhouse style kitchen with island. Separate dining room for all of your gatherings. Oversized primary suite on main with large master bath with garden tub and separate tiled shower. Laundry room on main. Travel upstairs to 4 large secondary bedrooms, a Jack/Jill bath, an additional full bath and second laundry unit. Full unfinished basement stubbed for bath with unlimited possibilities. Front porch with seasonal views and a back yard oasis with inground pool with new liner. This home is ready for new memories to be made.
Buy this home without paying closing costs- $9,500 Seller contribution toward Buyer's closing costs with contract in the next 30 days! New construction and move-in ready! This two-story home offers a highly desirable layout with luxury vinyl flooring throughout the main level and up the stairs. Off the entry, the front room is versatile and ideal for a home office or playroom. The kitchen is thoughtfully designed with under-cabinet lighting, stainless steel appliances, a walk-in pantry, and a butler’s pantry perfect for a coffee bar, along with an oversized island that overlooks the living room with a fireplace. Just off the kitchen, a built-in mudroom area creates a functional and organized transition from the garage. Formal dining with coffered ceilings sits off the living area, creating an inviting space for entertaining and gatherings, while the covered patio extends from the living and kitchen—ideal for additional living space or outdoor entertaining. Upstairs, the owner’s suite features a spa bath with soaking tub, frameless shower, and walk-in closet. The upper level includes three secondary bedrooms, one with an en-suite bathroom, plus a third full bath upstairs with double sinks. This rare and hard-to-find floor plan includes direct laundry access from both the primary bathroom and the hallway. An extended driveway with a third-car parking pad provides valuable additional parking. Located in NatureWalk at Seven Hills in Dallas, GA, this master-planned community offers wooded nature trails, a resort-style waterpark, Olympic-sized pool, pickleball courts, clubhouse, dog park, playground, sports fields, and year-round events led by a full-time activities director. Be sure to ask about the Seller’s $9,500 contribution toward Buyer-paid closing costs! You asked and the Builder listened- CHECK OUT THE NEW SCREENED-IN PATIO!
Buy this home without paying closing costs- $9,500 Seller contribution toward Buyer's closing costs with contract in the next 30 days! New construction and move-in ready! This two-story home offers a highly desirable layout with luxury vinyl flooring throughout the main level and up the stairs. Off the entry, the front room is versatile and ideal for a home office or playroom. The kitchen is thoughtfully designed with under-cabinet lighting, stainless steel appliances, a walk-in pantry, and a butler's pantry perfect for a coffee bar, along with an oversized island that overlooks the living room with a fireplace. Just off the kitchen, a built-in mudroom area creates a functional and organized transition from the garage. Formal dining with coffered ceilings sits off the living area, creating an inviting space for entertaining and gatherings, while the covered patio extends from the living and kitchen-ideal for additional living space or outdoor entertaining. Upstairs, the owner's suite features a spa bath with soaking tub, frameless shower, and walk-in closet. The upper level includes three secondary bedrooms, one with an en-suite bathroom, plus a third full bath upstairs with double sinks. This rare and hard-to-find floor plan includes direct laundry access from both the primary bathroom and the hallway. An extended driveway with a third-car parking pad provides valuable additional parking. Located in NatureWalk at Seven Hills in Dallas, GA, this master-planned community offers wooded nature trails, a resort-style waterpark, Olympic-sized pool, pickleball courts, clubhouse, dog park, playground, sports fields, and year-round events led by a full-time activities director. Be sure to ask about the Seller's $9,500 contribution toward Buyer-paid closing costs! You asked and the Builder listened- CHECK OUT THE NEW SCREENED-IN PATIO!
5 bedrooms, 3.5 bath home on a useable, fenced half acre lot and NO HOA! New water heater, new flooring, fresh paint, new doors on the upper level, septic tank was pumped and inspected on December 22, all toilets replace for comfort height. Bright open kitchen with granite countertops, stainless steel appliances (minus the fridge), large laundry room on the main level, cozy family room with inviting fireplace and built in shelves, grand front porch, covered back porch, and so much more. The basement contains a full in-law suite with a kitchenette, living room, stepless shower in the bath room, storage space and exterior entry. Master suite has separate his and hers closets, double vanities, a huge soaking tub and separate shower. BRAND NEW ROOF INSTALLED 02/27/26
"The Dogwood'- Welcome home to this beautifully crafted True Ranch home located inside the new sought after Randolph Farms. This well-appointed home features: a bright, open gourmet kitchen w/ a grand island. farmhouse sink, walk-in pantry with designer shelving, Stainless steel appliances, beautifully designed soft close cabinets and countertops throughout, Formal dining with coffered ceiling. Family room with elevated ceiling and fireplace. The private large Owners suite comes fit with a stunning large designer tile shower, double vanity, incredible tile flooring and walk-in closet. Three additional bedrooms and two full baths on the main. Additional features: laundry room with attached mud room and bench on main floor, covered rocking chair front porch, Large covered rear patio with outdoor fireplace perfect for relaxing and entertaining, 3 -car garage with ample parking space, tankless water heater, irrigation system all located on a professionally landscaped 1/2-acre lot. Home is READY NOW
"The Dogwood'- Welcome home to this beautifully crafted True Ranch home located inside the new sought after Randolph Farms. This well-appointed home features: a bright, open gourmet kitchen w/ a grand island. farmhouse sink, walk-in pantry with designer shelving, Stainless steel appliances, beautifully designed soft close cabinets and countertops throughout, Formal dining with coffered ceiling. Family room with elevated ceiling and fireplace. The private large Owners suite comes fit with a stunning large designer tile shower, double vanity, incredible tile flooring and walk-in closet. Three additional bedrooms and two full baths on the main. Additional features: laundry room with attached mud room and bench on main floor, covered rocking chair front porch, Large covered rear patio with outdoor fireplace perfect for relaxing and entertaining, 3 -car garage with ample parking space, tankless water heater, irrigation system all located on a professionally landscaped 1/2-acre lot. Home is READY NOW
Better Than New Construction! Beautifully updated and meticulously maintained 4 bed/2 bath home nestled in the highly sought-after 55+ Golf Cart Community, The Retreat at NatureWalk in Seven Hills. Boasting the largest lot in the neighborhood, enjoy peace and privacy, with all the amenities you could dream of. The spacious master bedroom is conveniently located on the main floor, with french doors, custom accent wall and updated full bath. Two additional secondary bedrooms are also on the main floor, while the bonus room upstairs offers flexibility as a 4th bedroom or the perfect home office, craft room, or private retreat. You'll love the expansive family room with a cozy fireplace and room for the whole family. The temperature-controlled sunroom provides a year-round space to enjoy the outdoors in comfort, and the expanded covered Game-Day Porch is the ideal spot for entertaining, grilling, or simply enjoying the professionally landscaped and fully fenced backyard. With $40,000+ in updates and upgrades, including: new flooring throughout, plantation shutters on every window, new interior and exterior paint, updated appliances, renovated bathrooms, professional landscape curbing, and more, you'll enjoy the new construction feel without the new construction price or hassle. Located steps from the 55+ amenities of The Retreat, it feels like you have your own private oasis in your backyard. Enjoy relaxing by the pool, soaking in the spa, or getting to know your neighbors at the monthly events hosted at the clubhouse. Take a walk or take your golf cart through miles of trails, or take your 4-legged friend to the Dog Park. This home is perfect for active adults looking to enjoy a vibrant community lifestyle, or those looking for a peaceful retreat. The opportunities are endless! HOA also includes lawn maintenance, trash collection, and access to the award-winning Seven Hills amenities with water park, Pickle Ball, tennis, and much much more.
Welcome to 45 Windflower Ct, a home that exudes elegance and comfort. The kitchen is a chef's dream with an accent backsplash and all stainless steel appliances. The living room is cozy and inviting with a beautiful fireplace. The primary bathroom is a sanctuary with double sinks, a separate tub, and shower. The primary bedroom boasts a spacious walk-in closet. Outside, you'll find a patio perfect for entertaining for relaxing. The home has also had a partial flooring replacement, adding to its charm. This property is a perfect blend of style and functionality. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation
Amazing two-story spacious home. 4 bedrooms and 2.5 bathrooms. An oversized owners suite with large primary bathroom that includes granite countertops, dual vanity, water closet, and LVP flooring. The additional bedrooms are also spacious with ample closet space. The open inviting kitchen has stainless steel appliances, granite countertops and LVP flooring throughout the main. The dining room and breakfast area with views to the living room and kitchen is perfectly layout for entertaining and family gatherings.
Where classic charm meets modern style in the heart of Dallas, GA. This beautifully renovated 2-bedroom, 2-bath, 4-sided brick ranch is the one you've been waiting for. Tucked on a quiet street just walking distance from downtown Dallas, you're only minutes from all the new restaurants, boutiques, and the popular Dallas markets. Step inside and you'll instantly feel at home. The light-filled, open floor plan creates an easy flow from living to dining to kitchen, ideal for everything from laid-back mornings to dinner with friends. LVP flooring runs throughout, offering both style and durability, while the updated finishes give the entire space a fresh, welcoming vibe. The covered front patio is perfect for sipping sweet tea and waving to neighbors, and the covered back porch gives you a private spot to unwind or entertain, rain or shine. With all the charm of an established neighborhood and the convenience of being close to the action, this home blends the best of both worlds. Whether you're a first-time buyer, downsizing, or looking for a solid investment in a fast-growing area, 119 McBee Street is ready to welcome you home.
Welcome to this Spacious lot with flexibility to bring your vision to life. No HOA - enjoy freedom with no restrictions. Private Setting - no neighbors too close, offering peace & privacy. Income Potential - ideal setup for Airbnb, flower shop, day care, first time home buyer and more. This property combines residential comfort with commercial potential, making it perfect for anyone seeking a private home, investment, or business opportunity. Schedule your appointment today.
Move-In Ready April! The Coleman plan by Smith Douglas Homes in the desirable Oakmont community, offering brand-new construction designed for modern living. This thoughtfully crafted home welcomes you with a charming covered front porch that opens to a formal dining room, perfect for entertaining. Inside, enjoy 9-foot ceiling heights on both levels, creating an open and airy feel throughout the home while the vinyl plank flooring throughout the main level adds a seamless transition from room to room. The open-concept layout features expansive sight lines connecting the family room with a linear fireplace, breakfast nook, and kitchen, with a center island ideal for gatherings and everyday living. Back patio ideal for outdoor entertaining. Upstairs, you’ll find four spacious bedrooms, including a luxurious primary suite complete with a sitting room, a large walk-in closet, and a spa-inspired primary bath with double vanities, separate shower, and garden tub. A secondary bathroom with compartmentalized space allows multiple people to use it comfortably at the same time. A centrally located laundry room adds everyday convenience. Located in a new construction community, Oakmont offers quality craftsmanship and thoughtful design by Smith Douglas Homes. Seller incentives available with use of preferred lender. Photos representative of plan. Don’t miss your opportunity to own a brand-new home in Oakmont—schedule your visit today!
Move-In Ready April! The Coleman plan by Smith Douglas Homes in the desirable Oakmont community, offering brand-new construction designed for modern living. This thoughtfully crafted home welcomes you with a charming covered front porch that opens to a formal dining room, perfect for entertaining. Inside, enjoy 9-foot ceiling heights on both levels, creating an open and airy feel throughout the home while the vinyl plank flooring throughout the main level adds a seamless transition from room to room. The open-concept layout features expansive sight lines connecting the family room with a linear fireplace, breakfast nook, and kitchen, with a center island ideal for gatherings and everyday living. Back patio ideal for outdoor entertaining. Upstairs, you'll find four spacious bedrooms, including a luxurious primary suite complete with a sitting room, a large walk-in closet, and a spa-inspired primary bath with double vanities, separate shower, and garden tub. A secondary bathroom with compartmentalized space allows multiple people to use it comfortably at the same time. A centrally located laundry room adds everyday convenience. Located in a new construction community, Oakmont offers quality craftsmanship and thoughtful design by Smith Douglas Homes. Seller incentives available with use of preferred lender. Photos representative of plan. Don't miss your opportunity to own a brand-new home in Oakmont-schedule your visit today!
Beautifully designed original-owner home. Raised ranch on a basement situated on 6 private acres in the desirable East Paulding area. This 3-bedroom, 2-full-bath home features a welcoming foyer, formal dining room, formal living room, breakfast room, and a cozy den/living room with fireplace. Spacious bedrooms throughout provide comfortable living. Enjoy the large rocking chair front porch overlooking a peaceful, wooded setting with some open areas. Electric in home has been updated throughout. Property offers the rare opportunity to build an additional home. Conveniently located near schools, parks, shopping, and restaurants-privacy, space, and location all in one.
Completely Renovated Brick Ranch on a FULL Daylight Basement with Fireplace! This four-sided brick ranch has been beautifully updated inside and out! Step into a stunning all-new kitchen with an oversized island, granite countertops, stainless steel appliances, and a cozy keeping room with its own fireplace. The home features new bathrooms, high-end LVP flooring throughout the main floor, fresh interior and exterior paint, and all-new lighting. Enjoy multiple living spaces with a large bonus/family room in addition to living room on the main level, plus a partially finished daylight basement with a second fireplace -perfect for entertaining or relaxing. The home also offers a charming front porch, a landscaped corner lot, a brand-new driveway, and additional space for storage or a workshop. Conveniently located within walking distance to historic downtown Dallas, near shops and restaurants!
***One of the largest homes in this community***Stunning one-owner, two-story traditional home offering 5 bedrooms and 3 full baths in one of Paulding County's most desirable school districts. The main level features an in-law suite, an inviting foyer, formal dining room, office/flex room, and a dramatic two-story living room with a wood-burning fireplace. Hardwood floors run throughout the main living areas, with carpeted bedrooms for added comfort. The spacious primary owner's suite includes a sitting area, large tiled walk-in shower, his-and-hers raised vanities, and a generous walk-in closet. The kitchen is equipped with smart stainless-steel appliances, granite countertops, ample cabinetry, a walk-in pantry, and an island overlooking the breakfast area. This smart home is ran by an Amazon Echo to control multiple smart hubs that run the different systems. Enjoy outdoor living in the backyard featuring an upgraded patio, smokeless firepit, herb and vegetable garden, storage shed, and property extending beyond the woodline. Community amenities include a pool, playground, and pickleball courts. Conveniently located near Interstate 75, shopping, and restaurants-this home offers comfort, convenience, and exceptional lifestyle appeal.

Dallas is located in Georgia. Dallas, Georgia 30132has a population of 13,704. Dallas 30132 is more family-centric than the surrounding county with 41.76% of the households containing married families with children. The county average for households married with children is 40.68%.
The median household income in Dallas, Georgia 30132 is $50,245. The median household income for the surrounding county is $80,234 compared to the national median of $69,021. The median age of people living in Dallas 30132 is 32.9 years.
The average high temperature in July is 88.6 degrees, with an average low temperature in January of 29.9 degrees. The average rainfall is approximately 52.1 inches per year, with 2 inches of snow per year.