Entering the grounds of this countryside estate, you are greeted by meticulous landscaping. The grand home towers over a valley with views of the picturesque Toccoa River and the surrounding mountains. The property boasts an expansive two-car garage and abundant driveway parking ensuring ample space for accommodating all your guests. Upon entering the home through the front door, you will be greeted by the foyer, which leads you through the kitchen and main living area. The chef's kitchen, equipped with state-of-the-art stainless steel appliances and custom cabinetry, provides ample space for both culinary enthusiasts and guest chefs alike. Enter the living room, you will be captivated by the soaring wood vaulted ceilings and oversized custom floor-to-ceiling windows that offer breathtaking views of the Toccoa River and the surrounding mountains. A massive stacked stone fireplace seamlessly blends into the spacious living room, while an open concept dining room is surrounded by additional custom windows, ensuring that you will not miss a moment of the stunning vistas. The home's accessibility is enhanced by dual staircases leading to the second floor and the lower terrace level. The upstairs master sanctuary suite is generously sized, featuring a screened-in deck that offers panoramic views. The master spa bath is equipped with an expansive walk-in shower, a separate tub area, and a double vanity, all complemented by oversized closets and custom lighting, creating an ambiance reminiscent of a five-star hotel. The property also includes three additional bedrooms, two on the main level and one on the lower level, each with oversized closet and all are ensuite ensuring your family and friends the ultimate in privacy. The lower terrace level features a large stacked stone fireplace and an entertainment area equipped with wet bar and wine fridge. The home is equipped from top to bottom with more amenities than you can imagine for entertaining. Inc 2 private wells.
COMPLETELY RENOVATED down to the STUDS in 2018 INSIDE & OUT. VERY PRIVATE Unrestricted 2 Acre Parcel featuring CITY WATER & a NEW Board & Batten plus Chink Log Sided Exterior. Plenty of Paved Parking & MAIN LEVEL One Car Garage. NO NEIGHBORS IN SIGHT. Open Floor Plan which combines Shiplap & Sheetrock Walls for a Farmhouse-Modern feel inside/Cabin Outside. All NEW Kitchen/Bath Cabinets, updated electrical wiring & plumbing, NEW lighting & plumbing fixtures throughout & efficient NEW mini-split units (recently serviced). Additional conveniences include a Washer/Dryer closet in the main level bath, a HUGE walk-in pantry & NEW fiberglass units in all 3 FULL baths. Attractive Updated Kitchen featuring a Large Center Island, Granite Countertops, Tract Lighting, Newer Appliances & tons of Cabinets. NEW "Wood-Like" Durable Laminate Floors. The floor plan includes a MAIN LEVEL Bedroom plus TWO Upper-Level Spacious Master Suites, one of which opens directly to a Covered Porch. Easy Staircase w/Landing to the Upper Floor. Garage (leads directly into the Main Level Hallway). Outdoor Living is enhanced thru a Covered Entry Porch (Leaded Glass Entry Door) & a Covered Back Porch off the Dining Area in the Spacious Great Room. This Unrestricted Acreage provides the perfect setting for Chickens or Small Livestock. A LONG Paved Driveway Easement Approach—approximately one-tenth of a mile off Hardscrabble Road—ensures Complete Privacy while still maintaining convenient access to a county-maintained paved road (Hardscrabble). With a Brand-New survey & Updates from the studs up in 2018, this home is completely Clean & Move-in ready. If you are seeking solitude w/NO Neighbors, NO HOA & a modernized/updated home in a Very Peaceful & Private Setting. yet in a Civilized Location so close to everything... this property offers the perfect combination. ALL PAVED Access & Lots of Level Space Around in this Se. This would make a GREAT Air B&B. It's Affordable, Adorable & features Acreage.
Acreage, Affordable & Adorable, this very Private Unrestricted 2 Acre Parcel features a NEW Board & Batten plus Chink Log Sided ExteriorHome was completely Renovated down to the studs in 2018. The Exterior Walls, Paved Parking Pads, Garage Door were all NEW. Featuring CITY WATER ... the Interior design is an Open Floor Plan which combines Shiplap & Sheetrock Walls for a warm, Farmhouse-Modern feel. All NEW kitchen/bath cabinets, updated electrical wiring & plumbing, new lighting & plumbing fixtures throughout and NEW mini-split units recently serviced. Additional conveniences include a washer/dryer closet in the main level bath, a HUGE walk-in pantry and NEW fiberglass units in all 3 FULL baths. Attractive Updated Kitchen featuring a Large Center Island, Granite Countertops, Tract Lighting, Newer Appliances & tons of Cabinets. NEW "Wood-Like" Durable Laminate Floors. The floor plan includes a Main-level Bedroom plus TWO upper-level Spacious Master Suites, one of which opens directly to a Covered Porch. Easy Staircase w/Landing to Upper Floor. One Car Garage (leads directly into the Main Level Hallway) w/Tons of Additional Paved Parking Space. Outdoor Living is enhanced thru a Covered Entry Porch (Leaded Glass Entry Door) & a Covered Back Porch off the Dining area in the Spacious Great Room. This Unrestricted Acreage provides the perfect setting for Chickens or Small Livestock. A LONG Paved Driveway Easement Approach-approximately one-tenth of a mile off Hardscrabble Road-ensures Complete Privacy while still maintaining convenient access to a county-maintained paved road (Hardscrabble). With a Brand-New survey & Updates from the studs up in 2018, this home is completely Clean & Move-in ready. If you are seeking solitude, no HOA and a modernized/updated home in a Very Peaceful & Private Setting. yet in a Civilized Location so close to everything... this property offers the perfect combination. ALL PAVED Access & Lots of space around the house to Spread Out.
Discover this stunning new construction mountain modern rustic cabin, perfectly tucked away in the heart of the North Georgia Mountains. Built with the quality and craftsmanship of a true custom home, this 3BR/2.5BA residence blends luxury and comfort with timeless rustic charm. Flooded with natural light through expansive windows, the open floor plan showcases warm wood finishes, soaring ceilings, and three gorgeous stone fireplaces—two indoors and one outdoors for cozy evenings on the porch. The main level highlights a chef's kitchen with a large walk-through pantry, a spacious mudroom and laundry with its own porch entry, and seamless indoor-outdoor living spaces. The private top-floor master suite offers a serene retreat, while the terrace level provides two bedrooms, a full bath, wet bar, and generous entertaining space—ideal for guests or gatherings. Oversized porches, a welcoming fire pit, and breathtaking mountain views make this property a true escape. Whether you're seeking a full-time residence, a private mountain getaway, or a smart investment property, this unrestricted neighborhood offers endless possibilities.
**RENTAL REVENUE ESTIMATED APPROX. $150k!** Perched on a private ridge with breathtaking long-range views stretching across three states, Painted Sunset Lodge combines rustic charm with modern luxury. With all-paved access just minutes from Downtown Blue Ridge, this remarkable four-bedroom, three full bath, and two powder room retreat is designed for both relaxation and entertaining. The main level offers an airy open-concept living area, anchored by a stone fireplace and framed by expansive windows that showcase dramatic mountain sunsets. A gourmet kitchen with generous counter space and premium finishes flows seamlessly into the dining and living areas, while sliding doors open to a covered deck complete with fireplace, dining space, and lounge seating all overlooking sweeping vistas. Three private king suites provide comfort and privacy, each with a well-appointed bath, while a fourth bunk room is ideal for family or guests. Across two spacious levels, multiple gathering spaces include a second living room and a terrace-level den with its own fireplace, full wet bar, and game area. Distinctive finishes warm wood interiors, soaring ceilings, and thoughtful details enhance the home's mountain lodge character. Outdoor living is equally compelling, with multiple decks, a hot tub, a swinging bed, and an easy-access fire pit perfect for evenings under the stars. Whether as a full-time residence, vacation retreat, or investment property, Painted Sunset Lodge offers unmatched views, rustic elegance, and convenient access to the best of North Georgia.
Perched in complete seclusion at the end of a private road, this stunning British Columbian Cedar Log estate offers the ultimate escape—whether for corporate retreats, high-level meetings, or refined relaxation. With expansive views from every room and a dramatic wall of glass that brings the outdoors in, this 4-bedroom, 4.5-bathroom masterpiece blends natural grandeur with luxury living. Fabulously furnished with high-end pieces and custom design throughout, this home is a work of art. Intricate hand-carved details elevate every space, while a massive floor-to-ceiling stone fireplace anchors the living room with warmth and elegance. Additional fireplaces in the dining room and bathrooms create cozy, sophisticated ambiance throughout. The custom gourmet kitchen is made for entertaining, with two refrigerators, two dishwashers, two drawer warmers, a double oven and wine cooler. Ideal for both business and pleasure, the estate features an executive office with exquisite built-ins and sweeping views—perfect for focused work or hosting clients. Downstairs, the basement impresses with a state-of-the-art theater room, a rec room complete with a home gym, a full second kitchen, wet bar, and elevator shaft for convenience and accessibility. The custom in ground hot tub with waterfall feature and swimming pool overlooking unobstructed mountain views, add to the magnificence of this mountain top manor. The estate also includes a private helipad for effortless arrivals and departures in complete style, and a meticulously designed 2-car garage that perfectly complements the home's upscale character. There is also beautifully appointed Caretaker Cottage on site, offering privacy, functionality, and timeless charm. Thoughtfully designed for comfort and efficiency, with a full bath and kitchenette, the residence is ideal for on-site staff, guests, or extended family. Privacy, prestige, and panoramic beauty—all just a flight away. ***NO DRIVE-BYS!***
Discover a rare opportunity to own a fully remodeled mountain retreat in sought-after Mineral Bluff. Over $80,000 in recent upgrades, including a brand-new roof, make this property move-in ready and built to last. The home offers 5 spacious bedrooms, 2 full baths on the main level, and a finished walk-out basement, giving you plenty of room for family or guests. Inside, you'll find warm wood interiors, soaring vaulted ceilings, and a classic wood-burning fireplace that sets the tone for true mountain living. Step outside to take in wide-open mountain views, enjoy a private above-ground pool with a new liner, or explore the rare natural mineral spring right on the property. The exterior features durable log siding, metal roofing, and a level yard ideal for gardening, gatherings, or simply relaxing in peace. With no HOA or restrictions, this home works perfectly as a full-time residence, vacation escape, or income-producing rental. Practical features include central HVAC, propane and wood heating, well water, septic, and convenient parking at kitchen level. All this just minutes from Blue Ridge, Lake Blue Ridge, and endless hiking and outdoor adventures. Inventory in this area is limited, making 711 Arp Rd an exclusive chance for buyers who want the best of North Georgia mountain living.
Brand New Custom Dream home with acreage for privacy and no restrictions or HOA!! Perched high on a ridge this home features stunning mountain VIEWS! This 4BR /3.5 BA home has custom tile showers, double vanities in two baths, 2 water heaters, custom kitchen cabinets with farmhouse sink and granite countertops, huge decks for outdoor entertaining and wetbar in basement. The 2.42 acre lot has room for garage or outbuilding. High Speed internet available. This one checks all the boxes! **The photos with furniture are meant to be representative of the what the property could look like with furniture- The property is not furnished**
Sunset Ridge – Elevated Mountain Living in Mineral Bluff Set high on Roundtop Road with over four acres, Sunset Ridge offers sweeping views of the Blue Ridge Mountains and more than 4,200 square feet of finely crafted living space. The main level features a dramatic great room with floor-to-ceiling windows, vaulted ceilings, and a statement stone fireplace, flowing into a gourmet kitchen with dual islands, custom cabinetry, and high-end finishes. Four generously sized bedroom suites ensure comfort for family and guests, with two upstairs connected by a unique skywalk and private loft. The terrace level is designed for memorable gatherings—complete with a theater lounge, game area, wet bar, and fireplace—opening to expansive outdoor living spaces. Multiple decks, a fire table, and a hot tub provide opportunities to take in the sunrise, watch the sunset, or stargaze in the cool mountain air. Located just minutes from downtown Blue Ridge, Sunset Ridge blends refined design, exceptional entertaining spaces, and stunning natural surroundings in one unforgettable property.
Sunset Ridge - Elevated Mountain Living in Mineral Bluff Set high on Roundtop Road with over four acres, Sunset Ridge offers sweeping views of the Blue Ridge Mountains and more than 4,200 square feet of finely crafted living space. The main level features a dramatic great room with floor-to-ceiling windows, vaulted ceilings, and a statement stone fireplace, flowing into a gourmet kitchen with dual islands, custom cabinetry, and high-end finishes. Four generously sized bedroom suites ensure comfort for family and guests, with two upstairs connected by a unique skywalk and private loft. The terrace level is designed for memorable gatherings-complete with a theater lounge, game area, wet bar, and fireplace-opening to expansive outdoor living spaces. Multiple decks, a fire table, and a hot tub provide opportunities to take in the sunrise, watch the sunset, or stargaze in the cool mountain air. Located just minutes from downtown Blue Ridge, Sunset Ridge blends refined design, exceptional entertaining spaces, and stunning natural surroundings in one unforgettable property.
Welcome to your perfect escape to the North Georgia Mountains! This fully renovated 3BD/2.5BTH on 2.18 acres home blends modern comfort with rustic charm. Whether you're seeking a full-time residence, vacation getaway or short-term rental investment, this home has it all. A Pavillion perfect for BBQ's, Tool Shed and fenced in dog lot, charming playhouse and swing set for the kids or grandkids, screened in front porch with bar. Minutes from the river. Upgrades Include: All roofs replaced in 2020, new wiring in 2025, Access to Well and live spring, Kitchen remodeled and windows replaced in 2008. Spray foam attic 2024, spray foam and plastic in crawl space 2018. Laminate flooring in 2020. A MUST SEE!!!
Go back into a simpler time when mountain cabins were quaint, simple, and built for functionality. And this one sits just feet from Wolf Creek with waterfalls and good fishing/play areas. All level usable acreage with an outbuilding and RV storage. Open area for games, fire pit, camp space. No restrictions, STRs are good to go and would be an incredible opportunity. Room to expand as well.
3 Bedroom cabin with private TOCCOA RIVER ACCESS- A Peaceful Escape to your dream cabin nestled on 1.38 acres with access to the sparkling Toccoa River. This charming, fully turnkey home blends rustic comfort with eclectic charm, offering the perfect sanctuary for weekend getaways, full-time living, or short-term rental potential. Step inside to a warm and welcoming interior filled with cozy living spaces, unique design touches, and a relaxed vibe ideal for making lifelong memories. With 3 oversized Bedrooms and a Bathroom on Each Level, this property is set up to sleep 10 guests which would be great for your whole family or a STR investment. Outside, the real magic begins—gather around the fire pit under the stars, soak in the luxurious hot tub surrounded by nature's serenity, or spend your days fishing, tubing, or kayaking just steps from your back door. Whether you're seeking solitude or connection, this property offers it all—room to roam, river adventures, and mountain tranquility. Don't miss this rare opportunity to own a slice of paradise on the Toccoa River! Your perfect escape is waiting for You!
Discover elevated mountain living in this newly built luxury home just 15 minutes from downtown Blue Ridge, where panoramic views and refined design create the perfect year-round escape. The main residence includes three king ensuite bedrooms, each with spa-style baths and premium finishes, plus a detached guest loft featuring custom twin-over-twin and queen-over-queen bunk beds—ideal for guests or rental flexibility. The open-concept great room is anchored by a floor-to-ceiling stone fireplace, vaulted ceilings, and expansive windows that frame the mountain landscape. A chef's kitchen boasts high-end appliances, a large island with seating, and a mountain-view dining area. Multi-level decks offer premium outdoor living with a lava rock fire pit, hot tub, and lounge areas perfect for entertaining or quiet sunsets. A detached game garage includes a pool table, ping pong, and media setup. Designed with luxury and comfort in mind, the home features wide plank flooring, designer lighting, and high-speed internet. Located near top destinations like Old Toccoa Farm Golf Course, Ron Henry Horseshoe Bend Park, the Mineral Bluff Depot, and Appalachian Trail Rides, this property offers the ultimate North Georgia lifestyle. Whether you're seeking a high-end full-time residence, second home, or income-generating retreat, this exceptional property is a place to live, work, and play without compromise.
Discover elevated mountain living in this newly built luxury home just 15 minutes from downtown Blue Ridge, where panoramic views and refined design create the perfect year-round escape. The main residence includes three king ensuite bedrooms, each with spa-style baths and premium finishes, plus a detached guest loft featuring custom twin-over-twin and queen-over-queen bunk beds-ideal for guests or rental flexibility. The open-concept great room is anchored by a floor-to-ceiling stone fireplace, vaulted ceilings, and expansive windows that frame the mountain landscape. A chef's kitchen boasts high-end appliances, a large island with seating, and a mountain-view dining area. Multi-level decks offer premium outdoor living with a lava rock fire pit, hot tub, and lounge areas perfect for entertaining or quiet sunsets. A detached game garage includes a pool table, ping pong, and media setup. Designed with luxury and comfort in mind, the home features wide plank flooring, designer lighting, and high-speed internet. Located near top destinations like Old Toccoa Farm Golf Course, Ron Henry Horseshoe Bend Park, the Mineral Bluff Depot, and Appalachian Trail Rides, this property offers the ultimate North Georgia lifestyle. Whether you're seeking a high-end full-time residence, second home, or income-generating retreat, this exceptional property is a place to live, work, and play without compromise.
Unique property in Fannin County with 59+ unrestricted acres of land. Like "OFF THE GRID, BUT NOT".Joins Stuart Highlands Subdivision just off Wolf Creek Rd. Beautiful 3978 sq. ft. home and nice 2/1 cabin. All gorgeous usable land with several creeks & springs, 2 working wells, available county water, several outbuildings, green house, pole barn, very very private. Large home is 4 bdrm, 3.5 baths, gourmet kitchen with custom alderwood soft close cabinetry, huge loft room currently used as office, endless huge closets, pantry, big laundry room, full basement with great room, bdrm, full bath, workshop and much more. Many covered porches, one large screened porch off living room. Roomy 2 car garage with EV hook-up, poured bsmt. walls, foam insulation thru out house, bamboo floors, 2 wood burning fireplaces, one on main and one in bsmt, also has exterior wood burning furnace, very efficient heating source, 2 heat pumps, RV pad set up with water/power, blueberry orchard. Cabin is 500 sq. ft., gas wall heat, wood burning stove, storage shed and much more. Perfect for private retreat but is unrestricted so the sky is the limit! This property can also be purchased without the cabin and 13 acres for $1,500,000.
Welcome to Young Stone Creek Ranch, your private mountain sanctuary - a breathtaking 37.5-acre equestrian estate nestled in the heart of Mineral Bluff, Georgia, just minutes from the vibrant charm and fine dining of Blue Ridge. This one-of-a-kind retreat offers an unparalleled blend of natural beauty, refined living, and equestrian excellence. Crafted in 2004 with impeccable attention to detail and premium materials, the elegant 3-bedroom, 2-bath cabin exudes rustic luxury and timeless mountain charm. Perched to capture sweeping views of the surrounding peaks, the home overlooks a lush, fenced pasture, a babbling creek, and an exceptional 3,500 square foot 8-stall horse barn - ideal for equestrian lovers or those seeking a peaceful pastoral lifestyle. Half of the expansive property is open, rolling pastureland - perfect for horses or future vineyard dreams - while the other half is an enchanting forest haven, complete with meandering trails, flowing streams, and hidden glades that invite exploration and quiet moments of reflection. Whether you're sipping your morning coffee on the expansive deck, watching deer graze at dusk, or hosting guests in the warm glow of the great room's stone fireplace, this property offers a lifestyle of tranquility, luxury, and adventure. Perfect as a full-time residence, weekend escape, or investment in mountain living, this equestrian estate represents a rare opportunity to own a true mountain resort property - private, peaceful, and pristinely appointed.
**Expansive Family Retreat** Imagine your family gathered in the heart of the North Georgia mountains, settled into a warm, 5-bedroom, 3 bathroom vacation home that feels like it was made just for you. Picture 4193 square feet of open, inviting space where laughter fills the living area, with its soaring vaulted ceilings, crackling stone fireplace, and massive windows framing the rolling Blue Ridge mountains. 3 bedrooms on main level all king size beds, send the kids downstairs to be entertained for hours. Separate office space set up in basement in case you need to check in w work. You're in the gourmet kitchen, with beautiful light fixtures over the granite island, gorgeous cabinets, a real dedicated pantry & laundry/mud room . Enjoy big family dinners with your kids and their cousins as they chatter around a table, buzzing about the day's adventures. Each bedroom wraps you in cozy, rustic comfort, with the primary suite offering a peaceful retreat. The real magic unfolds outside. Step onto the covered deck with hanging twinkling lights , sit in the rockers and enjoy the outdoor fireplace, drawing everyone together and enjoy the crisp night air, stories, catching lightning bugs and stargazing under a vast, twinkling sky. The kids are already plotting game room showdowns at the pool table or claiming the bunk room as their secret clubhouse.2 car garage with ample room to store all your tab's, fishing equipment and kayaks. North Georgia's hiking trails are just steps away, beckoning your family to explore and make memories. With ample parking and high-speed Wi-Fi, this home keeps everyone connected while letting you escape the everyday. This isn't just a house—it's where your family's mountain story begins, a place where every visit feels like coming home. Endless possibilities w cleared pasture land and frontage on Hardscrabble Road.
Breathtaking Mountain Views & Sunsets: Welcome to Spruce Roost, your dream escape! Nestled in the heart of the Blue Ridge area mountains, this beautifully crafted 3-bedroom, 3-bath log-style home seamlessly combines rustic charm with contemporary comfort and is priced far below market of other mountain view properties! Step inside soaring vaulted ceilings, warm pine wood finishes, and an open concept living space designed for both relaxation and entertaining. Enjoy your morning coffee or evening glass of wine from the spacious wraparound deck, where panoramic views of rolling hills and vibrant sunsets create a picture-perfect backdrop. Large windows bathe the interior in natural light while framing the stunning scenery just beyond your doorstep. The main floor features a large open concept living room and kitchen with dining. Cathedral ceilings, gas log stone fireplace and picturesque windows showcasing the long-range mountain views are some of the many highlights. Large laundry room equipped with washer and dryer & additional storage space. Main level bedroom has a private entrance to full bath with double vanity, extra wide double-hung closet + private access to the screened-in back deck. The luxurious light-filled master suite with vaulted ceilings features an en-suite bath, walk-in closet, stone tiled walk-in shower, garden tub, double vanity, gas stone fireplace and stunning mountain views from your private balcony. The completely finished terrace level offers a great room furnished with ping pong table, foosball table, massive entertainment center and reclining sectional couch. Game-On in this all-time fun space that spills out to another private deck with room for hot tub. The cozy terrace level bedroom with roomy closet space & futon for even more sleeping options. There's a separate full bathroom completing the home with a full bath on every level with each bedroom offering generous space and privacy. Yes, the tankless water heater keeps up with everyone! Circular concrete drive provides loads of parking. Short Term Rentals Allowed.
"Welcome to the Charming Ranch Style Home with 2 Bedroom, 1 Bath and an Office, nestled on a private unrestricted 2 Acre Tract. Enjoy the peace and tranquility of the surroundings, while still having access to city water. The house features an open great room, perfect for relaxing and entertaining. The one level design makes it easy to move around, and the garage provides ample storage and convenience. Enjoy the properties private setting and enjoy sitting on the screened in porch area.
Perched in the peaceful North Georgia mountains, 530 Tower Road in Mineral Bluff offers the perfect blend of modern elegance. This stunning, fully furnished 4-bedroom, 4.5-bath mountain modern home boasts an open, airy layout with vaulted ceilings and expansive windows that fill the home with light while framing the incredible long range views. The kitchen is a chef's dream, complete with high-end Viking appliances and custom finishes, ideal for both everyday cooking and entertaining. The spacious great room, centered around a cozy fireplace, provides the perfect spot for gathering with friends and family. Step outside to the sprawling deck, where the fresh mountain air and gorgeous views create a peaceful retreat for relaxation or outdoor entertaining. Two primary suites on the main level offer spa-like amenities and access to the outdoors, while the additional 2 bedrooms each have their own en-suite baths, providing privacy and comfort for family and guests. With proximity to world-class hiking, trout fishing, and the charming town of Blue Ridge, 530 Tower Rd is a mountain retreat where luxury meets nature, perfect for both relaxation and adventure.


Mineral Bluff is located in Georgia. Mineral Bluff, Georgia 30559has a population of 428. Mineral Bluff 30559 is less family-centric than the surrounding county with 22.14% of the households containing married families with children. The county average for households married with children is 23.6%.
The median household income in Mineral Bluff, Georgia 30559 is $173,132. The median household income for the surrounding county is $49,810 compared to the national median of $69,021. The median age of people living in Mineral Bluff 30559 is 25.2 years.
The average high temperature in July is 86.3 degrees, with an average low temperature in January of 25.5 degrees. The average rainfall is approximately 57.6 inches per year, with 4 inches of snow per year.