Welcome to 212 Kassing Ave in Fairview Heights, where comfort, functionality, and charm come together in a well-appointed home. The home is enhanced with Anderson windows, offering exceptional natural light, energy efficiency, and timeless style. Their quality craftsmanship adds both comfort and long-lasting durability throughout the living spaces. The inviting living room is anchored by a striking white brick gas fireplace, creating a warm focal point that flows seamlessly into a stylish dining area featuring durable laminate flooring offering a sleek, modern finish. The bright and functional kitchen offers crisp white cabinetry and an efficient L-shaped countertop layout, providing excellent workspace and storage for everyday living. Two comfortable bedrooms feature laminate flooring and ceiling fans. While the bathroom is finished with a clean white vanity, elegant sconces, and a relaxing bathtub. A full unfinished basement adds abundant storage and future potential, and the spacious two-car garage includes a built-in workbench for projects and organization. Outdoor living is equally impressive with a covered back deck overlooking a fenced backyard shaded by mature trees—perfect for relaxing or entertaining. Located in a convenient Fairview Heights area, the home offers easy access to local shopping, dining, parks, and major highways, blending suburban comfort with everyday convenience. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.
Welcome to desirable Fountain Place! This updated and move-in ready townhouse offers the perfect blend of style, space, and low-maintenance living. Greet your friends and family from the covered front porch, then step inside to gleaming hardwood floors that flow throughout the main level. The spacious living room opens to the beautifully remodeled eat-in kitchen featuring custom cabinetry, granite countertops, subway tile backsplash, upgraded stainless steel appliances & exhaust vent hood, and pantry, all updated in 2024. Convenient half bath on the main level for guests. Upstairs, retreat to the oversized primary suite with 2 walk-in closets and private bath complete with relaxing soaker tub, separate shower and linen closet. Two additional generous-sized bedrooms, full hall bath, and upstairs laundry make everyday living easy and convenient. Finished lower level with luxury vinyl plank flooring offers the perfect flex space for a family room, home office, or home gym, plus extra storage and rough-in plumbing for a future bathroom. Step outside and enjoy evenings on the oversized stamped concrete patio. Two-car attached garage too! HOA covers roof, siding, lawn care, and snow removal($150/mo), plus enjoy amazing community amenities including a pool, fishing lake, soccer fields, and more($450/yr)!! Close to I-64, Shopping & SFAB.
This inviting 3-bedroom home features a main-floor primary suite and main-floor laundry, offering true single-level convenience. Set back from the street for added privacy, the home backs to a wooded area, creating a peaceful natural backdrop. An additional lot expands your outdoor possibilities — gardening, recreation, future projects, or simply extra breathing room. A fenced side yard provides a secure space for pets, play, or outdoor entertaining. (lot parcel 03-32.0-203-005 of .38 acres is included in sale) dining room table (seats 10), hutch, and upstairs bedroom set is available for purchase Property being sold as-is, Seller will provide occupancy and provide Cinch HMO Warranty $697
Welcome to the “All-American Bungalow” — proudly rocking the red door, white siding, and blue shutters like it’s ready for a neighborhood parade. This charming 2 bed, 1 bath bungalow offers the perfect blend of character and practical updates, featuring an attached garage, fenced backyard, and several big-ticket improvements already taken care of for you. The roof and AC were both replaced in 2024, giving peace of mind from day one. Whether you’re looking for your first home, a place to downsize, or an investment opportunity, this one checks all the right boxes with cozy charm and easy living packed into one inviting package.
Welcome to 216 Laurel Drive, Fairview Heights, IL 62208 — a completely updated 4-bedroom, 3-bathroom home situated on a generous .35-acre lot that is truly move-in ready and waiting for its new owners! No detail has been overlooked in this stunning top-to-bottom renovation, featuring new flooring throughout, custom cabinetry, sleek quartz countertops, and all-new stainless steel appliances. The gorgeous kitchen centers around a large island and opens seamlessly to the dining and living areas, creating the perfect open-concept layout for everyday living and entertaining. A convenient half bath is located on the main level. The upper level offers two spacious bedrooms with a beautifully updated full hall bath, plus a private master suite complete with its own en-suite master bath — both bathrooms tastefully finished with custom tile work and new vanities. The fully finished lower level is an entertainer's dream, featuring a spacious recreation and entertainment area, a dedicated laundry room, and patio door access to a private, fully fenced backyard with a patio and a peaceful wooded backdrop — all set on a beautifully sized .35-acre lot offering privacy and room to enjoy the outdoors. Additional highlights include abundant storage throughout and a 2-car attached garage, all situated in the heart of Fairview Heights just minutes from St. Clair Square, top-rated schools, dining, shopping, and easy highway access. This beautifully renovated home checks every box — schedule your private showing today! Ageny is related to the seller
Come see this beautiful 4 Bedroom home located in very desirable location. Once inside you'll get fall in love. Features Fenced in yard on corner lot. Attached garage for Midwest weather prediction. home has very nice Cabinets with island, Stainless steel appliances. With its own office and big windows for daylight. Bedrooms are really spacious and has vinyl plank flooring throughout the home. This home is located near all shopping centers, close to highway and minutes from Scott Air Force Base. Call you favorite agent today for private showing. Buyers to verify all MLS data, including but not limited to, SQFT measurements, lot size, taxes, exemptions, etc.
Tucked away along a beautifully developed roadway in the heart of Fairview Heights, this captivating property offers the rare harmony of peaceful, wooded living with unmatched everyday convenience. Surrounded by oversized, serene lots and mature trees, you’ll feel miles away from it all—yet you’re just moments from major shopping centers, dining, hospitals, grocery stores, parks, scenic trails, and the Rec of Fairview Heights. Perfectly positioned with a direct connection to Pleasant Ridge Park right at your property line, this home invites you to step outside and instantly immerse yourself in nature. Whether it’s morning walks, weekend play, or peaceful evening strolls, the lifestyle here is simply unmatched. Offering over 2,300 square feet of finished living space, this thoughtfully maintained raised ranch blends comfort, versatility, and opportunity. Inside, you’ll find 2 spacious bedrooms with the potential for up to 4 sleeping areas—including a non-conforming third bedroom and a craft space that can be easily enclosed to create a true fourth bedroom. The lower level is warm and inviting, featuring a rustic wood-burning fireplace, full bath, laundry/craft area, and dedicated office space—ideal for today’s flexible living needs. The main level showcases a bright, open feel with a generous living room, primary suite, additional bedroom, and an updated eat-in kitchen complete with butcher block countertops, designer backsplash, custom cabinetry, and a convenient floor-to-ceiling pantry. Step outside and experience what truly sets this home apart—an expansive wraparound deck that captures breathtaking wooded views, perfect for morning coffee or evening stargazing. Just below, a cozy patio with Adirondack chairs and fire pit creates the ultimate outdoor retreat. The fenced side yard offers just the right amount of space for play or pets. Additional highlights include a tuck-under single-car garage with extra storage, a deep parking pad, and a versatile work shed with overhang—currently used for firewood but ready for your next project or hobby. With newer systems, a solid foundation, and an architectural roof, this home offers peace of mind while leaving room for your personal finishing touches. It’s a rare opportunity to enjoy a private, nature-filled setting with the convenience of modern living just minutes away. This is more than a home—it’s a lifestyle.
Charming ranch-style home offering comfort, space, and convenience! Step inside to a spacious living room featuring newer carpeting that creates a warm and inviting atmosphere perfect for relaxing or entertaining. The large kitchen offers plenty of room for cooking and gathering, complete with an adjoining dining area ideal for everyday meals or hosting family and friends. This home blends comfort and character with newer carpeting in the living room and bedroom, along with some hardwood flooring that adds timeless appeal. An attached 1-car garage provides added convenience and storage. Outside, enjoy a large backyard with endless possibilities for outdoor entertaining, gardening, pets, or simply unwinding. Conveniently located close to Scott Air Force Base, shopping, dining, and major highways, this home is a fantastic opportunity for first-time buyers, downsizers, or investors alike. Full of potential and ready to welcome its next owner! Home has passed occupancy and is move in ready!
This move-in-ready gem offers the ultimate peace of mind, featuring a total interior transformation paired with major mechanical upgrades. Every essential system is brand new, including the roof, HVAC, hot water heater, plumbing, and electrical, allowing you to move in without the worry of upcoming repairs. Inside, the home boasts a bright and open atmosphere highlighted by sleek finishes, all-new flooring, and a modern kitchen equipped with brand-new appliances. Designed for easy living, the floor plan includes two full bathrooms and a convenient main-floor laundry, ensuring every inch of the space is functional and fresh. The property sits on an expansive lot of over half an acre, providing a rare amount of outdoor space and privacy while remaining just minutes away from local shopping and amenities. An attached one-car garage adds everyday convenience and extra storage. While the exterior retains its original character, the interior feels like a brand-new home, offering high-end updates at a practical scale. Whether you are looking for a stress-free first home, a perfect downsize, or a turnkey investment, this property is a smart, reliable choice that is truly ready for its next chapter.
Move-in ready home in within O'Fallon Township High School limits offering 4 bedrooms, 3 baths, and an attached 2-car garage. The main level features an entry foyer, living room with fireplace, formal dining area, and an eat-in kitchen with center island and breakfast nook with bay window and walk-out slider. Also includes a dedicated office space, half bath, and convenient main-level laundry. Upstairs, a centrally located family room creates a functional split-bedroom layout between the primary suite and three additional bedrooms. The primary suite includes a full bath with garden tub, separate shower, and spacious closet. Full unfinished basement offers storage and future potential for additional living space. Backyard includes a patio, ideal for outdoor seating or entertaining. Solar panels to be paid off at closing, enjoy energy savings with no remaining balance.
Prepare to be impressed from the moment you arrive! This stunning 5 bedroom, 4.5 bathroom brick front home set against the backdrop of breathtaking golf course and lake views is truly a rare find in Fairview Heights. With its beautiful brick exterior, extensive landscaping, and mature shade trees creating incredible curb appeal, this home makes a lasting first impression before you ever step inside. The thoughtfully designed main level offers an elegant and functional layout perfect for both everyday living and effortless entertaining. The formal dining room sets the stage for memorable gatherings, while the spacious living room provides a comfortable retreat for relaxing. The stunning family room is an absolute showstopper, featuring a bay window that frames the gorgeous views, a cozy fireplace, and a wet bar — everything you need to host in style. The huge kitchen has been beautifully updated with new flooring, countertops, and fresh paint, and comes complete with all appliances, a cheerful breakfast area, a convenient built-in desk, and sliding doors that open to the expansive deck — the perfect spot to soak in the breathtaking lake and golf course views right from your own backyard. A dedicated laundry room rounds out the main level with added everyday convenience. Head upstairs to discover the luxurious primary bedroom suite, complete with a generous walk-in closet and a private attached bathroom. Three additional spacious bedrooms and two full bathrooms complete the upper level, providing plenty of comfortable accommodations for family and guests alike. The walk-out lower level is an entertainer's dream, boasting a sprawling rec room perfect for game days, movie nights, and gatherings of all kinds. A fifth bedroom, full bathroom, and ample storage area round out this incredible space, ideal for guests, a home office, or a private retreat. Step outside and experience the true magic of this property, the spectacular deck overlooks the serene lake and lush golf course, creating a picture perfect setting for morning coffee, evening cocktails, and everything in between. The mature shade trees and professionally landscaped grounds only add to the tranquil, resort like atmosphere. Additional highlights include a transferrable golf membership fee, water softener, and a brand new roof for added peace of mind!
Welcome to this beautifully maintained agent-owned home at 3951 Highland Rd. in Fairview Heights! Offering over 2,400 sq ft of living space, this 3 bed, 2 bath home perfectly blends tasteful updates with its original charm. Step inside to find warm, inviting spaces and classic character throughout. This home features updated finishes while maintaining its timeless appeal. A breezeway connects the home to the spacious 2-car garage, adding both convenience and charm. Go downstairs to find a cozy finished basement with a second kitchen, bathroom, and beautiful sunroom! This adds excellent versatility, making it ideal for extended living, guests, or entertaining. Walk outside, and enjoy a large backyard with plenty of room to roam, highlighted by a dedicated firepit area, perfect for gatherings year round. With its unique combination of space, functionality, and character, this home is a rare find. Don’t miss your opportunity to make it yours!
Charming all-brick ranch home situated on a spacious lot in the heart of Fairview Heights! BRAND NEW ROOF! This well-maintained home features beautiful hardwood flooring throughout the main living areas and bedrooms, offering timeless character and warmth. The inviting living room is filled with natural light and provides a comfortable space for relaxing or entertaining. The kitchen offers ample cabinetry, generous counter space, and a functional layout with easy access to the dining area and adjoining sunroom—perfect for enjoying your morning coffee or relaxing year-round while overlooking the backyard. The home features nicely sized bedrooms and a full bath with vintage charm, adding unique character to the space. Additional living areas provide flexibility for everyday living and hosting guests. Step outside to a large, level backyard with mature trees and plenty of space for outdoor activities, gardening, or entertaining. The property also includes a 2-car garage and extended driveway for ample parking and storage. Conveniently located near shopping, dining, schools, and major highways, this home offers comfort, charm, and great potential in a desirable location. Don’t miss this opportunity!
Great opportunity to bring your vision to life! This 3 bedroom, 1 bathroom ranch home with a walk-out basement is full of potential for the right buyer ready to complete renovations and add their personal touch. The main level features a functional layout with a comfortable living area, three bedrooms, a full bath, and a separate laundry area for added convenience. The one car attached garage provides easy access and additional storage. The walk-out basement offers excellent space with endless possibilities, perfect for finishing into a family room, recreation area, or additional living space. With plenty of storage already in place, the lower level is a blank canvas to expand your square footage and build equity. Whether you're an investor, renovator, or buyer looking for a project, this home offers solid bones and great potential. Bring your ideas and make this home your own! This home is conviently located close to businesses, restaurants and just under 25 miles to Missouri. Do not wait on this one - schedule a showing today and think about the potential.
Price listed is Starting Bid Only. Bidding starts closing 5/20/2026 @ 5:30 p.m.Rare opportunity for either commercial or residential use with this versatile 1,734± SF building situated on a spacious corner lot in Fairview Heights! Currently utilized as a single family residence, the property was formerly operating as a hair salon and offers a flexible layout well suited for a variety of potential uses. The interior features a large front room anchored by an electric fireplace and equipped with two hairstyling stations positioned near a conveniently located half bathroom. A centrally located walk-through kitchen connects the space and provides access to two bedrooms and a generously sized living room, all serviced by a full bathroom located off the main hallway. In addition, a large, dedicated laundry room offers ample extra storage space. Outside, the paved asphalt parking lot provides approximately 15 standard parking spaces along with two ADA compliant spaces. A detached single-car garage with an attached single-car carport offers additional convenience for owner or tenant use. Positioned along Old Lincoln Trail with an approximate average daily traffic count of 12,600 vehicles per day, the property benefits from outstanding visibility and accessibility. Its convenient location near schools, established local and national businesses, and just minutes from Interstate 64 further enhances the appeal for either residential living or future business opportunities. Property will sell under auction terms and be sold AS- IS, WHERE-IS. Seller, will not make any repairs as a result of any building, occupancy, or environmental inspections. Buyer will be required to sign an Auction Purchase & Sale Agreement if final bid is accepted by Sellers.
OPEN HOUSE MON 5/18, TUES 5/19 & WED 5/20 4PM - 6PM -- POOL NEIGHBORHOOD + CUL-DE-SAC + O’FALLON SCHOOLS! Welcome to Fountain Place, one of the area’s most desirable neighborhoods, where community amenities, a cul-de-sac setting, and a great O’Fallon School District location come together beautifully. This spacious 2-story home offers 4 bedrooms, a partially finished lower level, and a large pie-shaped backyard with room to relax, play, and entertain. Residents also enjoy access to the neighborhood pool, adding even more appeal to this wonderful location close to shopping, schools, and Scott Air Force Base. Inside, the main level offers comfortable everyday living with a family room, separate dining room, powder room, and an eat-in kitchen designed for both function and charm. Highlights include stainless steel appliances, a built-in desk area with cabinetry, and a corner sink perfectly placed beneath windows overlooking the backyard. Upstairs, you’ll find all 4 bedrooms, including a private primary suite with walk-in closet and full bath, while the additional bedrooms share a full hall bath. The partially finished lower level adds flexible bonus space with 2 finished rooms ideal for a home office, hobby room, workout area, or gaming space, plus a bath rough-in and unfinished storage/laundry area. Washer and dryer are included. A new roof was installed in 2025, and siding is scheduled to be replaced, offering added value for the next owner. Car charger does NOT stay.
Cozy home located in Fairview Heights, IL. Great starter home or residential rental income producing property. Centrally located with ready access to all the shopping and service amenities in Fairview Heights, O'Fallon and the entire Metro East region. Less than 2 miles to Interstate 64 on-ramp. Easy access into property via rock driveway into attached garage with concrete floor. Laminated floors and new paint throughout. AO Smith 40 gal. electric water heater (2023), Trane gas furnace (2022), Yorx central a/c unit (2010). Big back yard and nice concrete deck w/ surround railing. Covered concrete front porch with decorative hand rail and large shade tree in front yard. Spacious rock driveway can accommodate 3 or more vehicles.
Double the lot. Double the opportunity. This rare property features a large, level, fully fenced corner lot PLUS an additional fenced parcel, offering unmatched space, privacy, and flexibility. Whether you’re dreaming of RV parking, a hobby farm, outdoor entertaining, recreation, or future expansion, the possibilities here are endless. Inside, you’ll find 3 spacious bedrooms, 2 full bathrooms, and generous storage throughout with built-ins and large closets. The eat-in kitchen and separate dining room make hosting easy, while the oversized living room with vinyl plank flooring and fireplace creates the perfect space to gather or unwind. An attic fan adds comfort and efficiency. Enjoy the steel-framed 3-season room with replacement windows/screens, plus a convenient storage area for lawn equipment. The oversized detached 2-car garage is a standout, complete with a workshop area, storage cabinets, its own power source, and a new insulated steel garage door with opener. Recent updates include newer flooring (bedroom carpet 7/2025), plumbing improvements, electrical upgrades, and energy-efficient appliances. Passed occupancy inspection + 1-year home warranty included. Located just minutes from shopping, major highways, St. Louis, and Scott AFB, this property delivers space, function, and location all in one. Opportunities like this don’t come around often—schedule your showing today!
Step inside this charming 3-bedroom, 1-bath ranch-style home and discover a bright, inviting living space filled with natural light. Nestled on a quiet, low-traffic street in a peaceful neighborhood, this home offers the perfect blend of comfort and convenience, just minutes from parks, shopping, dining, and easy highway access. The spacious backyard is a private retreat, surrounded by mature trees that provide shade and tranquility. Complete with a detached shed and fencing, it’s ideal for relaxing, entertaining, or extra storage. Thoughtfully updated, both the kitchen and bathroom feature new countertops and sleek stainless steel appliances, adding modern style to this cozy home.
Absolutely breathtaking neighborhood allure in a private and established, well-known area with the kind of freedom that’s nearly impossible to find. Beautiful new landscaping. Take the sun inside with you with an abundance of large windows, some new! Modern finishes make this home unstoppable. The kitchen boasts Granite countertops, Custom two tone cabinets, Bar stools for breakfast, Recessed lights and Casement windows over the sizable sink. YES - The Stainless Steel kitchen appliances are all YOURS! Some cool features include the built in double oven and futuristic microwave drawer. Original hardwood, engineered hardwood, tile and vinyl flooring. Soak up the sun and Love to Live in your four seasons room off the dining room; which also leads to the back deck and garage. Attractive newly finished basement amenities including bedroom with egress, bathroom and cute dog run or small pet access to the backyard with small fencing. Don’t forget the wet bar for entertaining. Deck of dreams with fun lighting and nature viewing on an oversized lot. One car attached garage. Ample parking on all sides: Room to build a garage, park multiple vehicles, a boat, an RV and RV plug hookups ready. Whole house generator plug. This property offers incredible potential being secluded and yet so close to everything including schools, rec centers, the cinema, restaurants, shopping and grocery needs. Outside city limits. Passed municipal code, Super clean and Move-in ready. Catch it while you can!
Welcome to this 3 bedroom 4 bath home with plenty of space, beautiful fireplace, garden tub in primary bathroom. So much opportunity with this home. Priced to sell!
This stunning home in The Fountains offers access to a neighborhood pool and sits on a beautifully fenced lot—perfectly combining comfort, space, and everyday convenience. With 3,795 sq ft of bright, open living space, the home welcomes you through a foyer that flows into a thoughtfully designed layout featuring a grand staircase and large picture windows that fill the space with natural light. The main level includes a formal dining room, a private office, and a cozy living room with a fireplace, built-in bookshelves, and expansive windows. The generously sized kitchen is designed for both function and style, featuring ample storage, a butterfly island, a tech desk, and a convenient main-floor laundry area. Upstairs, a spacious landing leads to a vaulted primary suite complete with a large bathroom and walk-in closet. Three additional well-sized bedrooms and a full bath complete the upper level. Step outside to enjoy the fenced backyard and a low-maintenance, expansive deck—ideal for relaxing or entertaining. The finished lower level provides even more living space, including a recreation area, an additional living room, a large bedroom suite, and plenty of storage. Conveniently located near the community pool, parks, restaurants, and shopping, this move-in ready home offers the perfect balance of lifestyle and location.
Modern Comfort Meets Prime Location! Talk about convenient! Skip the projects and move straight into this meticulously maintained, turn-key gem. Perfectly situated right off Hwy 50—across from Schnucks and just moments from the mall and dining—this home puts you at the center of it all. Enjoy a seamless commute with minutes to Scott Air Force Base, major interstates, hospitals, and downtown St. Louis, all while being steps away from the parks, shopping, and vibrant amenities Fairview Heights has to offer. The heart of the home features a sun-drenched living area that flows effortlessly into the open-concept layout of the kitchen and dining area, perfectly designed for a modern lifestyle. Culinary enthusiasts will love the kitchen’s contemporary finishes and expansive counter space, making it an ideal hub for hosting lively gatherings. The thoughtfully designed main floor offers two spacious bedrooms, a stylishly updated full bath featuring chic matte black fixtures, and the added convenience of main-floor laundry. Retreat to the private primary suite, which offers a quiet escape with its own dedicated bath. For those who value organization, the dedicated mudroom is the unsung hero of the home, keeping your daily life clutter-free. Beyond the aesthetics, enjoy major functional updates including a water heater replaced in 2025 for total peace of mind. Step outside to an expansive, fenced-in backyard—a private oasis designed for weekend BBQs, pets, or quiet evenings under the stars. Whether you're looking for a versatile home office or a perfect home base for your commute, this residence offers peace and quiet without sacrificing a single convenience. Your turn-key lifestyle awaits—schedule your showing today!
Welcome to 753 Willow Spring Hill Dr., located in the desirable Fountain Place subdivision, complete with a community pool for you to enjoy! The formal dining room is perfect for hosting gatherings with family and friends, while charming French doors lead to a versatile space that can be used as a home office, study, or playroom. The living room features an oversized bay window and a beautiful stone fireplace, creating a warm and welcoming focal point. The kitchen shines with upgrades, including appliances that are only two years old and a fantastic walk-in pantry for extra storage. You'll also find a convenient half bath and a separate laundry room on the main level. Upstairs, the primary suite offers a generous walk-in closet and a large bathroom complete with dual vanities, a separate shower, and a relaxing corner soaking tub. Three additional bedrooms and a full bathroom provide plenty of comfortable space for family or guests. Even better, this home includes a new roof and additional flexible living space downstairs for all your needs! With wonderful neighborhood amenities and a layout built for comfortable living, this home has it all.
BACK ON MARKET, NO FAULT TO SELLER. Move-in ready 2-bedroom, 1-bath ranch home situated on a spacious 1-acre lot. This well-maintained property features a new HVAC system, offering comfort and efficiency year-round. Enjoy the privacy of a large yard along with a private driveway, 2-car carport, and two storage sheds—perfect for tools, equipment, or extra storage. Conveniently located near shopping, dining, and major roadways, with just a 20-minute drive to Scott Air Force Base, making it ideal for commuters. A great opportunity for buyers looking for a move-in ready home with space, privacy, and practical amenities. Buyer or buyer's agent to verify MLS info

Fairview Heights is located in Illinois. Fairview Heights, Illinois has a population of 16,601. Fairview Heights is more family-centric than the surrounding county with 26.25% of the households containing married families with children. The county average for households married with children is 26.14%.
The median household income in Fairview Heights, Illinois is $70,825. The median household income for the surrounding county is $63,017 compared to the national median of $69,021. The median age of people living in Fairview Heights is 40.3 years.
The average high temperature in July is 89.1 degrees, with an average low temperature in January of 22.1 degrees. The average rainfall is approximately 42.3 inches per year, with 13 inches of snow per year.