So many “BIG” items have been completed on this split entry home. Newer Roof, HVAC 1 year old, newer Luxury vinyl plank floors, Brand new interior paint! The light-filled Great Room has vaulted ceilings and a fireplace. The Kitchen and Dining area features stained, custom cabinetry. All the appliances stay. The oversized primary suite offers a brand new bath and walk in closet. Two generous bedrooms and full bath complete the main floor. The lower level includes an office and recreation room. Lower level has access to a laundry room and large 2 car garage. Located 10 minutes from Downtown Lee's Summit, known for its local shops and dining. Commuter Friendly: Provides quick access to Highway 291 and Highway 50.
Welcome HOME Sweet HOME, at the LAKE! Fishin, Boatin, and Lovin Every Day! Gorgeous property in highly desirable Prairie Lee Lake community with a spacious 1.5 story retreat nestled on a large, treed corner lot! No HOA, do as you please! New carpet and fresh paint! Offering 4 bedrooms, 3 full bathrooms, multiple living areas, and incredible outdoor spaces...this home combines privacy, comfort, and scenic views in one exceptional package. The inviting main level features a vaulted Great Room with stunning floor-to-ceiling brick fireplace, large windows that flood the home with natural light. The kitchen is designed for both everyday livin and entertaining with abundant cabinetry, generous counter space, pantry, and all appliances included. Additional front room near entry with closet space. Main level Master suite offers a private retreat complete with deck access, walk-in closet, additional closet space, and an ensuite bath featuring a dual vanity, jacuzzi tub, and tile flooring. 2nd bedroom on main level as well, along with a full bath. Convenient main-level laundry adds to the home's functional layout. Upstairs you'll find 2 additional spacious bedrooms, a full bathroom, and a versatile Rec area with soaring ceilings and sunlight windows that could be the game room, lounge, entertainment space, etc...with an amazing upper deck that hosts incredible views of both sides of the lake...Sunset and Sunrise! Full basement with egress window provides storage space, room for hobbies, tools, and seasonal items. Or finish for another rec area or bedroom. Enjoy the Outside with mature trees, established landscaping, multiple decks, shed, firepit area, two driveways, & beautiful views create a private outdoor oasis. This property offers the perfect blend of space, character, & picturesque surroundings. Don't miss this rare opportunity to enjoy lake-area living with room to spread out, entertain, & make lasting memories. Just awaiting your personal touch, incredible potential!
Lucky find! Come take a look! This 1-owner, 3 bedroom, 2.5 bath, 2 car garage home has a big living room with a fireplace, formal dining (or office) area, a Country style kitchen with tons of cabinets and lots of counter space. All appliances stay! Lower level is a full-size recreation room with a 1/2 bath, convenient laundry room, and it walks-out to a spacious patio and a gorgeous, well-maintained back yard. There are 3 good-sized bedrooms up the stairs and 2 more full baths. But wait, there's more! The attic space is well-designed and is easily accessed by stairs. And, there's a large, unfinished basement, too! Perfect for a workshop. Lots of shelving! The garage is deep and wide and all set up for tools. There is a gorgeous neighborhood pool just a few blocks to the East, with a Community Clubhouse, and tennis courts. Head a few blocks North and there is the nicest playground, more tennis courts, a big open field to play in, and PickleBall Courts! Very EZ access to schools, shops, and highways. Come see today!
Welcome home to this beautifully updated 3-bedroom, 3-bathroom home in the desirable Carriage Point community. Meticulously maintained and remodeled by the current owner with exceptional attention to detail, this move-in-ready home offers stylish updates and quality finishes throughout. The open floor plan is perfect for entertaining, and the stunning remodeled kitchen serves as the heart of the home. Rich hardwood floors and cathedral ceilings throughout the main living area create a warm, welcoming feeling. Just off the dining area is a newer deck where you can enjoy your morning coffee or grill up some burgers for outdoor dining. The spacious primary bedroom boasts an updated bath and walk-in closet. create a modern, welcoming atmosphere. Just off the kitchen is a convenient utility room/pantry just off the kitchen. The basement has been finished which significantly expands the living space and includes a third full bathroom, making it ideal for entertaining, guests, a home office, or recreation area. Walkout out to the covered patio and enjoy the privacy-fenced backyard - perfect for relaxing or hosting gatherings year-round. Additional highlights include a main level laundry, 2-car garage, newer roof, HVAC system, and hot water heater, providing peace of mind for years to come. Conveniently located near Legacy Park, shopping, dining, and everyday amenities, this exceptional home combines thoughtful updates, functional living space, and a prime Lee's Summit location.
Welcome to this stunning 4-bedroom, 4.5-bath home nestled in the highly sought-after Legacy Wood neighborhood! From the moment you arrive, you’ll appreciate the pride of ownership and meticulous care that make this property truly stand out. Freshly updated with a brand-new paint job and beautiful new flooring throughout, this home offers a perfect blend of modern style, comfort, and functionality. The spacious floor plan provides ample room for both everyday living and entertaining, featuring generously sized bedrooms, multiple living spaces, and plenty of natural light. With a newly finished basement, it also provides a game room or entertainment area and a great option for either a non-conforming bedroom or an office. While the additional bedrooms and bathrooms provide flexibility for family, guests, or a home office. Every detail of this home reflects exceptional maintenance and care, making it completely move-in ready. This home has it all, while being located next to Legacy Park and a front row for the 4th of July fireworks! https://show.tours/v/ntyLmkv
Welcome to The Stonehaven by Dave Richards Homebuilding, a thoughtfully designed ranch home that combines modern style, everyday functionality, and peaceful country living. Situated on a beautiful 3-acre walkout lot in Lee's Summit School District, this home offers the space and privacy many buyers are searching for without sacrificing convenience. From the moment you arrive, you'll appreciate the beautiful curb appeal and thoughtful design. The spacious great room opens seamlessly to the kitchen and dining area, making it easy to gather with family and friends. A walk-in butler's pantry adds both function and storage, while the private pocket office creates a dedicated space for working from home or managing day-to-day tasks. The main level includes a private primary suite featuring a spacious bedroom, luxurious bath, and oversized walk-in closet. A second bedroom and full bath are also conveniently located on the main floor. Step outside to the covered deck and enjoy peaceful views of your acreage while taking in the quiet surroundings. The finished walkout lower level expands the living space with a large family room, two additional bedrooms, a full bath, and generous storage areas, providing plenty of room for guests, hobbies, recreation, or multigenerational living. With three acres of land, a walkout basement, covered outdoor living spaces, and the quality craftsmanship Dave Richards Homebuilding is known for, The Stonehaven offers the perfect balance of luxury, comfort, and room to grow. Whether you're hosting family gatherings, enjoying quiet evenings on the deck, or simply appreciating the space and privacy that acreage living provides, this home is designed to fit the way you live.
Welcome to this beautifully upgraded home in North Park Village. Built in 2022 and thoughtfully enhanced since, this 4 bedroom, 3 bath home offers over 2,700 square feet of stylish, functional living space. The heart of the home is the beautiful kitchen, where an oversized statement island, gas range, walk in pantry, abundant cabinetry, and upgraded finishes create a space designed for both everyday living and effortless entertaining. The open concept main level is filled with natural light and showcases rich hardwood floors, custom built ins, and a stunning stone fireplace that anchors the living room. The main level features an impressive primary suite with dual vanities, a spacious walk in closet, and direct access to the laundry room, along with a second main level bedroom perfect for guests or a home office. Downstairs, you’ll find a oversized rec room, two additional bedrooms, a full bath, and plenty of unfinished storage space. Outside, enjoy a fully fenced backyard with no direct rear neighbors, professional landscaping, added trees, and exceptional curb appeal highlighted by a custom front door. Additional upgrades include a sprinkler system and security system. North Park Village offers a neighborhood pool and is located just minutes from parks, lakes, shopping, dining, and major highway access. This move in ready home offers the perfect combination of modern design and quality finishes!
Set on 3 scenic acres, the Capri by Dave Richards Homebuilding is thoughtfully designed ranch floor plan that offers the perfect blend of space, comfort, and functionality. With 5 bedrooms, 4 full bathrooms, and a finished lower level, this home is designed to accommodate everything from everyday living to hosting family and friends. The open-concept main level features a spacious great room that flows seamlessly into the kitchen and dining area, creating a warm and inviting gathering space. A large walk-in pantry provides exceptional storage, while the oversized island offers plenty of room for meal prep and entertaining. The private primary suite includes a spacious bedroom, spa-like bath, and an impressive walk-in closet conveniently connected to the laundry room. Two additional bedrooms are located on the main level, while the finished lower level expands the home with a large family room, two more bedrooms, two full bathrooms, and abundant storage space. Outdoor living is just as impressive with both a covered patio and an open-air patio, providing the perfect setting to relax, entertain, and enjoy the surrounding views. Built with the quality craftsmanship and attention to detail Dave Richards Homebuilding is known for, The Capri offers flexible living spaces, generous room sizes, and a layout designed to fit the way today's families live.
Lake Lotawana living with lake access, newer construction, and incredible flexibility! Located in the highly sought-after community of Lake Lotawana, this second-tier home sits just a stone’s throw from the water—offering the lake lifestyle you’ve been dreaming of without the waterfront price tag. Step inside this move-in ready home and enjoy the features that matter: radiant heated floors, quartz countertops, an electric fireplace, and a bright open-concept layout designed for everyday living and entertaining alike. The spacious kitchen and living area create the perfect setting for hosting friends after a day on the lake or simply enjoying a quiet evening at home. The primary suite offers a true retreat with a walk-in closet and spacious en suite bath designed for comfort and convenience. Outside, you’ll find room to spread out with a generous yard ideal for kids, pets, yard games, or summer gatherings. Even better? A dock lease is secured through September 2026 giving you added lake access and more opportunity to enjoy everything Lake Lotawana has to offer. Plus, the adjacent lot may also be available for purchase, creating a rare opportunity for additional privacy, future expansion, extra parking, boat storage, or even a detached garage/shop. Properties this close to the lake with newer construction, added flexibility, and room to grow don’t come around often. Schedule your private showing today and experience Lake Lotawana living for yourself.
Welcome to your future home in Lee’s Summit award winning school district! This beauty has so much that you would proudly call it home! It has elegance, updates (that include new hvac, paint inside and outside, and new deck), space, and privacy and much more. This is a raised ranch home with spacious living room that oversees the dining room and off to the kitchen. The kitchen has lots of cabinets, plenty of counter top and beautiful backsplash and tiled floor. Off the dining room, you would love to enjoy the beautiful and newly established large shaded deck overseeing the green backyard. The master suite has private entry to the main bathroom in first floor. The other two bedrooms are roomy and inviting with lots of natural light. The lower level is finished and provides more living space that could be used as a 4th bedroom, extra family room, or multifunction space. Lower level also offers another full bathroom and also houses the two car garage and the laundry. The lower level has a gas fireplace too. The yard is fenced, flat, and has a nice size garden shed for your garden tools. Location is another great feature this home has to offer. Across the street is Banner Park with lots of green space, tennis courts, play grounds, and so much fun the whole family would enjoy.
Feel like you’re on vacation EVERY DAY in this gorgeous Paddock at Richardson Ranch home! Walk to your elementary school, and neighborhood pool. So many upgrades, from walnut cabinets to all new lighting to whole house sound system. Kitchen has large walk-in pantry, leathered granite countertops, huge kitchen island, and hidden switches under cabinets. Relax in your cozy hearth room with a fireplace and plenty of room for the whole family. Walk out onto your gorgeous covered patio with tv, fireplace, panels that open for cross-breeze, and extended patio for more entertaining space. First floor also has a beautiful living room with fireplace and coffered ceiling feature, office, formal dining room, and half bath. Head upstairs to relax in your oversized master suite with a built-in cabinet for bathroom coffee bar and tv. Perfect room for kids with a built-in loft bed and tons of extra room to play. Second and Third bedrooms are also oversized with walk-in closets and one private bath. Basement has large family room, exercise room (or non-conforming guest room), and a full bath. You will be able to relax every night on your incredibly landscaped corner, fenced, cul-de-sac lot. Home painted in 2024 with 5 year warranty. Whole-house air compressor system I in garage. Storage shed behind garage built onto home with convenient walkway to front garage. 2-unit HVAC system for ultimate comfort. Ethernet wired throughout house and conveniently where most tvs are mounted. Even the driveway is upgraded with diamond saw cuts!
One level living in Lee's Summit that won't break the bank! Come view this 2bd 2ba 1gar ranch with great views from both the front and back doors. Well taken care of, low maintenance & move-in ready. Well laid out, with privacy for both bedrooms. The formal dining room is used as an office/bonus room. It could easily be a play or hobby room. The living/dining/bonus/kitchen are set-up for entertaining &/or being able to watch little ones. Easy access to the laundry. Large living room with a fireplace. Great patio and fabulous lot. Attic fan. Zero carpet. Neutral and clean throughout. Easy access to the highway and to local shopping. This would make a great place for those who are just starting out or downsizing. $225,000.00 MLS 2622349
Welcome to your private retreat on 3 acres! This beautiful 1.5-story home features vaulted ceilings, 5 bedrooms, 4.5 bathrooms. The kitchen has been updated with fresh quartz countertops, and the primary suite opens to the four seasons room, perfect for relaxing year-round. The finished basement is set up for entertaining with a theater room and a bar, making it a great space for gatherings, or movie nights. Step outside to enjoy your own backyard oasis featuring a large heated swimming pool and hot tub, all surrounded by the privacy of your 3-acre lot. A 3-car garage completes the home with plenty of space for vehicles and storage. Space, privacy, and great entertaining areas. This one is a must see! The theater seating, basement TV, and downstairs barstools are negotiable and available for purchase.
This stunning home offers exceptional indoor and outdoor living space in a private, park-like setting. The beautifully landscaped yard features winding walkway, fruit trees, lush gardens (low-maintenance) and was on the Master Garden Tour last yr. Enjoy spectacular close-up views of Legacy Park fireworks from the expansive deck or entertain w/ ease on the oversized patio enhanced by soft evening lighting. For quieter moments, relax in the secluded hot tub retreat. Inside, you’ll find over 4100 sf of thoughtfully designed living space. The spacious great room is filled w/ natural light from large windows overlooking the backyard and features a fireplace w/ built-in cabinetry/shelving. The gourmet kitchen is a chef’s dream w/ abundant cabinetry, huge pantry, granite counters, large center island, gas cooktop w/ pot filler, and generous dining space including both an eat-in area and formal dining rm. Private office and guest bath also on main level. Up the elegant, curved staircase are four bedrooms, each w/ own private bath. The luxurious primary suite includes a fireplace, spa-like bath w/ double shower, jetted tub, and large walk-in closet. Secondary bedrooms are generously sized. The convenient laundry rm w/ sink is also located on the bedroom level. The finished walkout bsmt adds incredible versatility w/ a fifth bedroom, full bath, large family room w/ projector and screen for movie nights, and full kitchen area. The suspended garage provides add'l space for hobby/craft rm, game rm, plus large workshop w/ double-door access to the backyard. Downstairs works perfect for multi-generational living w/ sidewalk access from driveway, no stairs, and wider bedroom/bath doors. So much care went into this gorgeous one-owner, pet-free home from custom LED lighting to beautiful gardens! Roof 2 yrs old, sprinkler sys. Located in culdesac, close to community pool and next to the 692-acre Legacy Park w/ 22-acre lake, fitness ctr, sports fields and a 4.7 mile walk/bike trail.
Modern Luxury Meets the Ultimate Equestrian Lifestyle! Nestled on 4.77 breathtaking acres in unincorporated county land with fewer restrictions, this one-of-a-kind property offers the perfect blend of upscale living and a true horse lover’s paradise. Ideally located just minutes from shopping, dining, entertainment, and only 1.6 miles from the 1,700-acre Blue Gray Park, this property truly checks every box. Step inside to soaring ceilings, gorgeous hardwoods, and a stunning floor-to-ceiling fireplace anchoring the open-concept living space. The chef-inspired kitchen is designed to impress with an enormous island, designer stove, double-door refrigerator, and stylish finishes throughout. The main floor owner’s suite feels like a private spa retreat featuring a soaking tub, oversized shower, and spacious walk-in closet. A flexible main floor room offers the perfect space for a home office, guest room, or 5th bedroom. The unfinished basement provides incredible potential for future expansion and already includes an egress window, allowing for the addition of an extra bedroom. Outside, enjoy an oversized covered patio overlooking your private oasis. Equestrian enthusiasts will love the professionally built indoor riding arena originally designed for dressage. Offering approximately 80x60 riding space, power, water, office space, and additional equestrian amenities, this impressive facility also presents excellent potential for income-producing lessons, training, clinics, arena rentals, and other equestrian ventures. Beyond your acreage, enjoy access to over 30 acres of HOA-maintained common ground and riding trails directly accessible from the property. Explore scenic creeks, a fishing pond, abundant wildlife, and endless outdoor recreation. Bow hunting is permitted on the common ground. HOA dues are only $150 per year. Luxury, privacy, and unmatched equestrian amenities — this extraordinary property offers a lifestyle rarely found.
Picture yourself at 1825 NE Bren Mar Rd, recently enhanced with fresh interior paint and a partial flooring replacement throughout, creating a refreshed atmosphere. The kitchen is fully equipped with all stainless steel appliances and features an accent backsplash. Inside, a welcoming living area contains a fireplace, and outside, a patio provides extended living space for enjoyment. This updated home, with its comfortable style and outdoor space, is a must-see. Included 100-Day Home Warranty with buyer activation
The Aiden plan offers the perfect blend of style, space, and functionality with 4 bedrooms and 2.5 baths designed for comfortable everyday living. This beautiful home features a welcoming covered front porch and durable James Hardie exterior siding. The open-concept main level showcases luxury vinyl plank flooring throughout the kitchen, dining, and living areas. The kitchen is thoughtfully designed with quartz countertops, a tile backsplash, soft-close cabinet doors, a large walk-in pantry, and plenty of workspace for entertaining or daily living. A convenient mud room with a drop zone for coats and shoes and a half bath on the main level add to the home’s functionality. Upstairs, upgraded high-traffic carpet lines the staircase leading to the bedroom level laundry room and spacious bedrooms. The primary suite features a private bath with a double vanity, tile flooring, tiled shower walls with a built-in seat, and an impressive 11x8 walk-in closet. Exterior features include a patio plus a landscaped and fully sodded yard. Community amenities include a pool, playground, firepit, and fishing pond, with pickleball and basketball courts coming soon. This home has an estimated completion date of September 2026. Photos are of another home with similar features. Colors and materials may not be the same.
The Wynn by Ashlar Homes offers standout curb appeal with its traditional front elevation featuring durable James Hardie siding with a welcoming covered entry. This thoughtfully designed home combines modern style with everyday comfort. Inside, the kitchen showcases stylish gray cabinetry, quartz countertops, a tile backsplash, and a large island with extra storage, all open to the living room for easy entertaining and daily living. Luxury vinyl plank flooring extends throughout the main level, while bedrooms and closets feature comfortable carpet. The private primary suite includes an en suite bath with LVP flooring, shower with glass shower doors, and large walk-in closet. Additional highlights include a covered patio at the back of the home for outdoor enjoyment. Enjoy community amenities including a pool, playground, and firepit, with even more coming soon—pickleball and basketball courts, a disc golf course, and a stocked pond for fishing. Trash and recycling are also included for added convenience. Home is in early construction at the time of listing with an estimated completion date of September - October 2026. The photos are of another home with the same floor plan; colors and finishes may differ.
Hold your horses! A Beautiful Lee's Summit Home on acreage! Equestrians dream! This 1.5 story located just outside city limits features 3 large bedrooms, each with their own private bathroom. Plus, 2 additional bathrooms. A bonus room on the second floor. Primary suite on the main level includes a gas fireplace, spacious bathroom and a dreamy walk-in closet! The finished basement, complete with bar is perfect for gameday. The fabulous living room with vaulted ceilings, beautiful wood beams and a second gas burning fireplace. Outside you will love the stamped concrete patio, composite decking, custom stone flower beds, amazing play house, horse barn and corral! Field full of feed ready to go! As part of Quail Meadows you have access to 55 acres of greenspace, trails and a fishing pond! There is so much to love you really must see!
Tri level (side by side split) in Oak Tree Farms! This spacious residence offers 2,400 square feet of comfortable living space, perfect for families seeking room to grow. The home features four generously sized bedrooms and four bathrooms, including two full baths and two convenient half baths. With ample living space there is room for everyone. Enjoy peace of mind with new windows installed in 2025 and a roof that is only 5 years old, and take advantage of the wonderful community amenities provided by the HOA, which includes trash pick up, a swimming pool, and tennis/pickleball courts. Don't miss this opportunity to secure a prime piece of real estate in the sought-after Lee Summit community.
Discover a rare opportunity to own one of Lake Lotawana's most versatile properties, offering room for everyone and endless possibilities. Situated on nearly half an acre and backing to a peaceful open field, this private lake retreat combines breathtaking sunset views with the lifestyle you've been dreaming about. The spacious main home features seven bedrooms and five bathrooms, making it ideal for large families, multi-generational living, or hosting unforgettable weekends with friends at the lake. Whether you need extra bedrooms, dedicated home offices, workout space, or hobby rooms, this home provides the flexibility to fit your life. What truly sets this property apart is the separate one-bedroom, one-bath guest house complete with its own basement garage. Perfect for in-laws, adult children, long-term guests, or potential rental income, it's a feature that's increasingly hard to find. Combined with the attached two-car garage and additional basement garage space, you'll have plenty of room for vehicles, boats, golf carts, and all your lake gear. Spend your days on the water and your evenings relaxing on the west-facing patio as the sun sets across the countryside. With private surroundings, abundant wildlife, and convenient access to all that Lake Lotawana has to offer, this is more than just a home—it's a place where generations of memories are made.
Fully renovated, this private 3bd/3ba lakeside ranch home, sits on a 0.69 acre lot with a private dock for swimming, boating or fishing fun. Designed for seasonal, weekend or rental usage, this house stands ready with new siding & doors, some new windows, wiring & panel box, new HAVC / AC, new wood plank flooring, with tiled bathrooms & showers. New kitchen cabinetry, with appliances and separate coffee bar. Primary bath offers a double head glass shower and vanity with an outdoor shower for pets or upon returning from a day on the lake. You'll enjoy the summer evenings and star lite nights and family memories around the outdoor campfires. Restaurants and shopping are 5 minutes away. Come, unwind and enjoy relaxing at the lake!
This home is the perfect way to experience lake living at a VERY low price. This Lotawana Bungalow sits on 2-level first-tier lots and offers an inexpensive lake getaway. Or it could easily be a wonderful building lot. There is plenty of room to build a garage, or you could add on to the existing home. Loads of trees create a canopy & give a park-like ambiance for your peaceful lake getaway. Easy level access to lake & easy hwy access. There is 14' X 9' swim dock in nice water. This home needs TLC. Come and check it out!!!
This second-tier ranch home has a shared covered well dock that sits in deep water and offers fabulous main-body views plus mooring for 2 boats (mooring inside the well and on the North side of the dock). Open floor plan with dining off the efficient kitchen allows easy communication with your company. Comfortable stairs to the lake provide a quick pathway to your dock. This location provides easy access to the home and nearby services. Lakeside happy hours or a wonderful meal is just a short walk away at Marina 27. Enjoy the beautiful community rose garden and the pickleball court located directly behind this home.
Stunning custom home situated on 1.2 acres and loaded with the features today’s buyers are searching for! From the moment you arrive, the curb appeal, manicured lawn, and grand entry make a lasting impression. Inside, soaring ceilings, rich hardwood floors, and an open layout create the perfect blend of elegance and comfort. The updated kitchen is a showstopper with quartz countertops, oversized island, stainless appliances, painted cabinetry, and abundant prep space for entertaining or everyday living. Spacious main-level primary suite offers a spa-like bath with walk-in shower, jetted tub, and double vanity. The finished walkout lower level was built for entertaining with a full wet bar, game area, space for a pool table, and an incredible theater room ready for movie nights and game days. Step outside to your own private backyard retreat featuring an in-ground pool, expansive patio space, and the privacy and room to spread out that only 1.2 acres can provide. Whether you're hosting summer gatherings or enjoying a quiet evening at home, this property delivers the lifestyle buyers dream about. Luxury, space, entertaining, and resort-style outdoor living all wrapped into one unforgettable home!
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Lees Summit is located in Missouri. Lees Summit, Missouri 64086has a population of 100,734. Lees Summit 64086 is more family-centric than the surrounding county with 36.16% of the households containing married families with children. The county average for households married with children is 28.36%.
The median household income in Lees Summit, Missouri 64086 is $101,399. The median household income for the surrounding county is $60,800 compared to the national median of $69,021. The median age of people living in Lees Summit 64086 is 38.8 years.
The average high temperature in July is 87.88 degrees, with an average low temperature in January of 19.64 degrees. The average rainfall is approximately 43.1 inches per year, with 14.04 inches of snow per year.