Experience elevated luxury living in Liberty Bluff with this exceptional custom-built Bob Webb Homes residence, ideally situated on a private 0.78-acre lot within the award-winning Olentangy School District. Built in 2022, this stunning 5-bedroom, 4.5-bath home blends timeless architecture, thoughtful craftsmanship, and modern luxury in one of Southern Delaware County's most desirable executive communities, just minutes from Powell, Dublin, SR-315, shopping, dining, and everyday conveniences. Offering nearly 5,000 square feet of finished living space, the open-concept floor plan is designed for both entertaining and comfortable everyday living. The chef's kitchen serves as the centerpiece of the home with a large gathering island, built-in Wolf appliances, custom cabinetry, and an impressive butler's pantry. Expansive living spaces, oversized windows, and designer finishes create a warm yet sophisticated atmosphere throughout. A glass-enclosed office provides the perfect work-from-home setting, while the custom drop zone adds style and function. Upstairs, the luxurious owner's retreat features a spa-inspired bath and custom-designed closet, along with two spacious bedrooms connected by a Jack-and-Jill bath plus an additional private ensuite. The finished lower level offers a large recreation space, fifth bedroom, and full bath ideal for guests or multigenerational living. A rare combination of a 3-car attached garage plus separate single-car garage provides exceptional flexibility for storage, hobbies, or car enthusiasts. Known throughout Central Ohio for quality craftsmanship and enduring value, Bob Webb Homes delivers a level of design and attention to detail luxury buyers recognize immediately. Combined with Liberty Township taxes and top-rated Olentangy Schools, this home offers an exceptional lifestyle opportunity in the heart of the Olentangy corridor. 315 is closed from the south. The best way to access the property is coming south on 315 from Hya
Custom-built by Timbercrest and impeccably maintained, this one-of-a-kind property offers the perfect blend of craftsmanship, comfort, and natural beauty. Set at the end of a long, private country drive, the home is framed by a lush, manicured lawn and a canopy of mature woods - a serene retreat that feels worlds away while remaining close to everything. Rare 3 lots total - 2 could be built on for additional homes - a possible family compound. Each buildable lot has water/sewer and each is appx 1.7 acres for a total acreage of 6.77. Light-filled, neutral interiors showcase stunning tongue-and-groove hardwood floors, soaring ceilings, and custom white-painted woodwork throughout. The thoughtful floor plan places the luxurious primary suite on the main level with guest bedrooms and full baths are tucked upstairs for privacy. The finished lower level features a kitchenette open to a spacious family room - ideal for movie nights, game days, or hosting overflow guests. A large unfinished area provides abundant storage or future expansion potential. Car enthusiasts and hobbyists will love the attached 3-car garage plus a separate detached 2-car garage - offering flexibility for vehicles, workshop space, or additional storage. Outside, a wonderful screened porch and expansive deck to enjoy the breathtaking wooded surroundings of every season. Pristine condition, extraordinary setting, undeniable character - this Timbercrest build is truly a rare find. See A2A remarks.
Welcome to Kesslebrooke Station! This beautiful 2-story home is perfectly situated on a picturesque tree-lined lot and offers the ideal combination of style, space, and functionality. The first floor features newer laminate flooring, , a spacious den, formal dining room, half bath, and convenient first-floor laundry. The open eat-in kitchen has been beautifully updated with upgraded granite countertops, painted cabinetry, a stunning multi-colored glass backsplash, and newer stainless steel appliances. The adjoining great room offers plenty of space for relaxing or entertaining. Upstairs, the spacious owner's suite features two walk-in closets, a private bath, and a cozy sitting area. The versatile loft with closet can easily serve as a 4th bedroom, home office, exercise room, or flex space to fit your lifestyle. Two additional bedrooms offer generous closet space and share an updated full bath. The unfinished full basement includes rough-ins for a full bath and kitchenette, creating endless possibilities for a future recreation room, entertainment area, or additional living space. Major updates include a new HVAC 2023, roof (2021), water heater (2021), Veranda composite deck (2020), and storage shed (2018). Located in the highly desirable Olentangy School District with Delaware County taxes! This home is move-in ready and offers space, updates, and flexibility both inside and out!
Whether you're downsizing or simply looking for the ease of one-floor living without the restrictions of an HOA, this charming home is the perfect fit. Situated on a generous lot with room for gardening, relaxing, and enjoying the outdoors, this well-cared-for property offers comfort, privacy, and convenience. Hardwood floors are just the beginning, along with major updates including a brand-new roof and new electric service. The detached oversized garage provides endless possibilities for hobbies, projects, storage, or all your toys. You'll fall in love the moment you step into the cozy 4-season room, offering the perfect spot to unwind year-round. Just outside, enjoy a private courtyard and fenced-in area surrounded by nature, plus an additional side porch ideal for morning coffee while watching the bunnies wander by. Conveniently located just minutes from OhioHealth, Kroger, the YMCA, shopping, dining, and more. This is the lifestyle you've been waiting for--schedule your private showing today! SEE A2A
Welcome home to Boulder Reserve! This beautifully upgraded open-concept 3-bedroom ranch condo offers the perfect blend of style, comfort, and low-maintenance living in one of Delaware's most desirable communities. Thoughtfully enhanced throughout, this home features a premium full gas conversion with a high-end gas range, granite countertops, extended-height kitchen cabinetry, upgraded taller bathroom vanities and sinks, luxury vinyl plank flooring, and rich hardwood flooring in two of the three bedrooms. The bright and airy layout showcases soaring 9-foot ceilings, abundant natural light, and a seamless flow designed for both everyday living and effortless entertaining. The stunning kitchen is complete with stainless steel appliances, modern cabinetry, and ample workspace for cooking and gathering. Step outside to your private 12x12 rear patio--perfect for relaxing, grilling, or enjoying peaceful outdoor dining. Additional highlights include a finished 2-car attached garage and the convenience of maintenance-free living with lawn care and snow removal included.
WELCOME HOME to quiet living in this stunning home situated on 2.223 acres, located in the Olentangey School district. An open, inviting layout that was custom built in just 2019 with state of the art features including a high efficiency wood burning fireplace. This home features 3 bedrooms with 2 and a half baths on the main floor along with an office overlooking the front yard! HUGE master bedroom with walk in closet and bath. A jack and Jill bathroom for the other two bedrooms. First floor laundry for added convenience. The possibilities are ENDLESS with an unfinished basement the size of the entire home in square footage with a walk-up door in the basement, as well as a rough-in for a full shower/ bath. Public water with a whole house water softener. Step outside for everything this property has to offer, a huge custom built deck out back perfect for hosting or just a summer dinner outside! A shed with a garage door for all your yard needs and an area for your goats and chickens as well! If you've been dreaming of a beautifully built, functional home with land for all of your desired needs, this is the home for you!
Charming newly remodeled 3-bedroom, 1-bath home in the heart of Delaware! This move-in ready property features modern updates throughout, a brand-new roof, New fence, and refreshed living spaces perfect for comfortable everyday living. Conveniently located near downtown, schools, parks, and shopping.
Step into this 1860 brick Italianate in Delaware's sought-after Northwest Neighborhood and be captivated from the start. A glowing gas porch lantern welcomes you into a stunning formal entry, rich with historic character. Stained glass accents and a dramatic Victorian staircase create an unforgettable first impression. This home offers 3 bedrooms and 2 beautifully renovated baths, along with an updated kitchen featuring high-end appliances. Enjoy elegant parlor, living, and dining spaces enhanced by Restoration Hardware lighting. The finished walkout lower level leads to a landscaped yard and a detached ''lodge''--ideal as an office, studio, or private retreat with heating and cooling. Recent updates include windows, linen shades, mini split, wool carpet, electric panel, fence, and HVAC. A rare chance to own a true piece of history.
Welcome to this exceptional ''Willwood'' Pulte model, designed with an open-concept layout perfect for both everyday living and entertaining. Offering 4 BR's, 3.5 BA's, and 3600+ square feet! Featuring a dramatic two-story great room with walls of windows, natural light, and a striking corner stone fireplace. The flexible layout includes a 1st floor den plus a built-in workstation/second office space just off the kitchen (ideal for today's work-from-home lifestyle). The heart of the home is the gourmet kitchen, complete with a large center island/breakfast bar, granite countertops, subway tile backsplash, stainless steel appliances, and a spacious walk-in pantry. High-end touches continue throughout with upgraded lighting fixtures and LVP flooring throughout. Upstairs, enjoy the convenience of a 2nd floor floor laundry, a versatile loft/game room, and a luxurious owner's suite featuring a tray ceiling, dual vanities, an oversized shower, and a generous walk-in closet. Additional highlights include a 3-car garage (with 4-car tandem option), a designated mudroom, and a full basement with bathroom rough-in ready for your finishing touches. Outdoor living is just as impressive with a stamped concrete patio, gazebo, and invisible fence. Located in the highly sought after, family-friendly Glenross Golf Course Community where residents can enjoy access to multiple parks, scenic bike paths, swimming pools, clubhouses, basketball courts, and endless recreational opportunities.
!!NEW PRICE!! Pristine Condition. Olentangy School. Beautifully designed home featuring a gorgeous kitchen with a large island, pantry, abundant cabinet space, and quartz countertops. The impressive two-story family room opens to a bright morning room with walkout access to the backyard. Main level also offers a welcoming living room off the foyer and a spacious step-down recreation room. Upstairs, the owner's suite includes a walk-in shower and oversized walk-in closet. Three additional bedrooms, a full hall bath, and convenient second-floor laundry complete the upper level. Full unfinished basement with full bath rough-in provides endless possibilities.
Charming newly remodeled 3-bedroom, 1 bath home in the heart of Delaware! this move in ready property features modern updates throughout, a brand-new roof, new fence, New floors, and refreshed living spaces perfect for comfortable everyday living. conveniently located near downtown, schools, parks, and shopping.
Terrific renovation or buy-and-hold opportunity! This property is ideal for the handy, savvy investor looking to add value and build equity. Major improvements have already been started, including a new roof, full clean-out, landscaping and interior demo work. The extra-large garage offers endless possibilities -- perfect for additional storage, a workshop, hobby space, or mechanic's garage. With solid potential and plenty of upside, this is a great opportunity to create a strong rental, flip, or long-term investment property.
Enjoy easy one-story living in this cute and cozy ranch located in the heart of Delaware! Featuring 3 bedrooms, 1 bath, and a detached garage, this home offers comfort, convenience, and a great location. The property includes a nice yard, back concrete patio thats covered. Big front deck for morning coffee. Both front and rear parking, with fresh gravel access, provide added flexibility and convenience. Inside, you'll love the functional layout and comfortable living spaces perfect for everyday living. Located just minutes from downtown Delaware, you'll enjoy quick access to local shops, restaurants, parks, and community events while still having the comfort of a quiet residential setting. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this charming home is full of potential!
Enjoy easy one-story living in this cute and cozy ranch located in the heart of Delaware! This 3-bedroom, 1-bath home features a detached one-car garage with a workshop area in the back, a concrete covered back patio and a nice yard. Convenient parking access from both the front and rear. Roof 3 years old. Inside, you'll find a functional layout with comfortable living spaces perfect for everyday living. Located just minutes from downtown Delaware, you'll love being close to local shops, restaurants, parks, and community events while still enjoying a quiet residential setting. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this charming home is full of potential!
Explore 65 W Harrison St, a residence recently enhanced with fresh interior paint and partial flooring replacement throughout. The kitchen is equipped with all stainless steel appliances, complementing the updated interior. An outdoor patio extends to a fully fenced in backyard, providing an integrated exterior space. This home blends modern updates with practical outdoor living.. Included 100-Day Home Warranty with buyer activation
Beautiful custom ranch with a clean, open feel and move-in ready condition! This 3-bedroom, 2.5-bath home offers over 1,550 sq. ft. of comfortable living space with a full basement, attached 2-car garage, covered front porch, and a spacious back deck overlooking a private wooded corner lot. The open layout features a large living area with a cozy gas fireplace, dedicated dining space, and convenient first-floor laundry. The private primary suite is tucked away from the other bedrooms and includes a walk-in closet and attached full bath. The kitchen offers solid surface countertops, great cabinet space, and a bright eat-in area with a bay window that brings in tons of natural light. Additional highlights include accessible design features, neutral finishes throughout, quality wood-clad windows, and solid wood 6-panel doors. A well-kept home with great flow, timeless style, and plenty of space to make your own.
Beautiful Bob Webb Home in Desirable North Orange Welcome to this elegant and spacious home in the highly sought-after North Orange community, built by renowned custom home builder Bob Webb. With over 3,800 square feet of finished living space, this beautifully maintained home offers the perfect blend of comfort, style, and convenience. Step inside to an open floor plan featuring gorgeous hardwood floors, new carpet, and fresh paint throughout. The home includes 4 large bedrooms and 2 full bathrooms on the upper level, along with a private office, a soaring great room, and a formal dining area perfect for entertaining. The primary suite serves as a relaxing retreat with a large soaking tub and walk-in closet. The chef's kitchen is outfitted with granite countertops, built-in appliances, and plenty of space for gathering. A fully finished basement with a bathroom offers additional flexible living space--ideal for a home theater, gym, or guest suite. Outside, enjoy a 3-car garage, expanded driveway, new roof, paver patio, front porch, and professionally landscaped yard with three beautiful trees that welcome seasonal birds. Located in the top-rated Olentangy School District, this home offers access to excellent neighborhood amenities, including the North Orange Library, community pool, parks, shelters, walking and biking trails, sports fields, and basketball courts. Plus, you're just minutes from everything you need--hospitals, doctors, dentists, firestation, grocery stores, shopping centers, and kids' activity venues--all within easy reach. Radon Installed, whole house humidifier, newer washer and hot water tank, New Roof. Washer and dryer goes with the house. Don't miss this rare opportunity to own a spacious, luxurious home in one of the area's best neighborhoods. Welcome to North Orange.
This beautifully designed, move-in-ready two-story home blends luxury, comfort, and functionality in one exceptional package. Featuring 4 spacious bedrooms, 3.5 baths, and a 3-car garage, this stunning property showcases modern finishes, soaring ceilings, and an open-concept design filled with natural light. The breathtaking great room is anchored by a floor-to-ceiling fireplace and a dramatic wall of windows overlooking peaceful farmland views. The chef's kitchen is designed to impress with gorgeous white cabinetry, premium appliances, oversized countertops, and seamless flow for entertaining. Solid surface flooring spans the entire first floor, while the gigantic fully finished basement offers endless space for recreation, fitness, or hosting guests. Every bedroom includes its own walk-in closet, while the luxurious owner's suite offers a spa-inspired bath and an expansive walk-in closet designed for comfort and convenience. Convenient second-floor laundry adds everyday ease. Located in the highly desirable Olentangy School District with quick access to Alum Creek, parks, shopping, dining, and major freeways, this home offers the perfect blend of elegance and location.
Tucked away on a quiet cul-de-sac and just moments from the Delaware Splash Pad and YMCA, this stunning Rockford-built home blends luxury, comfort, and cutting-edge smart home technology. Designed with today's lifestyle in mind, the home features a dramatic two-story living room filled with natural light from extra windows throughout, plus a dedicated office with double doors perfect for working from home. Smart home upgrades include a Google garage camera, smart doorbell, smart door lock, smart switches, smart thermostat, smart roller blinds, and smart WiFi-enabled kitchen appliances, including a smart refrigerator. The gourmet kitchen opens seamlessly into the main living space and is complemented by high-quality EVP flooring throughout the entire first floor. Additional upgrades include an optional living room extension, cathedral ceilings in the owner's suite, modern LED chandeliers, and abundant recessed lighting throughout the home. The deluxe primary bathroom offers a spa-like retreat with a standing shower and oversized soaking tub. Additional highlights include dual water heaters, a full-house water softener system, water and sewer rough-ins in the basement for future finishing potential, and a transferable 15-year structural warranty from Rockford Homes. This exceptional property combines thoughtful upgrades, modern convenience, and an unbeatable location.
Rarely does a property of this caliber come to market with a Napa Valley vision. Nestled on over ten serene, partially wooded acres with a beautiful private pond, this architect-designed masterpiece draws its soul from the sun-drenched hillside estates of Napa Valley -- and delivers it to Southern Delaware County in extraordinary fashion. The land itself offers exceptional flexibility: retain the entire estate as a private family compound or explore its potential as two additional buildable parcels. Soaring ceilings, walls of glass, hand-laid stone, and rich birdseye maple cabinetry set an unmistakable tone. Warm maple flooring runs throughout, while every window frames a view of the surrounding landscape -- nature becomes part of the décor. The thoughtful floor plan offers four bedroom suites across three levels: a private guest suite on the main floor, a luxurious primary suite and additional guest suite upstairs, and a fully appointed lower-level retreat. The lower level also features a new home theatre, spa with sauna, and dedicated workout room -- an entire wellness wing beneath your feet. The outdoor experience is nothing short of resort-caliber. A one-of-a-kind pool area features a custom pool house representing over $500,000 in craftsmanship -- complete with a full kitchen, wood-burning fireplace gathering space, outdoor grill station, and full bath. A rare, large wine bunker adds a distinctive touch and adapts effortlessly as a fitness studio, children's playroom, or collector's showroom. The separate car barn has a full bath, kitchen, garden prep room, and an unfinished upper level ready for your vision. See A2A remarks.
Tucked away on Olentangy Fall's most picturesque tree-lined street this peaceful setting creates a welcoming sense of warmth that is hard to find. This inviting property blends timeless character with thoughtful updates and exceptional entertaining spaces, offering the perfect balance of comfort and style.Step inside to discover a bright interior filled with natural light, spacious living areas and a flowing floor plan designed for both everyday living and memorable gatherings. The main level features generous living and dining spaces, a spacious kitchen and comfortable areas to relax while enjoying views of the beautiful backyard and surrounding greenery. Large windows throughout the home bring the outdoors in and highlight the serene setting that makes this street so special. Upstairs, spacious bedrooms provide peaceful retreats with plenty of closet space and room to grow. The home has been lovingly cared for and thoughtfully designed to offer flexibility for today's lifestyle, whether you need space for family, guests, hobbies or multiple home offices. The true showstopper lies downstairs, where entertainment and character take center stage. Beyond the living space and 6th bedroom, you'll uncover a hidden speakeasy-style bar that feels like a private escape right out of another era. Rich details, moody ambiance and a tucked-away design make this one-of-a-kind space ideal for hosting friends, game nights, bourbon tastings or simply unwinding at the end of the day. It is a rare feature that transforms the lower level into an unforgettable experience. Outside, enjoy the peaceful backyard surrounded by mature trees, creating a private setting for relaxing evenings or weekend gatherings. Located close to parks, schools, shopping, and everything Olentangy Schools has to offer, this home combines charm, location and unique personality in a way that is truly hard to replicate, this is more than a home, it is a lifestyle filled with comfort and unforgettable character.
Welcome home to this exceptional better-than-new residence in the highly desirable Glenross North community! Offering more than 4,500 square feet of beautifully finished living space, this stunning 4-bedroom, 4.5-bath home is loaded with thoughtful upgrades and overlooks the scenic community pond and green space. The impressive gourmet kitchen is truly the heart of the home, featuring stainless steel appliances, a spacious center island, granite countertops, rich dark cabinetry, a walk-in pantry, and a bright casual dining area filled with natural light. The open-concept great room provides an inviting space for entertaining and everyday living. A private first-floor office paired with a nearby half bath creates the perfect work-from-home setup. The main level also includes a generous formal dining room and a functional mudroom complete with built-in bench seating and storage. Upstairs, the luxurious primary suite offers a relaxing retreat with dual vanities, a soaking tub, walk-in shower, and two oversized walk-in closets. The second floor also features a versatile loft space, three additional bedrooms, and two full baths, including a private ensuite bedroom ideal for guests or multigenerational living. The fully finished lower level is designed for entertainment and recreation, complete with a theater area, full bath, egress window, and expansive flex space for gatherings, fitness, or hobbies. Step outside to enjoy the large yard with irrigation system, while additional features like the security system provide extra convenience and peace of mind. Residents of Glenross North enjoy fantastic community amenities including a pool, playground, walking paths, and beautiful green spaces.
MOTIVATED SELLERS - IMMEDIATE POSSESSION AVAILABLE! This beautifully maintained, move-in ready home sits in the Westfield Hills community. Offering 3 bedrooms, 2.5 baths, and over 1,910 square feet of living space, this home combines comfort, functionality, and inviting living spaces throughout. The kitchen is thoughtfully designed with pull-out shelving, a closet pantry, stainless steel appliances, and a casual dining area that opens seamlessly to the living room featuring soaring ceilings and a cozy gas fireplace. A large first-floor dining room area provides additional flexibility and can easily serve as a family room or playroom. Convenient first-floor laundry adds to the home's practicality. Upstairs, the vaulted primary suite offers a walk-in closet and private bath with a soaking tub and separate shower. Two additional bedrooms, a full bath, and a versatile loft provide plenty of space for family, guests, or work-from-home needs. Situated on an impressive 0.40-acre lot--one of the largest in the neighborhood-- with a fenced in area in the backyard it is perfect for both relaxation and entertaining, complete with a custom paver patio with built-in lighting, pergola, and fire pit. The partially finished basement provides additional living space and storage, while numerous recent updates offer peace of mind, including a new roof (2024), furnace and A/C (2023), garage door (2023), hot water tank (2022), custom paver patio (2023), and stainless steel kitchen appliances (2019).
2 story home on quiet country lane with more than 4,000 SF. Low maintenance vinyl and brick exterior, backs to 1.2 acre pastoral lot. Walk up to the soothing sound of a bubbling Koi pond with fish, covered porch entry. Home features hardwood floors, high ceilings and solid wood 6-panel doors throughout, wood trim, crown and chair rail moldoings. 3 bedrooms, a 1st floor owner's suite (15 x 15) with bay window, large walk-in closet and luxury bath: soaking tub, dual sinks. Main floor den (11x 12), laundry, Formal Dining room (15 x 12'7'') with crown/chair rail moldings. two story Great room with wall of windows overlooks rear wooded lot, french doors to the expansive deck. Gas fireplace. loft and two large bedrooms upstairs: each bedroom has overhead lighting and double closets. Loft (15 x 12) could easily be converted to 4th bedroom. 3 full bathrooms, include an en suite off the owner's bedroom and a Jack & Jill, 3rd full bath in finished LL. 3 car side load garage w/ separate entrance into the basement. Finished lower level with walkout and full bath. Features energy and cost saving geothermal heating and cooling, radiant heated flooring in the tiled floor basement, egress window, private access from LL to the garage, two large finished living areas. . Located right off of just 4 miles from Rte 71 for easy traveling! Minutes away from the Alum Creek State Park / lake.
Before you spend over a million dollars to live on a small lot surrounded by neighbors, take a look at what life could feel like instead. Set on 2 private acres just minutes from Dublin, Powell, and Jerome Village, this custom-built home offers something increasingly difficult to find: space, privacy, and luxury without compromise. Designed for the way people live today, the open-concept floor plan centers around a light-filled great room that flows seamlessly into the kitchen and dining areas. A first-floor office and private guest suite provide flexibility for remote work, visiting family, or multigenerational living. Upstairs, the spacious primary suite offers a true retreat, while a large family room creates additional living and entertaining space. Each secondary bedroom enjoys direct bathroom access--a feature consistently ranked among buyers' most desired amenities. Outdoor living is where this property truly shines. The covered patio extends to a professionally designed paver terrace with a custom outdoor fireplace, creating the perfect setting for everything from quiet evenings to gatherings with family and friends. Recent owner investments exceeding $100,000 include the custom hardscape, outdoor fireplace, perimeter fencing, designer lighting, and window treatments. Two HVAC systems provide independent climate control for both levels. The full unfinished basement offers approximately 1,500 square feet with plumbing rough-ins already in place, creating endless possibilities for future living space, recreation, or storage. A detached studio building adds exceptional versatility and can easily function as a home office, fitness space, creative studio, playhouse, or private retreat. For buyers seeking move-in-ready newer construction on acreage, opportunities like this are rare. Even more compelling, this home is offered at a price that would be difficult to replicate through new construction today.
Andrea D. Conner, License BRKP.2017002935, Xome Inc., License REC.2015001703, [email protected], 844-400-XOME (9663), 11427 Read Hartman Hwy, Suite 236, Cincinnati, OH 45241
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Delaware is located in Ohio. Delaware, Ohio has a population of 41,004. Delaware is less family-centric than the surrounding county with 40.48% of the households containing married families with children. The county average for households married with children is 43.42%.
The median household income in Delaware, Ohio is $78,900. The median household income for the surrounding county is $116,284 compared to the national median of $69,021. The median age of people living in Delaware is 36.2 years.
The average high temperature in July is 84.9 degrees, with an average low temperature in January of 20.2 degrees. The average rainfall is approximately 38.4 inches per year, with 22 inches of snow per year.
