Courtesy: Keller Williams Sunset Corridor
503-270-5700
Welcome to the most spacious floor plan at Bonita Cottages, a curated community of modern detached homes designed for effortless living. The Eclipse offers 3 bedrooms, 2.1 baths and abundant natural light, balancing everyday comfort with low-maintenance convenience. The open-concept main level features luxury vinyl plank flooring, quartz countertops, stainless steel appliances and painted custom cabinetry. Upstairs includes a primary suite with attached bath and two secondary bedrooms connected by a Jack-and-Jill bathroom, providing flexible space for guests, shared living or dedicated work needs. Energy-efficient mini-split heating and cooling provide year-round comfort. Located moments from parks, trails, Trader Joe’s, I-5, 99W, Hwy 217 and everyday conveniences. HOA covers common area maintenance. *Incentives available when financing with preferred lender! Use towards rate buydown and closing costs.*
Courtesy: Lennar Sales Corp
360-784-3085
This new construction home is located in a community just minutes from shops, dining, golf, and scenic greenspace, with excellent schools and convenient freeway access. Community amenities include a park and sport court. The Pioneer plan offers a two-story design with an open-concept first floor that blends the kitchen, dining room, and great room, while the second floor includes three bedrooms surrounding a versatile loft, including the spacious primary suite with a private bath and walk-in closet. Interior highlights include quartz countertops, Shaker-style cabinets, LVP flooring in the kitchen and entryway, LVT flooring in the baths, a fireplace with floating mantle, and two-tone interior paint. This home also includes central air conditioning, a refrigerator, washer and dryer, and blinds—all at no extra cost! Located on homesite 17, this home is expected to be finished in January 2026. Rendering is artist conception only. Photos are of a similar home, features and finishes will vary. *Flex credit/closing cost incentive available when financing with preferred lender! Use towards rate buydown and closing costs.*
Courtesy: Lennar Sales Corp
360-784-3085
This move in ready, new construction two-story home is located at South River Terrace, a community near schools, shopping, dining, and freeway access, with its own park and sports courts. The Judith plan includes a main-level bedroom near the entry plus an expansive great room with fireplace, dining area, and kitchen that flow to a patio. Upstairs, three additional bedrooms, a bonus room, and the private primary suite with a soaking tub and walk-in closet complete the layout. Interior details include quartz countertops, shaker-style cabinets, LVP flooring, two-tone paint, and a separate tub and shower in the primary bath. This home also includes central air conditioning, a refrigerator, washer and dryer, and blinds—all at no extra cost! Located on Homesite 85. Rendering is artist conception only. Photos are of a similar home, features and finishes will vary.
Courtesy: Lennar Sales Corp
360-784-3085
This new construction townhome is located in South River Terrace, surrounded by shopping, dining, golf, and greenspace, with access to excellent schools and nearby freeways. The Tumalo plan offers a modern two-story design with a spacious open-concept first floor that blends the kitchen, dining room, and great room. Upstairs, a versatile loft adds flexibility alongside three bedrooms, including the generous primary suite with a private bath and walk-in closet. Interior highlights include quartz countertops, shaker-style cabinets, stainless steel appliances, two-tone interior paint with painted trim, LVP flooring in the kitchen and entry, and LVT flooring in baths. Central air conditioning, a refrigerator, washer and dryer, and blinds are all included at no extra cost! Located on homesite 19, this home is expected to be complete in February 2026. Rendering is artist conception only. Photos are of a similar home, features and finishes will vary.
Courtesy: Cascade Hasson Sotheby's International Realty
503-420-8650
Experience luxury living with breathtaking golf course and valley views in this stunning new home by award winning Street of Dreams builder Stone Bridge Homes NW. Newly completed, this four bedroom, three bath home with den and bonus room features a gourmet kitchen with slab quartz countertops, stainless steel appliances, and an open great room layout perfect for entertaining. Enjoy outdoor living year-round with a covered patio and fully fenced, landscaped, and irrigated backyard. Premier Bull Mountain location near shopping, dining and two golf courses! Several other plans to choose from! Model home open Thursday through Sunday Noon-5pm.
Courtesy: Ken Miller & Associates
503-639-0630
OPEN SUNDAY NOVEMBER 30 1-3 Welcome to 12065 SW King Arthur St—an inviting 2-bedroom, 2-bath, 1028 sq ft single-level end unit condominium in the award-winning 55+ King City community! This rare gem offers privacy, peace, and a modern touch of style, all with the convenience of no steps or stairs. Step inside and discover a beautifully updated open floor plan designed for easy living. The elegantly remodeled kitchen features rich cherry cabinets, sleek quartz countertops, stainless steel appliances, and plenty of workspace for the inspired home chef. The spacious great room flows effortlessly for entertaining or relaxing, highlighted by updated canned ceiling lights and smooth ceilings (popcorn removed!). Luxury Vinyl Plank flooring adds warmth and sophistication throughout, while the efficient minisplit system provides whisper-quiet comfort year-round. A spacious utility room provides ample storage and features a washer and dryer—no need to lift a finger! Outdoor living is easy and inviting with a charming enclosed covered entry patio—perfect for sipping morning coffee or catching up with neighbors. Located in the vibrant 55+ King City Civic Association, residents enjoy resort-style amenities, including a golf course, pool, library, woodworking shop, ceramics studio, arts and crafts center, and a calendar full of engaging activities. This stylish, move-in-ready condo isn’t just a home—it’s a lifestyle. Come experience the friendly charm, active energy, and easy living that make King City the perfect place to call home!
Courtesy: Crossroad Homes
503-407-7995
GREAT PRICE! OWNER SAYS SELL NOW!!! RARE OPPORTUNITY TO OWN ONE OF THE FINEST MANUFACTURED HOMES YOU HAVE EVER SEEN IN THE AREA'S MOST DESIRABLE 55+ PARK! This is the Rolls Royce of manufactured homes. Nothing compares! Essentially the same as living in a $650,000 stick built home. Extra tall 9 foot tall flat ceilings throughout. 7 foot tall windows throughout! Like no other manufactured home you have likely ever seen. One of the best locations in the park with lots of space on all 4 sides of the home. Incredible $10,000 9.2 high-end Dolby Atmos surround sound system/OLED TV. Approx $7,000 in beautiful landscaping with 8 Japanese maples, maple bonsai, dwarf weeping willow, cypress, Chief Joseph lodgepole pine and much more! 3 4x8 raised garden beds with rotating composter. Jasmine vine. Gourmet kitchen with walk-in pantry and very expensive top-line black stainless steel appliances. Island with 2nd sink & lots of cupboard space. Laminate hardwood floors throughout. Spacious living room and huge family room with surround system. Primary bedroom has beautiful windows, ceiling fan, walk-in closet and attached bathroom with double sinks and easy entry stall shower. Large 2nd bedroom. Den or 3rd bedroom (add closet). Fiber cement siding. Beautiful fixtures, doors, knobs and trim throughout. Desirable corner lot where the home faces the street lengthwise like a stick built home. Privacy on other side of the home too. Extra tall large shed/shop. Space rent includes use of swimming pool, club house, gym, library & more. MUST SEE!
Courtesy: MORE Realty
503-353-6673
Nestled within a peaceful 55+ community, is this beautifully updated 784 sq ft, 1 bedroom, 1 bath condominium, abundant amenities and an easy, low-maintenance lifestyle with a 180-degree valley view from the top floor. Inside, the popcorn ceiling is gone. The home features a newly installed mini-split head, electrical updates including new lighting and new plugs and switches throughout. Vinyl windows, new moulding, 2 stylish ceiling fans, fresh interior paint, new washer and dryer, new cellular blinds, new luxury carpet with memory foam pad, updated bathroom with new flooring, vanity top and faucet. The bathroom has a no-edge walk-in shower. The bedroom has a walk-in closet and ceiling fan. Kitchen has a new cooking range for effortless meal preparation, and your own laundry room/pantry off the kitchen. The dining room features new LVT flooring. Enjoy the year-round beautiful valley view, including Mt. Hood and July 4th fireworks from the covered balcony with its own storage unit, adding extra convenience for outdoor or seasonal items. The community itself is rich with activities and features, including a clubhouse, pool, library, shuffleboard, croquet, lawn bowling, ceramics, art classes, a fully equipped woodshop, and so much more—ensuring there’s always something to enjoy. The HOA covers sewer, water, garbage, exterior maintenance, insurance and landscaping, making daily living truly hassle-free. Conveniently located near grocery stores, banks, restaurants, and public transportation, this condo provides comfort, community, and exceptional convenience for active adults seeking a vibrant and relaxed lifestyle. Assign a carport for $15 per month if desired.HOA fees are $360 per month, plus $880 per person annually for KCCA.
Courtesy: Ken Miller & Associates
503-639-0630
Prepare to be enchanted by this light, bright, and beautifully remodeled 1-bedroom, 1-bath, 762 sq ft end-unit condo in the coveted Fountains at Summerfield 55+ community! Perfect for those seeking a quiet, private hideaway, this ground-level home is filled with natural light from windows on three sides and offers an inviting open floor plan designed for easy living. Step inside to a spacious living room featuring a cozy gas fireplace insert—ideal for crisp mornings—and a slider leading to your large covered private patio, a lovely spot for morning coffee or afternoon lounging. The updated kitchen is a true standout with granite countertops, soft-close cabinetry, deep pot-and-pan drawers, and a gracious breakfast bar for quick bites or friendly chats. The beautifully remodeled bath includes a walk-in shower, and you’ll appreciate the convenience of an inside washer and dryer. A pristine detached single garage offers room for both your vehicle and a golf cart—perfect for making the most of Summerfield life. Active 55+ living awaits with an impressive array of amenities: optional 9-hole golf (annual resident pass only $750), pickleball and tennis courts, swimming pool, fitness center, library, clubhouse activities, and more. Secure entry and a peaceful setting complete the picture. Fountains 2025 HOA dues are $525/month and include water/sewer, basic cable, garbage/recycling, landscaping, yard and building maintenance, outside lighting, monthly entryway cleaning, annual exterior window washing, and building insurance. Immaculate, move-in ready, and perfectly situated for both relaxation and recreation—this is the vibrant, carefree lifestyle you’ve been waiting for!
Courtesy: John L. Scott
503-624-2900
Updated with a recent Remodel is this 2790 square feet One level sitting on 30,492 square feet estate style lot. Four bedroom, 3 Bath, with Formal Living area, formal dining area, and Open Family room area. Extensive kitchen remodel with island, and secret oversized butlers pantry with cabinets with lots of storage. Look for the hidden door! Two car garage and room for your favorite RV, prewired for a car charger, large private backyard, and backs to the greenspace.These one level gems don't come on the market very often, so grab this one while you can!
Courtesy: Keller Williams PDX Central
503-548-4848
This spacious home offers 5 bedrooms plus a bonus room, giving you all the room you need to spread out and make it into your own. The layout features two living areas, breakfast nook, and a great back deck—plenty of options for everyday living and entertaining. The generous primary suite includes large windows, an impressive walk-in closet, and a relaxing soaking tub, creating a comfortable relaxing environment at the end of the day. Owned by a former landscaper, the fenced yard has been thoughtfully transformed into a private sanctuary with mature trees and multiple areas to unwind. With a recently replaced roof, raised ceilings, abundant storage, and a fantastic lot in one of greater Portland’s most desirable neighborhoods, this home offers exceptional potential and value. Don’t miss the opportunity to make it your own, and visit today!
Courtesy: Soldera Properties, Inc
503-334-1515
This Tigard home on 87th Ave has been incredibly well cared for and has seen significant upgrades from top to bottom since 2019. Recent high-ticket improvements include a new furnace, A/C, gutters, gas fireplace, vinyl flooring, carpet, patio cover, siding, exterior paint, and crawlspace vapor barrier. All of this completed work makes this a move-in-ready home where you can settle in quickly and enjoy life.Special attention was paid to the kitchen with a full remodel featuring quartz counters, solid wood cabinetry, stainless steel appliances, a pantry, and a coffee bar. The remodel also opened the floor plan to flow naturally into the dining and main living areas, so cooking, conversation, and entertaining can happen at the same time.On top of all the interior and exterior updates, the location offers accessibility and convenience. Everyday errands are simple with nearby grocery stores and shopping centers. Bridgeport Village is less than two miles away and offers dining, shopping, and entertainment. Multiple gyms, parks, and local schools round out a setting that supports an active, convenient lifestyle while still feeling residential and settled.
Courtesy: Keller Williams Realty Portland Premiere
503-597-2444
Hi there—I’m 13622 SW Crestline Ct, a three-level home tucked on a quiet cul-de-sac in Tigard’s Autumn Hill neighborhood, and I’m excited to show you what I offer. Built in 2003, I span 2,288 square feet with high ceilings and large windows that pull in natural light and showcase my hillside setting. On my main level, you’ll find an open great-room layout where living, dining, and kitchen spaces flow together, anchored by a cozy gas fireplace. My kitchen features a gas range, generous cabinetry, and an island with an eat bar, plus direct access to a balcony with views down the hill—perfect for morning coffee or unwinding at sunset. Head upstairs and you’ll discover three comfortable bedrooms and two full bathrooms, including a spacious primary suite with its own bathroom and ample closet space. On my lower level, I open up a flexible zone with a bonus room, a fourth bedroom, and a full bathroom—ideal for guests, work, media, or hobbies—with a second balcony that looks out toward the trees. My two-car tuck-under garage keeps vehicles out of the weather and offers storage for bikes, tools, and gear, and my built-in central vacuum system makes cleaning all three levels easier. Beneath it all, a large unfinished area in my lower crawlspace is perfect for long-term or seasonal storage, while my low-maintenance yard is designed for day-to-day convenience. Gas utilities help keep everyday living efficient and comfortable. Life in Autumn Hill puts you close to coffee, dining, and parks, including local favorites like Well & Good Cafe, Hilltop Cafe, Gators Pub & Eatery, The Spot Sports Bar & Grill, Bridgeport Village, Cook Park, and the Fanno Creek Trail. If you’re looking for a home that combines views, versatility, and convenience, I’d love for you to come see me in person.
Courtesy: RE/MAX Integrity
503-587-1600
Welcome home! This home is updated and renovated, ready for you—great location with views of the green space next to the house and the landscaping behind it. Newer stainless-steel appliances, carpet, paint, a gas furnace, vinyl windows, beautiful updates to the functional and bright kitchen and both bathrooms, and plank floors make for a turnkey interior. Exterior updates include paint and a newer metal roof. Storage/ workshop with power and lights—all in the high-demand El Dorado 55+ community.
Courtesy: Realty of America, LLC
833-256-4244
Charming 3-Bedroom, 2-Bath Home in Desirable 55+ Tigard CommunityLocated just minutes from I-5 and local shopping centers, this beautifully maintained home offers both convenience and tranquility. Featuring fresh paint, newer siding, and updated HVAC systems (AC and heater), this home is move-in ready! Enjoy peaceful living in a serene 55+ community with easy access to all the amenities you need. Perfect for those seeking comfort, style, and a welcoming neighborhood. Don’t miss out on this wonderful opportunity!
Charming 3-Bedroom, 2-Bath Home in Desirable 55+ Tigard CommunityLocated just minutes from I-5 and local shopping centers, this beautifully maintained home offers both convenience and tranquility. Featuring fresh paint, newer siding, and updated HVAC systems (AC and heater), this home is move-in ready! Enjoy peaceful living in a serene 55+ community with easy access to all the amenities you need. Perfect for those seeking comfort, style, and a welcoming neighborhood. Donâ??t miss out!
Courtesy: Lennar Sales Corp
360-784-3085
Welcome to South River Terrace by Lennar, set among shopping, dining, golf, and greenspace with excellent schools and nearby freeway access. The new-construction Marigold plan is a single-story home offering a low-maintenance and modern layout designed for comfort and convenience. Two bedrooms and a full bathroom are located near the entry, leading to an inviting open-concept living space that blends the kitchen, dining, and great room. The great room features a cozy fireplace and opens to a covered patio for year-round outdoor enjoyment. At the back of the home, the private primary suite includes an ensuite bathroom with a double vanity, separate soaking tub and shower, and a generous walk-in closet. Interior highlights include quartz countertops, shaker-style cabinets, a fireplace with floating mantle, two-tone interior paint with painted trim, LVP (luxury vinyl plank) flooring in the kitchen and entry, LVT (luxury vinyl tile) flooring in the baths, landscaping, and fencing. This home also includes central air conditioning, a refrigerator, washer and dryer, and blinds—all at no extra cost! Estimated completion: Spring 2026. Homesite 79.
Courtesy: Vantage Point Brokers, LLC
503-523-0997
Ground level Condo in the prestigious established Canterbury Woods Condominium. This building in particular is surrounded by what Oregon has best to offer with old growth trees & park like setting making your day to day inviting & welcoming. The unit comes with your own parking spot and detached single car garage w/storage and convenience. Updated & remodeled throughout the seasons including back deck, railing, sliding glass door, floating windows. The interior of the unit has been remodeled to represent the Vintage feel and look of the era of the home including refurbished countertops and cabinets while updating the appliances for the modern use. Washer and Dryer are included in the sale. Contact agent for CC&R's, No cap rate can rent out month to month or (this is against HOA terms) long term. HOA has done a great job performing deferred maintenance as everything has been done creating positive treasury reserves to protect the owners and the properties conditions. This central location offers convenient access to local golf courses, top grocery stores, fast food, high dining, schools, hospitals, I-5, Hwy 217 & Hwy 99 and so much more. Property can go FHA or VA. Contact agent for next steps.
Ground level Condo in the prestigious established Canterbury Woods Condominium. This building in particular is surrounded by what Oregon has best to offer with old growth trees & park like setting making your day to day inviting & welcoming. The unit comes with your own parking spot and detached single car garage w/storage and convenience. Updated & remodeled throughout the seasons including back deck, railing, sliding glass door, floating windows. The interior of the unit has been remodeled to represent the Vintage feel and look of the era of the home including refurbished countertops and cabinets while updating the appliances for the modern use. Washer and Dryer are included in the sale. Contact agent for CC&R's, No cap rate can rent out month to month or (this is against HOA terms) long term. HOA has done a great job performing deferred maintenance as everything has been done creating positive treasury reserves to protect the owners and the properties conditions. This central location offers convenient access to local golf courses, top grocery stores, fast food, high dining, schools, hospitals, I-5, Hwy 217 & Hwy 99 and so much more. Property can go FHA or VA. Contact agent for next steps.
Courtesy: eXp Realty, LLC
888-814-9613
The jaw-dropping view and protected green space behind this gorgeous craftsman help explain why it was a model home for the development! Too many upgrades to list! Built by award-winning Stonebridge Homes, this home offers a perfect blend of modern design with an open floor plan and feels brand new! The main level is light and bright with a cozy gas fireplace, luxury vinyl plank flooring, high ceilings and elevated finishes throughout including upgraded Mission shaker style cabinetry and more. The gourmet kitchen is a chef's dream with a premium Verona dual fuel free-standing range and other commercial-style appliances including a built-in microwave, upgraded chimney hood vent, quartz countertops, pantry, large island with eating bar and decorator lighting. There's also a full bedroom and bathroom on the main floor that's perfect for guests, multi-generational living, nursery or home office. Upstairs, the expansive primary suite with high ceilings is your own private oasis with an ensuite bath, luxurious soaking tub, walk-in closet, wall-to-wall carpet and spectacular view! 3 other spacious bedrooms mean there's space for everyone and make this home live large. Outdoor entertaining is effortless with a huge 21'x13' covered deck and a fully-landscaped, fenced backyard. This Earth Advantage-certified home is highly energy efficient with central A/C and nest thermostats, tankless hot water heater, Ring video doorbell system, plus an oversized 3-car garage with plenty of storage! And the 220V outlet on the lower patio is a major upgrade that can power a jacuzzi or swim spa. Located on a finished block with no more new construction on neighboring houses and multiple neighborhood parks and walking trails nearby, this one truly has it all and is priced to sell!
Courtesy: Ken Miller & Associates
503-639-0630
Prepare to be enchanted by one of the premier homes at the coveted Fountains at Summerfield!This light-filled, single-level condo features the community's most extensive floor plan, offering 1,336 square feet of comfort, style, and privacy. Tucked away at the top of the hill where the street ends, this peaceful retreat is ideal for those seeking a quiet hideaway with resort-style living. The beautifully updated kitchen is a delight, featuring granite countertops, updated cabinetry, and a breakfast bar perfect for casual meals. The open dining and living room create a warm, inviting space, highlighted by a gas fireplace insert—just right for cozy mornings or relaxed evenings. Plantation blinds throughout add timeless style, excellent light control, and privacy. Step outside to the spacious 24’ x 10’ covered private patio, an ideal spot for morning coffee, afternoon lounging, or entertaining friends. The generous primary suite offers double closets and a walk-in shower, while the second bedroom and bath provide flexibility for guests or hobbies. You’ll also appreciate ample storage, an in-unit washer and dryer, and a pristine detached single-car garage with room for a golf cart. Life at The Fountains means embracing an active 55+ lifestyle with secure entry and outstanding amenities, including a clubhouse, pool, fitness center, library, pickleball and tennis courts, and endless social activities. Optional 9-hole golf adds to the fun—imagine coming home, playing a round of twilight golf, then unwinding on the patio. HOA dues ($525/month) include water, sewer, basic cable, garbage/recycling, landscaping, building insurance, exterior and street maintenance, and more.Immaculate, move-in ready, and truly special—this is Summerfield living at its best.
Courtesy: HomeSmart Realty Group
971-599-5865
Well maintained and tastefully updated, this move-in ready home welcomes you. The open layout features vaulted ceilings & LVP flooring. The spacious kitchen boasts solid wood cabinetry, colorful backsplash & SS appliances. The primary suite has dual closets & a private bath with walk-in shower. Enjoy outdoor living with a large, fully fenced backyard and a shed for extra storage. Attached garage includes room for parking plus a small workshop. Convenient access to Beaverton, Hillsboro, Tualatin & Portland.
Courtesy: Oregon First
503-667-5686
Bull Mountain home that is nestled at the end of a quiet dead-end street, this stunning 4-bedroom, 3.5-bath home offers the perfect balance of elegance, comfort, and privacy. Surrounded by mature trees and backing to serene green space with walking trails, this property provides a peaceful retreat while still being close to everything you need.Step inside to find beautiful hardwood floors throughout the main level and a thoughtfully designed layout that includes a formal living room, dining room, and dedicated office—ideal for working from home. The spacious kitchen flows seamlessly into the family room, creating a warm and inviting space for everyday living.Upstairs, a large bonus room with vaulted ceilings offers endless possibilities—whether for a media room, play area, or home gym. The primary suite features a luxurious en suite bath and generous walk-in closet, providing a true private escape.Outdoor living is an entertainer’s dream with a covered patio featuring a gas fireplace, overhead gas heaters, electric awning, and relaxing jacuzzi—all set against a tranquil wooded backdrop.Additional highlights include a 3-car extra-deep garage for all your storage and hobby needs, and impeccable attention to detail throughout.Don’t miss this rare opportunity to own a home that combines refined living with the beauty of nature—schedule your private tour today!
Well maintained and tastefully updated, this move-in ready home welcomes you. The open layout features vaulted ceilings and LVP flooring. The spacious kitchen boasts solid wood cabinetry, tile countertops and SS appliances. The primary suite has dual closets, a private bath with walk-in shower. Enjoy outdoor living with a large, fully fenced backyard and a shed for extra storage. The attached garage includes room for parking plus a small shop. Convenient access to Beaverton, Hillsboro, Tualatin & Portland.
Courtesy: Keller Williams Realty Portland Premiere
503-597-2444
Welcome to your beautifully updated end-unit townhome nestled in sought-after Canterbury Heights! This 3-bed, 2.5-bath home offers the perfect blend of luxury, comfort, and convenience. Enjoy the brand-new Whirlpool refrigerator and Samsung stove, plus a new washer and dryer and fresh interior paint throughout. The main level features fresh carpet, high ceilings, and dual living spaces, a formal sitting room and a cozy living room with a gas fireplace and expansive windows. The sleek kitchen with stainless steel appliances opens to a private patio ideal for entertaining. Upstairs, the spacious primary suite offers an expansive walk-in closet with a full bath including 2 showers and bright natural light, complemented by two additional bedrooms and a full bath. Complete with central A/C, a two-car garage, and a low-maintenance lifestyle, this home is move-in ready and designed for those who appreciate quality and ease in every detail.
Portland is located in Oregon. Portland, Oregon 97224has a population of 54,750. Portland 97224 is less family-centric than the surrounding county with 33.72% of the households containing married families with children. The county average for households married with children is 36.2%.
The median household income in Portland, Oregon 97224 is $93,532. The median household income for the surrounding county is $92,025 compared to the national median of $69,021. The median age of people living in Portland 97224 is 38.6 years.
The average high temperature in July is 80.4 degrees, with an average low temperature in January of 37.2 degrees. The average rainfall is approximately 41.1 inches per year, with 1.5 inches of snow per year.
