Cul-de-sac living in Tigard’s sought-after Summer Lake community.Hardwood floors and beautiful millwork run through the main level, giving the living spaces warmth and craftsmanship you don’t often find. The updated kitchen and great room is ready for everyday meals and easy entertaining. Upstairs, three bedrooms and two full bathrooms keep everything conveniently together, with an additional half bath on the main level.Out back, the private yard offers a quiet place for morning coffee, summer dinners, or an evening unwind.Then there’s the neighborhood. Summerlake Park’s 30 acres surround the lake with a level walking path, footbridges, playgrounds, sports courts and fields, a rhododendron garden, picnic shelters, and an off-leash dog park. Herons, ducks, and other wildlife make a stroll by the water a regular pleasure, and fishing is allowed in designated areas.Quiet street, updated kitchen, hardwood and millwork, and a park-and-lake setting that rarely changes hands. Welcome home to Summer Lake.
Single-level 5-bedroom, 3-bath home on a level, fenced 0.45-acre lot in Tigard’s Rolling Hills neighborhood. 2,459 sq ft, fully remodeled, with two primary suites, an attached 2-car garage and RV parking. The living room has a picture window and shares a two-sided wood-burning fireplace with the dining room, which opens to the backyard through an oversized slider. The kitchen has quartz counters, soft-close cabinets, a custom tile backsplash, stainless appliances, a peninsula with seating and extra pantry storage. The large primary suite has its own exterior entrance, a walk-in closet, a double vanity with makeup station, a custom-tile shower with two shower heads, a private water closet and plumbing for a wet bar or kitchenette, a flexible setup for guests or a separate living space. The second suite has a private bath with a walk-in shower. The hall bath has a double quartz vanity and tiled tub. The fifth bedroom works well as a home office. Mudroom and separate laundry room. Refinished hardwood floors, new windows and doors, gas forced-air heat, central air conditioning and gas water heater. Outside: front porch, patio, mature trees, garden space and room to park an RV, boat or trailer. ADU potential; buyer to verify with the City of Tigard. Close to Hwy 217, I-5, downtown Tigard, Bridgeport Village and shopping on SW Dartmouth St. One-year home warranty included. Seller is a licensed Oregon broker.
Discover refined living in the heart of Tigard. Beautifully enhanced with thoughtful updates throughout the majority of the home, this inviting four-bedroom residence blends timeless appeal with modern comfort. An open-concept floor plan creates an effortless flow between living, dining, and entertaining spaces, while the home's thoughtfully designed layout lives remarkably larger than its square footage suggests. The spacious primary suite serves as a private retreat, complete with a generous walk-in closet. Set on an expansive corner lot, the property offers a level, fully fenced backyard with exceptional space for outdoor entertaining, play, gardening, or simply enjoying the outdoors. Fresh exterior paint adds a crisp, renewed presence and enhances the home's welcoming curb appeal. Ideally situated in central Tigard, this sought-after location offers convenient access to shopping, parks, scenic walking trails, and coveted schools. A wonderful opportunity to enjoy the perfect balance of comfort, style, space, and location.
Most homes are simply lived in - This one was lovingly reimagined. Featured in the Street of New Beginnings Home Show with Street of Dreams-inspired upgrades, this 3 bed, 2.5 bath Castle Oaks residence offers 2,133 sqft of designer finishes and all-new systems. Step inside to a soaring two-story great room, where a new Black Storm marble fireplace and a Visual Comfort black-and-gold chandelier set the stage for cozy evenings and unforgettable gatherings. Integrated media wiring and 10 speakers carry music from the great room to the primary suite, office and backyard. The open kitchen and dining area is made for connection, with all-new Fisher & Paykel appliances including a European-style range, granite island, built-in buffet and wine/coffee bar, plus pantry and laundry. A private den with French doors and a chandelier-lit powder room complete the main level. Upstairs, a gallery hall overlooks the great room and leads to the primary suite, where a spa-inspired bath awaits with dual vanities, curb less walk-in shower, freestanding soaking tub, heated floors, private toilet room, coffee/wine bar and a generous custom walk-in closet. Two additional bedrooms share a new full bath with double sinks and a cast iron tub. Every bathroom is brand new, finished in quartz, marble and porcelain. Hardwood, Douglas fir doors, fresh Sherwin-Williams paint, new Atiyeh Bros. carpet and custom wood shutters add warmth and light throughout. Peace of mind comes standard: new roof, high-efficiency furnace and heat pump, A/C, electrical, double water heaters and Vacuflo. Sip morning coffee on the covered porch to the sound of your fountains, then host summer barbecues on the new herringbone hardscape with gas already plumbed. Tucked in a private community with a single entrance, yet minutes to Bridgeport Village, Washington Square and wine country, with Hwy 99W leading to the Oregon Coast. A one-of-a-kind home, ready for you to fall in love.
Storage GALORE! Ask your lender about permanent rate buy-down options for this turnkey, fully fenced corner lot. 2025 ext paint. The custom kitchen was thoughtfully designed for everyday convenience and effortless entertaining. Outside, you'll find a covered patio, a natural gas hookup for a fire pit or grill, and an oversized side gate for trailer storage. Inside you'll find a clean neutral palette, main level laundry and powder room. Modern kitchen with matching SS appliances. The upstairs has 4 bedrooms, one in each corner. The Primary suite has a walk-in closet and floor-to-ceiling bay windows with custom window treatments. The primary bath has an oversized dual-head shower and a glass door. Guest bath was fully updated last year with gold Delta fixtures. If 4 bedrooms aren't enough, the attic access from the 3rd bedroom offers easy expansion potential over the garage. Close to I-5 and Bridgeport.
This new construction single-story home is located in a vibrant planned community with multiple parks, near schools, shopping, dining, and freeway access. The Endicott plan includes an open-concept kitchen, dining area, and great room with a fireplace leading to a covered patio and landscaped yard. Three secondary bedrooms and a full bath sit near the front, while the private primary suite is tucked at the back with a soaking tub and walk-in closet. Interior highlights include quartz countertops, shaker-style cabinets, LVP flooring, and two-tone paint. This home also includes central air conditioning, a refrigerator, washer and dryer, and blinds—all at no extra cost! Located on homesite 155 with estimated completion in February '27. Rendering is artist conception only. Photos are of a similar home, features and finishes will vary.
Thoughtfully refreshed, inviting, ideally located and turn-key condo in Metzger Park! This 2 Bedroom, 1 Bath upper end unit with dedicated parking is situated in a smaller building of just four units adjacent to a beautiful 7-acre treed park featuring walking paths, basketball and tennis courts, and play structures. Inside, meaningful improvements create a light contemporary feel. Kitchen with brand new cabinetry, countertops, stainless sink and faucet, garbage disposal and bathroom with new vanity and light fixture. Updated LVT wood flooring, white base molding, and neutral interior paint throughout. Additional improvements include: New bedroom baseboard heaters and New microwave (Nov 2026), Newer refrigerator and range (2024), dishwasher (2025), water heater (2021), roofs (2024 – done by HOA). A wonderful mix of mostly updated interior details and a few remaining refreshed vintage elements creates a very comfortable feeling. The functional floor offers a dining area, spacious living room with sliding door to the private balcony deck overlooking nature and Ash Creek. Conveniently located near shopping, dining, major commuting routes, and public transportation and just 700 feet from nearest Tri-Met bus stops off Locust and Hall. The entrance to Metzger Park is just feet away, perfect for pet owners or just enjoying the outdoors. A wonderful combination of thoughtful improvements, everyday convenience, and a natural setting. The home had been a solid long time rental, but would also make a wonderful owner-occupied home with extremely low property taxes helping to make it quite affordable. This is truly a must see for anyone looking for an affordable move-in ready home at a wonderful price point.
Open Sunday, Nov 8 - 1-3 pm! Welcome to Mapleleaf! This charming Cape Cod-inspired cottage is tucked among beautiful mature trees on an incredible 16,988 square foot/.39 acre lot. Located on a quiet, non-through street in unincorporated Washington County, this home is full of character and charm, offering the perfect blend of timeless details and thoughtful updates, including fresh exterior paint. Step inside to a lovely living room featuring coved ceilings, hardwood floors and built-ins. The hardwood floors continue into the spacious dining room and two main-level bedrooms. The remodeled kitchen features granite countertops, travertine tile backsplash, stainless steel appliances and the sweetest breakfast nook. A convenient back entry provides the perfect opportunity for a mudroom. Upstairs is a dreamy retreat! The spacious primary suite features new carpet, a gorgeous bathroom with tiled shower, jetted tub w/ heater and walk-in closet. You'll also find a cozy loft and built-in desk area, perfect for a home office or reading nook. The 525 square foot unfinished basement offers fantastic additional storage. Additional updates include a new gas furnace installed just two years ago and a newer water heater. Outside, enjoy a magical front yard framed by towering trees, a spacious backyard complete with a tool shed and adjoining henhouse, and a long driveway leading to the detached garage with potential for RV parking. Situated on a generous R5-zoned lot, the property may offer future development possibilities. Buyer to complete all due diligence regarding zoning and development potential. A truly special property with so much charm, character and opportunity!
Discover a truly distinctive home in an exceptionally private setting along Fanno Creek. This contemporary 3-bedroom, 2.1-bath home offers 1,949 sqft of living space and a design that stands apart from the typical homes in the area. Massive vaulted ceilings, skylights, and dramatic open spaces create an architectural feel rarely found in this area. The oversized primary suite features vaulted ceilings, a walk-in closet, skylights, and a private bath. Outside, a large deck overlooks Fanno Creek, with greenspace directly behind the home and extending along the east side, creating an incredibly private and peaceful backdrop. Well maintained and ready for its next chapter, this is a rare opportunity to make a truly unique home your own.
Charming Arlington Heights Craftsman features 5 bedrooms and 2.5 bathrooms, hardwood floors, and a spacious island kitchen with white cabinetry, quartz countertops, and gas appliances. Newly updated kitchen, bathrooms, cabinets, paint. Heated primary bath floor. Newer furnace and water heater. Enjoy the large, covered level patio. Fully fenced backyard with sprinkler system—perfect for entertaining, gardening, or relaxing. Large 3-car tandem garage, front porch, and timeless cedar and stone exterior accents. A wonderful blend of classic Craftsman character and everyday functionality! You will love this cozy and functional home. Listing agent is related to seller.
Contemporary, elegant and comfortable, this totally remodeled single-story unit is absolutely stunning. Perfectly located end unit provides a rare true walk-up entrance for stair-free access. Open floor plan, updated with a designer's eye. Beautiful bamboo flooring. Cozy, high-end carpet in bedrooms. Kitchen upgraded with quartz countertops, glass and stone mosaic tile backsplash, new sink & more. New lighting and window coverings throughout. Newer gas fireplace with a clean, contemporary tile facing. Spacious primary bedroom features a professionally designed walk in closet. Newer heatpump/cooling. Convenient in-unit laundry. Soak up the sunshine or enjoy a little gardening on your private, south facing patio adjacent to the beautifully maintained greenspace. 1-car detached garage with built-in storage just steps away. Plenty of parking. The Highlands 55+ Community is meticulously maintained with a robust HOA making this a solid investment. HOA fee includes water/sewer, garbage/recycling, basic cable, landscaping and exterior maintenance, annual exterior window washing, professional management, community clubhouse, library, meeting space and more. The Clubhouse is staffed MWF 9-12, stop by for a tour!
** OPEN HOUSE SATURDAY, 11/14 from 2:00-4:00 ** Cute one-level home w/updates throughout in fantastic location. Large shop & spacious 0.39-acre lot at the end of a no-through street. Located in Washington County, with R-5 zoning offering potential development opportunities; buyer to verify. Updates include both bathrooms, LVP flooring, interior & exterior paint, doors, millwork, hardware & lighting. Remodeled main bathroom features new vanity w/quartz countertop, dual sinks, tiled tub/shower & new toilet. Kitchen has eating island, stainless appliances & adjoining dining area. Bedrooms feature nice size closets. Indoor utility room w/built-in cabinets. Fully fenced front & back yards. Large detached shop w/oversized garage door, vaulted ceiling, winch & 220V outlet. Attached two-car garage & RV parking. Ring doorbell, Nest thermostat & refrigerator included. Great location near schools, Metzger Park, Washington Square, shopping & dining, with convenient access to commuter transportation, Hwy 99, Hwy 217 & I-5.
Well-maintained and move-in ready 1,344 sq. ft. home featuring 2 bedrooms and 2 bathrooms in the desirable Eldorado Villas 55+ community. Recent updates include new LVP flooring throughout, updated bathrooms, a new furnace and heat pump 2026, added insulation in 2025 and fresh interior paint. Both generously sized bedrooms feature their own attached bathrooms, offering comfortable, private suite-style living. The primary bathroom features a Safe Step jetted walk-in tub with a handheld showerhead, while the second bathroom features a traditional tub/shower combination. Large windows bring plenty of natural light into the spacious living room and adjoining dining area with built-in hutch. The kitchen offers an island cooktop, plenty of cabinet and counter space along with a newer refrigerator. The adjoining family room features a sliding glass door leading to a covered outdoor living area, creating a comfortable space for relaxing or entertaining. The interior laundry room includes cabinets and washer and dryer. Outside, enjoy a fenced yard, two storage sheds (one offering workshop potential), and an oversized covered carport. Residents of this popular 55+ community enjoy a swimming pool, walking paths, community rooms, and a calendar full of scheduled activities. Space rent is $1,352 per month. Schedule your tour today!
Home is to be built. Buyer to select structural options and finishes! The spacious Andover ll floorplan offers comfort and functionality for entertaining on the main floor, along with a covered deck. Upstairs, you will find ample natural light, flowing through all three generously sized bedrooms. Floorplan can accommodate up to five bedrooms total. In the daylight level, you'll find an additional bonus room- great for all styles of living! Stop by for a tour and discover the Pulte difference! We are open Thursday through Monday 10am-5pm. Photos are for example purposes only.
**Prime Tigard Location on a Spacious 0.26-Acre Lot!** Welcome to this charming single-level home offering the perfect combination of comfort, convenience, and potential! Featuring 3 bedrooms, 1 bathroom, and 1,152 sq. ft. of living space, this home has been refreshed with brand-new interior, exterior paint and flooring, creating a fresh, move-in-ready feel. The inviting living room features a cozy fireplace, while the spacious, fully fenced backyard offers endless possibilities for outdoor entertaining, gardening, and relaxation. Enjoy raised garden beds, a covered patio perfect for BBQs, and ample space for RV or boat parking. The oversized garage provides additional room for storage, hobbies, or recreational equipment. Major improvements include roof and gutters replaced in 2022, along with a newer gas furnace and water heater. **All existing appliances stay!** Fantastic location with quick access to I-5, Highway 217, and 99W, plus nearby shopping, dining, parks, and everyday amenities. A wonderful opportunity to enjoy a generous lot and single-level living in a highly convenient Tigard location!Don't miss out!
Your Next Chapter Begins at Brookside in Summerfield! Imagine coming home to a welcoming retreat where comfort, convenience, and an active lifestyle come together. This inviting one-bedroom, one-bath upper-level condo at 10885 SW Meadowbrook Drive, Unit 38, offers a fresh start in Summerfield's vibrant 55+ Brookside community in Tigard. Step inside to a beautifully refreshed interior with new luxury vinyl plank flooring and carpet, fresh interior paint, new GE stainless steel appliances, updated lighting, and new kitchen and bathroom faucets. A new Kohler toilet and 2025 electrical panel add to the improvements, while the 2021 Daikin mini-split provides year-round comfort. The spacious bedroom features a large walk-in closet, and the kitchen offers a generous walk-in pantry. An inside utility room with a washer and dryer adds everyday convenience. But Summerfield's real charm is the lifestyle waiting just beyond your door! Meet friends at the clubhouse, enjoy a good book in the sunny library, stay active in the fitness center, or take a refreshing dip in the outdoor pool during the summer months. Challenge a neighbor to tennis, pickleball, or a friendly game of pool, or enjoy a leisurely round at the picturesque nine-hole golf course. Whether you're looking to simplify life, enjoy more freedom, or connect with a welcoming community, Brookside offers wonderful opportunities to make every day more rewarding. Come see how comfortable, carefree living can feel—and imagine making this delightful condo your next home!
TREMENDOUS bargain in the Highlands, Tigard’s coveted 55+ community. Priced below all recent sales for a 2026 closing. This is a great floor plan! Both the living room and the second bedroom/den have sliding glass doors for easy access to your private, east-facing covered patio. Located just off the walking path this single story unit can be accessed without stairs. The primary suite features double closets, and a walk-in shower. An in-unit washer and dryer make everyday living effortless. There is a cozy gas fireplace & heatpump/cooling for year round comfort. Your detached garage is just steps away and there is plenty of extra parking for family and guests.Community amenities include extensive manicured walking paths, an elegant and welcoming clubhouse for gathering and many social opportunities. The library is open to all and well stocked with all the latest reads and puzzles. Financially robust HOA is well funded and well managed making this a solid investment. HOA fees includes water/sewer, trash/recycling, basic cable, exterior maintenance, manicured grounds, clubhouse, library, professional management and more. The Clubhouse is staffed MWF 9-12, stop by for a tour!
Tigard's Bull Mountain living in Meyers Farm neighborhood: a 2003 two-story home with 4 bedrooms plus a main-floor den and an upstairs loft with balcony, 2.5 baths and 2,378 sq ft. The primary suite is on the main floor, with a vaulted ceiling, walk-in closet, heated tile floors, tiled walk-in shower with rain head and a dual-sink quartz vanity. Vaulted living room with oak hardwoods, picture windows and a gas fireplace. Quartz kitchen with full-height quartz backsplash, large island with open shelving, gas range and an eating nook that opens to a covered back deck with skylights. Fenced, level yard. Upstairs: 3 bedrooms, each with a walk-in closet, plus the loft and a full bath. Central A/C, gas forced-air heat, 2-car attached garage. Washington County, off SW Bull Mountain Rd and SW 163rd Ave. Assigned schools: Alberta Rider Elementary, Twality Middle, Tualatin High. Seller is a licensed Oregon broker and the listing agent. Some photos have been virtually decluttered.
Investors and DIY enthusiasts: Light cosmetic fixer with a head start! Beautiful LVP flooring is already in place on the main level, along with a newer water heater, refrigerator and glass cooktop. All that's left is a light cosmetic refresh--paint, new carpet on upper. Priced to leave room for your personal touches. This 3 bedroom townhouse-style condo features a great floor plan, brick wood-burning fireplace, and a charming light-filled kitchen and dining area. A slider opens to the covered patio, perfect for plants and a bistro table. Seller added a custom level concrete walkway leading to the oversized detached garage. A powder room and generous closets complete the main level. Upstairs are 3 bedrooms and a Jack 'n Jill full bathroom. Enjoy foliage-rich views from every window! Bonita Firs offers a park-like setting with mature, soul-soothing trees. HOA dues include water, sewer, trash, exterior maintenance and professional management. No rental cap, yet pride of ownership shines throughout the community! Convenient to I5, 217, 99W, Washington Square, Bonita Park, Trails and more!
Fully renovated, like-new interior! Step into this move in ready, ground-floor condo offering serene views of the 18th tee at RedTail Golf Center. Enjoy peaceful golf course views from your private deck while sipping your morning coffee, or relax inside this beautifully refreshed home where every surface has been thoughtfully updated. All new improvements include fresh interior paint, quartz countertops, subway tile backsplash, luxury vinyl plank and carpet flooring, updated lighting, trim, sinks, toilets, faucets, hardware, stainless steel microwave, and a new garbage disposal. Additional storage is conveniently located in the exterior closet near the front entry, plus a utility room off the deck. Ideally situated near Washington Square with easy access to shopping, dining, public transit, and major highways. The HOA covers exterior maintenance, water, sewer, and garbage, providing easy, low-maintenance living. Move-in ready and updated from top to bottom, this home offers the perfect blend of comfort, convenience, and golf course views at a great price!
If you've been searching for a home that's equal parts practical & inviting, this cheerful 1-level gem just might be the one! With 3 bedrooms, 2 bathrooms & a flexible family room, there's plenty of room to spread out, gather together & make memories without being tied to a ton of yard work! Near Summerlake neighborhood, you'll enjoy easy access to the elementary school, parks, trails, shopping, dining & a quick commute to Nike & other major employers. Whether your ideal afternoon involves a nature walk, a shopping trip, or trying a new restaurant, it's all close by. Truly, this location provides the best of Tigard & Beaverton! Inside, neutral white walls keep the interior light & bright! The vaulted living room invites you to curl up by the fireplace while sunlight streams through the generous front window. Nearby, the newly updated kitchen is the center of everything w/new cabinets, sink/faucet, sleek quartz countertops & stainless appliances.The great room layout keeps the cook connected to the action, perfect for holiday gatherings, special occasions or watching the game! The slider provides easy access for burgers on the grill! The generous family room is ready to become whatever your imagination dreams up while keeping laundry out of the way! Movie space? Work out room? Lots of ways to use this space! The slider provides access to the fenced back + side yard where there is plenty of potential! Add pavers & create a larger outdoor living space or keep as is & use for 4-legged friends. At the front side, create the garden of your dreams w/fantastic west-facing exposure! It provides the perfect spot for raised beds + growing your favorite veggies! Updated kitchen & primary bathroom, 2019 roof, newer hot water heater, lam flooring throughout, 2026 exterior repaint, fencing & well maintained heat pump + AC, this home strikes that sweet spot between move-in ready & full of possibility. Bring your garden plans, your grill, your dreams—there's room for all of it here.
This 1 level ranch home located in the desirable Pick's Landing neighborhood has 3 bedrooms and 2 bathrooms. New Luxury Vinyl Plank flooring was installed in the kitchen & family room/dining area in 2023. The primary suite includes a private bathroom and two closets. The two additional bedrooms provide flexibility for family, guests, or a home office. This home features a functional floor plan ideal for comfortable everyday living. Seller is offering a carpet credit with acceptable offer, giving buyers the opportunity to choose flooring that fits their personal style! The location is second to none. Residents enjoy sidewalks throughout the neighborhood, close proximity to Cook Park, scenic trails, and river access for outdoor recreation. Commuters will appreciate convenient freeway access, and Bridgeport Village Mall, with shopping, dining, and entertainment, just minutes away. This is a rare opportunity to own a quality 1 level home in one of Tigard's most convenient and sought-after locations with a low HOA fee.
Space to spread out with shopping and recreation nearby! This 3-bedroom, 2-bath manufactured home in King Village offers 1,404 sq ft of single-level living. Enjoy flexible space for everyday living, guests, or a home office. Explore shopping and dining at Bridgeport Village and Washington Square, spend an afternoon at Cook Park, or discover the trails at Tualatin River National Wildlife Refuge. Convenient access to Hwy 99W keeps you connected to Tigard, Sherwood, and beyond!
Space to spread out with shopping and recreation nearby! This 3-bedroom, 2-bath manufactured home in King Village offers 1,404 sq ft of single level living. Enjoy flexible space for everyday living, guests, or a home office. Explore shopping and dining at Bridgeport Village and Washington Square, spend an afternoon at Cook Park, or discover the trails at Tualatin River National Wildlife Refuge. Convenient access to Hwy 99W keeps you connected to Tigard, Sherwood, and beyond!
*** Motivated sellers! Seller credit available for buyer’s closing costs or a rate buy-down (discount points, or other lender options), subject to lender guidelines ***Experience the best of Pacific Northwest living in Tigard’s highly sought-after, established Bull Mountain area. Tucked away in a peaceful, private residential enclave, this exceptional 4-bedroom, 3-bathroom home balances privacy with incredible convenience, sitting just moments from the vibrant shops and dining at Progress Ridge and steps from local nature trails.Perfect for families, the open-concept layout immediately shines with 9 ft and vaulted ceilings, flooding the home with natural light. The stunning Craftsman woodwork adds timeless character throughout. Picture crisp winter mornings enjoying a cozy cup of coffee while gazing through expansive windows at a peaceful backdrop of mature trees. Retreat to the expansive main bedroom for ultimate relaxation. The home also comes fully equipped with built-in surround sound for movie nights, and a rare 3-car garage provides abundant storage. The property truly shines with its incredible outdoor living space. Step outside into your private, beautifully designed family paradise featuring an inground basketball court, a dedicated outdoor living area with a beautiful pergola, and a custom raised garden setup. It is a peaceful sanctuary where local wildlife regularly visits, providing a serene nature retreat right in your own backyard.


Tigard is located in Oregon. Tigard, Oregon has a population of 54,750. Tigard is less family-centric than the surrounding county with 35.71% of the households containing married families with children. The county average for households married with children is 36.2%.
The median household income in Tigard, Oregon 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 Tigard 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.