BRAND NEW ROOF! Sometimes the homes that leave the biggest impression are the ones quietly tucked away from it all. Nestled at the end of a peaceful dead-end street in the heart of Green Tree, this storybook Cape Cod offers the rare combination of privacy, charm, and surprisingly generous living space. From the welcoming front porch to the mature tree-lined setting, this is the kind of home that instantly slows life down and reminds you what “coming home” should feel like. Freshly painted and beautifully maintained, the main level unfolds with an inviting living room before flowing effortlessly into the dining area and an expansive family room addition that creates the perfect gathering space for holidays, game nights, or quiet evenings at home. At the heart of it all is a spacious kitchen featuring an abundance of cabinetry, generous storage, and a layout that seamlessly connects to it all making entertaining both easy and enjoyable. Upstairs, you will find 4 true bedrooms, including a spacious primary filled with natural light, ample closet space, and room to truly unwind. Two full bathrooms—one conveniently located on the main level and another upstairs—offer flexibility for both everyday living and guests. The lower level adds even more versatility with a freshly painted bonus space that’s ready to become your home office, playroom, workout area, or game room. Sliding glass doors provide a walkout to the private, level backyard, where you’ll find plenty of room to relax, entertain, or let pets and kids play, along with a large storage shed for all of your outdoor essentials. Additional highlights include updated windows throughout, a fabulous one-car garage, abundant off-street parking, and the peace of mind of a BRAND-NEW ROOF installed in June 2026.
Great opportunity to own a fully renovated RARE DETACHED SINGLE-FAMILY HOME in the heart of Bloomfield—offering the privacy and independence that is increasingly hard to find in one of Pittsburgh’s most walkable urban neighborhoods. No shared walls! Ideally situated just moments from both Bloomfield and Lawrenceville, this home places you within easy reach of neighborhood favorites including coffee shops, restaurants, fitness studios, grocery options, boutiques, and nightlife, while providing convenient access to Downtown Pittsburgh, the Strip District, Children's Hospital, UPMC campuses, and the 40th Street Bridge. Inside, you'll find a thoughtfully redesigned open-concept main level featuring rich hardwood flooring, exposed brick accents, reclaimed wood details, and a bright, airy layout ideal for everyday living and entertaining. The updated kitchen offers white shaker cabinetry, stainless steel appliances, ample storage, and seamless flow into the living and dining spaces. The second floor includes a spacious primary suite with a private ensuite bath, a second bedroom or home office, and the convenience of second-floor laundry. The third floor provides an additional bedroom, guest suite, flex space, or work-from-home retreat. Major improvements have already been completed, including newer roof, windows, plumbing, and electrical systems, allowing for low-maintenance ownership. Outside, enjoy a quaint fenced patio area—perfect for grilling, outdoor dining, gardening, or gathering with friends. Combining modern updates, character-filled finishes, and an unbeatable location between two of Pittsburgh's most vibrant neighborhoods, 3936 Clement Way offers the best of city living in a truly unique detached home.
Whether you are looking for your first or forever home, make sure you check out this mid-century level-entry ranch available for immediate occupancy! This all brick beauty has been a one generation family home for many decades and is now ready for its new owner! Lovingly maintained over the years and ready for your personal touches including beautiful hardwood on the main level recently refinished by Mike Jones Flooring! The spacious living room has amazing daylight with the large picture window and brick fireplace as the focal point of the room and recently converted to gas! Large primary bedroom has a beautifully renovated tile bathroom with glass shower! The kitchen has been updated to timeless white and includes all appliances and a gas stove, area for your custom pantry & also walks out to a large deck for entertaining with a private rear yard! The lower level includes an additional flex room ideal for a home office or overflow bedroom and the unfinished gameroom is great for a workshop, gym, storage or your remodeling plans! Pre-inspected in Feb 2026 and a few repairs made. Estate selling as-is with a 1 yr HSA home warranty! Don't miss your opportunity to live in this welcoming community!
Former St John Fisher Church and Rectory for Sale - Church has +/- 28,700 SF- Rectory - +/- 7,800 SF located on 10 acres - Property is zoned Residential ( R-3 ) in the Municipality of Churchill
Welcome to 3 Hiland Valley Drive, Unit 306. An updated condominium unit located on a quiet, dead-end street in Ross Township. This unit is located on the second level and has one bedroom and a full bathroom accessed by the hallway outside of the bedroom. This condo unit’s kitchen has an electric stove/oven, newer refrigerator, and a convenient countertop area to place stools for a quick place to eat when not using the dining room area. The living room is nicely sized and has access to the quiet deck, facing the woods. The lower level of the building has coin-operated laundry units, and a storage unit for each condominium unit. Also, enjoy the amenities that the area has to offer. It is a short distance to community parks, local shopping, grocery stores, restaurants, sporting events, places of worship, public transit, and easy access to Interstates and to the downtown Pittsburgh.
Welcome to this beautifully updated home, where modern style meets everyday comfort and true move-in-ready convenience. Thoughtfully renovated throughout, this home features a bright, inviting interior with new flooring, updated fixtures, and a stunning new kitchen with trendy two-tone cabinets and new countertops. Offering 2 bedrooms and 1.5 baths, this single-level ranch provides a functional layout full of personality. The unfinished basement adds valuable bonus space—perfect for a workshop, hobby room, office, or additional storage. Major updates have already been taken care of, including a new roof, new windows, and a brand-new sewer line, giving you peace of mind for years to come. New laminate flooring flows seamlessly throughout, creating a clean, cohesive feel. Outdoor living is just as inviting. Enjoy a large new deck overlooking a mostly flat, private backyard—perfect for relaxing, dining, entertaining, or simply unwinding. A large driveway provides ample parking for multiple vehicles, adding everyday convenience. A new sewer line. Located just minutes from Route 376, shopping, grocery stores, and all that Monroeville has to offer, this home combines style, space, and a highly convenient location. Clean, updated, and full of character—this is one you won’t want to miss.
Thoughtfully renovated and beautifully curated, this charming Swissvale home offers the perfect blend of modern updates and inviting character. From the moment you step inside, you’ll be welcomed by warm finishes, stylish design choices, and an abundance of natural light that create a space that feels both comfortable and inspiring. The open-concept main level is ideal for everyday living and entertaining, featuring a spacious kitchen with quartz countertops, shaker cabinetry, stainless steel appliances, and ample workspace. The adjoining living area is filled with personality, highlighted by exposed brick accents, updated flooring, and a warm, welcoming atmosphere throughout. Upstairs, you’ll find comfortable bedrooms, including a spacious primary bedroom with a walk-in closet, along with a beautifully updated full bath featuring an oversized tiled shower. A convenient first-floor powder room and laundry area add everyday functionality. Extensively renovated in recent years, major improvements include updated plumbing, electrical, HVAC, insulation, windows, drywall, and more, providing peace of mind for years to come. Enjoy a covered front porch, generous basement storage, a community garden across the street, a playground just steps away, and easy access to The Waterfront, Downtown Pittsburgh, public transportation, and I-376. A home filled with warmth, color, and thoughtful details—ready to welcome its next chapter.
Excellent opportunity to buy a split level home in an area that has few of them. This 3 bedroom split level home has spacious rooms, hardwood floors, oversized integral garage and more. This is a solid brick house that needs some TLC to be the grand house it was and is meant to be. Once the house is re-finished the way it should be, the house will have great resale value.
Welcome to Amberson Towers Condominium in the heart of Shadyside! This upscale high-rise offers the perfect blend of convenience, comfort, and flexibility—whether you're ready to move right in or add your own personal touch. Unit 215 boasts boats plenty of natural light, updated kitchen and bath and a bonus room with a murphy bed that can be used as an office, guest room or dining room. Ideally located, you’re just minutes away from Carnegie Mellon University, the University of Pittsburgh, and renowned local hospitals, as well as the popular dining spots and vibrant shopping that Shadyside has to offer. Amberson Towers delivers a full-service lifestyle with exceptional amenities, including 24/7 security, a fully staffed management office with an on-site property manager, a well-equipped fitness center with streaming TV, a spacious party room, a guest suite, and a library. Parking options include three levels of indoor garage spaces (available for a fee) along with limited outdoor parking. Plus, the monthly HOA fee provides outstanding value by covering all utilities, building maintenance, and security. Everything you need is right at your door!
Large 3 story home with 4 bedrooms and 2 full baths. Nice corner lot on a quiet street. Close proximity to I-79 and 376. This property has a 1st floor full bath and new electric fireplace. Updated flooring throughout first floor. Don't miss out on this home!
Welcome to 2714 Burham in convenient South Side a RARE 30'x95' shovel ready lot minutes to downtown. What makes this rare is the attention to detail the current owners have placed over the last few years: thoughtful design, fully finished architectural drawings, foundation drawings, and permits. YES that means you can bring your own builder, or utilize ours, to build immediately. Lender partners are available to answer any questions & guide through the process either for personal or investment builds. Not interested in the current design? No problem! Utilize current vendor relationships to customize or edit the design. Welcome to your new adventure!
Welcome to 2712 Burham in convenient South Side a RARE 30'x95' shovel ready lot minutes to downtown. What makes this rare is the attention to detail the current owners have placed over the last few years: thoughtful design, fully finished architectural drawings, foundation drawings, and permits. YES that means you can bring your own builder, or utilize ours, to build immediately. Lender partners are available to answer any questions & guide through the process either for personal or investment builds. Not interested in the current design? No problem! Utilize current vendor relationships to customize or edit the design. Welcome to your new adventure!
Perched above Garfield with sweeping treetop and skyline views, 5156 Hillcrest Street offers the rare combination of exceptional finishes, outdoor living, and a setting that feels worlds away while remaining moments from the heart of Pittsburgh's East End. The open-concept main level was designed for gathering. Warm natural wood trim and rich details complement an exposed brick fireplace that creates a stunning focal point in the living room. The chef's kitchen serves as the true heart of the home, featuring an oversized island with seating for a crowd. Large windows fill the home with natural light and frame beautiful views from nearly every angle. Step directly from the kitchen onto the expansive deck where morning coffee, summer dinner, and gardening, become part of daily life. The lower-level primary suite serves as a retreat, complete with walk-in closet, convenient laundry area, and a spa-inspired ensuite bath featuring double vanities and a spacious walk-in tiled shower. A second private deck with access to the backyard creates an additional outdoor escape. Upstairs, two additional bedrooms offer flexibility for guests, family, home offices, or creative spaces. Outdoor living is woven throughout the property. Ideally situated just moments from Penn Avenue, Pittsburgh's hospitals and universities. A truly special Garfield home where the views, outdoor spaces, craftsmanship, and location come together in a way that's rarely available.
921 St. Anne Street is a beautifully renovated Cape Cod in the heart of Castle Shannon. This move-in-ready home offers the perfect blend of comfort, convenience, and functionality. Filled with natural light, the home features three bedrooms, two full bathrooms, and 3 floors of living space. The bright, open layout is enhanced by hardwood floors, recessed lighting, and fresh neutral finishes that create a warm and inviting atmosphere throughout. The updated eat-in kitchen serves as the heart of the home, featuring granite countertops, stainless steel appliances, ample cabinetry, and plenty of space for everyday meals and entertaining. The upper level offers two spacious bedrooms and a beautifully updated full bathroom with custom tile finishes. The finished lower level expands the home's versatility, offering a spacious third bedroom, a second full bathroom, and a dedicated laundry and utility area with plenty of storage. Whether used as a guest suite, home office, workout space, or private retreat, it provides the flexibility today's buyers are looking for. A pleasant deck extends the living space outdoors, creating the perfect setting for morning coffee, summer gatherings, or quiet evenings at home. Rear alley access also provides future potential for a parking pad or detached garage. Castle Shannon is one of Pittsburgh's most convenient and beloved South Hills communities, offering a unique blend of small-town charm and city accessibility. Residents enjoy easy access to Saint Anne's T Station, local restaurants, coffee shops, shopping, and nearby parks, all while being just minutes from Downtown Pittsburgh. With its walkable neighborhoods, strong sense of community, and proximity to Mt. Lebanon, Dormont, and Bethel Park, Castle Shannon continues to be a sought-after destination for buyers looking for both convenience, affordability, and connection.
Virginia Manor has long been one of Mt. Lebanon's most treasured neighborhoods, known for its winding streets, towering trees, and homes with stories worth telling. Often these homes are passed from one generation to the next making opportunities few and far between. This unassuming, well manicured brick ranch keeps its best secrets hidden until the front door opens. Two large picture windows in the living and dining rooms pull the outdoors inside filling the open space with sunlight that dances across the hardwood floors. The dining room commands attention with crown molding that extends from the living room, a beautifully illuminated built in buffet, and display shelving that transforms an everyday meal into an occasion. A charming teardrop archway adds a touch of whimsy before leading to the maple kitchen, perfectly sized for morning coffee, Sunday pancakes, and late night conversations that somehow last for hours. The bedrooms are unexpectedly generous, each with walk-in closets, one dressed in hardwood and the other wrapped in brand new plush carpet. Then the house takes an unexpected turn. Beyond the living room, a vaulted knotty pine Florida room rises among walls of windows, creating the feeling of sitting in a treehouse suspended in nature. Step outside and the world seems to disappear. A huge stone patio, towering trees, layered landscaping, and a remarkable two tiered bird sanctuary create a private retreat where cardinals flash through the branches, breezes rustle the canopy overhead, and the soundtrack is birdsong instead of traffic. Downstairs, a freshly carpeted game room and full bath offer the perfect hideaway for overnight guests, game days, movie marathons, or celebrations that linger long after the final score. Storage is plentiful, the tandem 2 car garage keeps life organized, and every inch of the home reflects years of thoughtful care. Plus, it's just a short stroll to Beverly Shops. Some homes ask for attention. This one quietly earns it.
This Charming & Versatile 3-Lev House was renovated approx 20 Yrs ago, specifically for Personal Care, while the current owners had always occupied their separate personal space; Each of the 2 Main Levels has a nicely finished Full Bath, plus a separate restroom in the lower lev, that was previously used as a beauty salon for many years; Sellers recently had Installed a high quality Furnace & Hot Water Tank, with Power Vents; The Lower Lev, with a Separate Address & Access from Baytree St, had been a beauty salon for many years & could easily be rented again, for this use, or another comm'l use, that complies with the current LNC Zoning; There is a 1-car garage & door opener, with access from Baytree St, where additional on-street parking is also permitted, as well as parking along East St, near the Front Entrance; There is a separate exterior entrance & porch for each floor from Baytree Street; This Home is conveniently located approx 1-Mile from I-279, providing 10-minute assess to Downtown Pittsburgh; This is a very well maintained House & a must see Property to view; Current City of Pittsburgh LNC Zoning permits Residential, Multi-Family & Commercial uses @ this Property; Sellers personally occupied this Property for several years as their personal residence, along with providing Personal Care, that is regulated by the PA Dept of Welfare; The Lower Level, with a separate entrance from Baytree Street had been previously occupied as a hair salon for several years and the current LNC Zoning allows for this use or various other commercial uses within this Very Well Maintained Property; There is a 1-Car Garage with access from Baytree Street, with an automatic garage door opener; All current Kitchen appliances are included in the Sale;
Long before the first koi breaks the surface of the water each morning, this Upper St. Clair home is already putting on a show. Sunlight filters through the glass window box above the beautifully updated Legacy kitchen and dances across the crisp white cabinetry. More sunlight spills into the living and dining rooms where holidays, birthdays, and ordinary Tuesday dinners become part of your family's story. The beamed family room, anchored by a classic brick fireplace and custom made mantel, feels like the place where everyone naturally gathers, yet it is the extraordinary 4 season sunroom that changes everything. Framed by walls of glass, it offers a front row seat to a landscape that feels more like a private botanical retreat than just a backyard. A winding, multi section stone koi pond glides through layers of magnificent perennials and mature trees, while a grand magnolia casts its graceful canopy over the water's edge. Outside, the stone patio invites quiet mornings, lively summer evenings, and conversations that stretch long after sunset. Upstairs, the primary suite provides a peaceful sanctuary with a private bath and an entire wall of closets, accompanied by 3 additional spacious bedrooms and another full bath. The lower level is pure celebration space, featuring a huge game room ready for everything from football Sundays to milestone gatherings, along with a generous utility room and workshop. With 4 bedrooms, 2.5 baths, a 2 car garage, and one of the most captivating outdoor settings imaginable on a 1/3 acre lot, this is not simply a home that checks boxes. It is a place where seasons are watched, traditions are built, memories are destined to take root, and it's just down the street from Eisenhower Elementary.
Welcome to this charming Pittsburgh residence offering comfort, functionality, and a convenient location. Situated on a generous lot, this home features a bright and inviting interior with spacious living areas designed for everyday living and entertaining. The well-equipped kitchen provides ample cabinet and counter space, while the comfortable bedrooms offer flexibility for family, guests, or a home office. Outdoor spaces provide room for relaxing, gardening, or enjoying gatherings with friends and family. Conveniently located near shopping, dining, parks, schools, and major commuter routes, this property offers easy access to everything the South Hills area has to offer. Whether you're looking for additional space, a practical layout, or a home with room to personalize, this property presents endless possibilities. Schedule your showing today and discover the comfort and convenience waiting for you at this desirable Pittsburgh address.
Welcome to 2961 Ruthwood Avenue! This beautifully updated 2-bedroom, 1-bath bungalow in Baldwin Borough offers the perfect blend of modern finishes, comfortable living, and the convenience of brand-new off-street parking. Newer flooring, lighting, paint, windows, exterior doors, and HVAC add to the home’s move-in-ready appeal. The generous entryway opens to the living and dining areas, creating a bright, airy feel from the moment you walk through the door, while striking architectural details, including the wood-slat staircase and bold accent beam, add character and style. The inviting, well-appointed kitchen features quartz countertops, shaker cabinets, pantry storage, a center island, and stainless-steel appliances. It’s as functional as it is attractive. Up a flight of stairs, you’ll be pleasantly surprised by the spacious primary bedroom. Spanning the length of the home, it offers plenty of natural light, generous closet space, and extra room for a sitting area, desk, or workout space ~ a perfect relaxing retreat. The second bedroom and main bath complete the upper level. Head downstairs to the full basement, which offers abundant storage. Enjoy the outdoors on the lovely, covered patio right off the kitchen. It overlooks the expansive backyard with plenty of room for a garden, pets, and gathering with family and friends. Conveniently located near Elm Leaf Park, Baldwin Pool, walking trails, and ballparks, with an easy commute to The Waterfront, South Side, Oakland, and Downtown Pittsburgh. Cute as can be and move-in ready, this beauty is ready to welcome its new owner.
Move in Ready! Recently updated, 3 -bedroom home, 1 1/2 bath, new kitchen new appliance, new lighting, new flooring, new exterior doors. Several new windows.
Cook. Grill. Eat. Talk. Pour a drink. Watch the game. At 221 Wilbert, you can do it all without leaving the conversation. The open main level connects the kitchen, living room, built-in wet bar, and patio into one entertaining space. Mix drinks at the wet bar while dinner comes together around the oversized island. Grill outside, catch the game by the fireplace, or move the evening onto the patio—all without losing the conversation. For the cooking enthusiast, this is a kitchen meant to be used. Fill the oversized refrigerator with ingredients, put the pot filler to work, spread out across the island, and cook for two—or for everyone coming over. Wraparound cabinetry keeps everything within reach and gives you the storage serious cooking demands. Just beyond the kitchen, the fireplace and floating shelves anchor the living area, while large windows fill the main level with natural light. Upstairs, three bedrooms give you room to recharge after the company goes home—or comfortable space when someone stays the night. The primary suite provides a private retreat at the end of the day. The attached two-car garage offers more than parking. Dedicated storage at the back gives bikes, kayaks, sports equipment, and weekend gear a place of their own without taking over the garage. Additional off-street parking provides valuable space for guests. Grandview Avenue, neighborhood restaurants, overlooks, trails, and green space are nearby, with Downtown Pittsburgh, major hospitals, universities, sporting venues, and commuter routes just minutes away. Additional hillside stabilization was completed during construction to support long-term structural integrity. Because the best homes don't just give you somewhere to live. They give people a reason to come over.
Built in 2015 with a focus on green energy efficiency. Currently a profitable, turnkey Airbnb. Bathed in natural light, the flexible main living space easily converts from a cozy bedroom to a stylish office or living room. An entire wall of thoughtfully designed storage and a full closet provide ample space for your belongings. The kitchen features quartz countertops, excellent light, a compact refrigerator/freezer, and a combined washer/dryer. The bathroom is a refreshing retreat, adorned with sparkling white tile around the tub. The cement-block basement, with impressive 9' ceilings, offers substantial storage or space for a gym. Step outside to the charming front deck and enjoy a low-maintenance zero-scaped yard with a green-ready roof. Located in the heart of Garfield, within walking distance to restaurants, art galleries, breweries, coffee shops, and UPMC Children’s Hospital. Experience the perfect blend of comfort and convenience—your tiny living dream awaits!
Welcome Home To 1425 Forsythe Street! This beautiful brick home sits in the heart of Pittsburgh and offers three large bedrooms, one full bathroom, & a spacious third floor loft that can be used as additional living space, totaling in approximately 1,560 square feet. The first floor includes a living room, dining room and kitchen. The second floor has three bedrooms and a full bathroom and the third floor has the extra room. Also featuring a large driveway for plenty of off street parking and a nice covered front porch that provides space to relax outside on this quiet street. This home is convenient to the Heart of Downtown Pittsburgh, the North Shore, shopping, dining, entertainment and all the city has to offer! Schedule your tour today!
Welcome to this charming, well loved, well-lived Cape-Cod nestled in O'hara township. Step inside to a spacious family room featuring hardwood floors and a beautiful stone fireplace. Abundant natural light fills the home through its many large windows. The adjoining dining room flows seamlessly into the kitchen and opens to a newly added composite deck- perfect for entertaining and relaxing on warm summer evenings. Major updates include a new heating system (2024), a new roof (2017)and a completely replaced sewage system(2025). Conveniently located just minutes from the city and major highways, this home is ready for its next owner to add their personal touches and updates and make it their own.
n the heart of Oakland, where museums, libraries, renowned universities, medical centers, and some of Pittsburgh's most beloved restaurants all converge, University Square offers a rare opportunity to enjoy the energy of city living with the ease of a thoughtfully managed community. Unit 221 is a beautifully maintained two-bedroom residence highlighted by one of the building's most sought-after amenities—a private covered balcony. Large enough for outdoor seating, it offers the perfect setting to enjoy your morning coffee, unwind at the end of the day, or simply take in the energy and activity of Fifth Avenue below.Inside, a welcoming entry foyer with a spacious walk-in storage closet creates a sense of arrival before opening into bright, comfortable living spaces designed for everyday living and entertaining alike. Parquet hardwood floors add warmth and character, while the generous living room flows seamlessly to the balcony, allowing natural light and fresh air to become part of the home's daily experience. The kitchen has been thoughtfully refreshed with white cabinetry and stainless steel appliances and opens to a dedicated dining area—a feature becoming increasingly rare in today's floor plans. Whether hosting friends, enjoying a quiet meal at home, or gathering before an evening in the city, the space feels both practical and inviting. Both bedrooms are generously sized, offering flexibility for guests, work-from-home needs, or simply room to spread out. The primary bedroom features a large walk-in closet, while the updated bath offers clean, timeless finishes. Individual heating and cooling units throughout the home allow for personalized comfort in every season. Life at University Square extends well beyond your front door. Residents enjoy secure building access, 24-hour valet service, free laundry facilities, guest parking, designated storage unit and a beautifully landscaped courtyard tucked behind the building. With gathering spaces, grills, and mature landscaping, it's the perfect place to relax with neighbors, entertain visitors, or simply enjoy a little sunshine without leaving home. As a cooperative community, University Square offers a low-maintenance lifestyle with all real estate taxes and utilities included in the monthly fee, providing a unique opportunity to enjoy one of Pittsburgh's most dynamic neighborhoods in a way that is both convenient and approachable. Just outside your door, Oakland's cultural institutions, universities, hospitals, parks, and restaurants create an environment unlike anywhere else in the city.

The data relating to real estate for sale on this web site comes in part from the IDX Program of the West Penn MLS. IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Copyright 2026 West Penn Multi-List™. All rights reserved.
Pittsburgh is located in Pennsylvania. Pittsburgh, Pennsylvania has a population of 303,207. Pittsburgh is less family-centric than the surrounding county with 21.88% of the households containing married families with children. The county average for households married with children is 27.79%.
The median household income in Pittsburgh, Pennsylvania is $54,306. The median household income for the surrounding county is $66,659 compared to the national median of $69,021. The median age of people living in Pittsburgh is 33.7 years.
The average high temperature in July is 83.5 degrees, with an average low temperature in January of 21 degrees. The average rainfall is approximately 38.3 inches per year, with 27.7 inches of snow per year.