Looking for a move-in-ready 3-bedroom home in Shadowood subdivision near Clemson University? This 2017-built home delivers the space, layout, and location buyers ask for. Step inside to an open floor plan with fresh paint and warm hardwood floors that make everyday living simple and comfortable. The kitchen, dining, and living areas flow together for easy hosting, homework time, or relaxed evenings. All three bedrooms sit on one level, paired with two well-organized baths. Outside, an awesome backyard offers room to play, garden, or unwind — a great fit for pets or outdoor gatherings. Families appreciate zoning for the award-winning Ravenel Elementary, Seneca Middle, and Seneca High, along with quick access to shopping, medical services, and Clemson University. Ideal for buyers searching for one-level living, a family-friendly neighborhood, or a home close to Seneca and Clemson conveniences.
Nestled on a generous 2-acre lot, this delightful 3-bedroom, 2-bathroom ranch home offers both comfort and convenience. Built in 1996, this property features a spacious layout with a large backyard, perfect for outdoor activities and relaxation. The property also includes two outbuildings, ideal for storage, workshops, or even a hobby space. Enjoy the convenience of being just minutes away from Seneca, with easy access to shopping, dining, and the local hospital. This home perfectly blends serene country living with modern amenities.
Welcome to this brand new 2025 4-bedroom, 2-bathroom manufactured home on peaceful Mormon Church Road in Seneca, SC, which will be eligible for FHA, VA or conventional financing. This spacious double-wide features an open-concept layout, modern kitchen with stainless appliances and island, luxury vinyl flooring, split-bedroom design, and a luxurious primary suite with dual vanities, soaking tub, and separate shower. Set on a beautiful level lot with a nice yard, large front and rear decks perfect for relaxing or entertaining, and plenty of room for pets or gardening, all in a quiet country setting just minutes from Seneca, Clemson, and Lake Keowee.
Check out 120 Cascade Lane, a beautiful new home in our Cascade Point community. This spacious single-story home Features four bedrooms, two bathrooms, and a two-car garage, providing ample space. When you step inside, you’ll be greeted by an inviting foyer that leads directly into the open-concept living area. The family room, dining area, and kitchen flow seamlessly together, creating the perfect space for both everyday living and entertaining. The kitchen is equipped with a corner walk-in pantry, stainless steel appliances, and a large island with a breakfast bar, featuring both style and functionality for any chef. The primary suite provides a peaceful retreat, featuring a large walk-in closet and an en suite bathroom with dual vanities and a separate shower. On the opposite side of the home, the additional three bedrooms and secondary bathroom features privacy and comfort for family members or guests. Out back, you’ll find a covered porch, ideal for enjoying outdoor meals or simply relaxing in the fresh air. With its thoughtful design and open layout, this home is perfect for modern living. Pictures are representative.
Check out 120 Cascade Lane, a beautiful new home in Cascade Point. This spacious single-story home Features four bedrooms, two bathrooms, and a two-car garage, providing ample space. When you step inside, you’ll be greeted by an inviting foyer that leads directly into the open-concept living area. The family room, dining area, and kitchen flow seamlessly together, creating the perfect space for both everyday living and entertaining. The kitchen is equipped with a corner walk-in pantry, stainless steel appliances, and a large island with a breakfast bar, featuring both style and functionality for any chef. The primary suite provides a peaceful retreat, featuring a large walk-in closet and an en suite bathroom with dual vanities and a separate shower. On the opposite side of the home, the additional three bedrooms and secondary bathroom features privacy and comfort for family members or guests. Out back, you’ll find a covered porch, ideal for enjoying outdoor meals or simply relaxing in the fresh air. With its thoughtful design and open layout, this home is perfect for modern living. Pictures are representative.
This outstanding 2 bedroom Lakefront unit is on the 4th floor and has amazing views of Lake Hartwell across from Death Valley Stadium. Located minutes from campus, Lakeside Lodge Clemson is a luxury condo hotel boasting fully furnished condos and first class amenities. Pool, hot tub, fire pit and restaurant/bar. Our on site rental management options let you rent out your unit worry-free when you're not using it and enjoy complete hotel service when you choose to stay.
Discover comfort and convenience in this 2001 FLEETWOOD DOUBLEWIDE 3-BEDROOM, 2-BATH MOBILE HOME, ideally situated between SENECA AND WESTMINSTER, just minutes from HWY 123. This inviting residence features a SPACIOUS SPLIT FLOOR PLAN, offering plenty of room for both family and guests. Sitting on .66 ACRES, the GENEROUS LOT provides ample space for outdoor enjoyment, gardening, or future improvements. Thoughtfully updated, the home boasts NEW FLOORING THROUGHOUT, FRESH INTERIOR PAINT, and a NEW VANITY IN THE SECONDARY BATH. The kitchen has been refreshed with PAINTED CABINETS, adding a clean and modern feel. Exterior improvements include NEW VINYL SKIRTING and a FRESHLY PAINTED DECK, making the outdoor space just as welcoming as the inside. Move-in ready and full of potential, this home offers an excellent opportunity to enjoy comfortable living in a great location.
A beautiful crafted custom Craftsman-style home, nestled in the prestigious gated community of Harbor Point on Lake Keowee. Situated on a spacious 1.66-acre interior lot, this thoughtfully designed 5-bedroom, 2.5-bath residence offers the perfect blend of comfort, style, and convenience. One bedroom on the main level is being used as an office. The open-concept main level features soaring cathedral ceilings, high end finishes, stone fireplace with gas logs, seamlessly connecting the living room, kitchen, and dining areas. The gourmet kitchen is highlighted by a large center island with bar seating—ideal for entertaining or casual dining. Primary en suite is also on the mail level offers full bath with double sink, walk in tiled shower, and a roomy walk in closet. Step outside to enjoy serene outdoor living with a large screened-in porch and additional covered grilling porch, perfect for relaxing year-round. The home also includes a basement with both interior and exterior access. The Basement has 1 bedroom, 1 room with a closet but no window that could be used as a bunk room or fitness room. Large living area 24 x 17.8, currently has concrete floors, could be finished to your desire. 1 full bath not completed. Also an area for a wine room or kitchen. A detached two-car garage adds practicality and charm, while the professionally landscaped grounds enhance the home’s curb appeal. Located within the secure Harbor Point community—which offers boat storage, community mailboxes and easy access to Lake Keowee—you’re just minutes from Stamp Creek Boat Landing, Clemson University, top-rated restaurants, shopping, and medical facilities. Don’t miss this rare opportunity to enjoy upscale lake living in one of the area’s most desirable neighborhoods!
Stunning 6-acre custom home in gated Sunset Ridge, minutes from downtown Seneca. Ultra-private lot with winter mountain views and subdivision potential. 1,300+ sq ft of patio space, long driveway for bikes and guest parking. Open-concept living w/ cathedral ceilings, floor-to-ceiling stone fireplace, and 16’ sliding glass door. East-facing home offers sunrise glow and natural light all day. Chef’s kitchen: 36” hybrid range, quiet hood, quartz counters, custom cabinetry, built-in microwave, integrated outlets, SS appliances. Main level: primary suite w/ sunroom, spa bath w/ stand-alone tub & glass shower; 2 bedrooms w/ Jack-and-Jill bath. Upstairs: 2 en-suite bedrooms, media room, kitchenette. CAT-5 wiring throughout, including upper deck. Detached 3-car garage (1,275 sq ft) w/ breezeway and full guest apartment above w/ kitchen and office/flex room. Ideal for in-law suite or rental. Move-in ready. Motivated seller.
This charming 3-bedroom, 2-bath home offers comfortable, easy living just minutes from beautiful Lake Hartwell. Enjoy a welcoming front porch, an open-concept layout with a bright dining area, and a spacious kitchen featuring granite countertops and rich cabinetry. All appliances remain with sale! The home sits on a generous, private lot bordered by trees, providing a peaceful backyard perfect for relaxing or entertaining. With a level driveway, 2-car garage, and well-kept interior spaces including a convenient laundry area, this property is ideal for full-time living or a weekend lake retreat. Move-in ready and close to outdoor recreation, boating, Highway 85 and all the amenities the Hartwell area has to offer.
Searching for a log cabin with land, a front porch, and space for hobbies? This 4-bed, 2-bath log home offers 2,250–2,500 sq ft of warm, wood-lined living space on a full 1-acre lot—perfect for buyers wanting hardwood floors, an outbuilding for hobbies or storage, and easy access to shopping, restaurants, and medical services. A wide front porch welcomes you in, leading to a sun-filled great room with rich wood textures and an open layout that supports both gathering and quiet evenings. Four true bedrooms offer flexible options for a home office, guest room, or crafting space. Outside, the 1-acre lot provides room for gardening, pets, or weekend projects, while the outbuilding adds valuable space for tools, equipment, or creative work. The location keeps daily needs close by, blending privacy with convenience.
1298 Carradine Road is a treasure nestled in a serene, wooded, lake community of Lake Hartwell. This charming contemporary home offers a tranquil retreat surrounded by nature mere steps from the lake. The home affords seasonal views of the lake as well as the use of a neighborhood boat ramp. Short term rentals are allowed in this neighborhood. This could be a great retreat for Clemson football weekends or enjoying water sports on Lake Hartwell. This home offers three spacious bedrooms and two full baths. There is an additional powder room on the first floor near the front entrance. Sleek newer cabinets and appliances accent the kitchen which offers also an eat in breakfast nook. A bright dining room full of windows overlooks the natural beauty in the fenced backyard. The sunken living room with fireplace is a cozy space that also has tons of windows bringing the natural beauty in through numerous windows. There is also a great deck outside for more relaxation spots and al fresco dining. NEW HVAC in 2023. This home sits on .91 of an acre giving you loads of privacy. The two car garage along with two separate driveways ensure there will be ample parking for owners, guests, and lake toys. This home is located 5 miles from Clemson, and 7 miles from numerous grocery stores and restaurants, and 8 miles from Prisma Health at Oconee Memorial. Call your realtor to schedule a showing today!
This is a great investor house on a corner lot. Some of the demo has been started. The house has a lot to work with. There is a separate acre that is connected to the property available as well. SOLD "AS IS." Schedule your showing today. The house maybe bought separately see MLS 20294684 or land can be purchased separately see MLS 20294685.
This is a great investor house on a corner lot. Some of the demo has been started. The house has a lot to work with. There is a separate acre that is connected to the property available as well. SOLD "AS IS." Schedule your showing today. The house maybe bought separately or additional land can be purchased behind house. separately see MLS 20294685. Both house and land are listed together see MLS 20294751.
?? Charming 3-Bedroom Home in Cedar Creek, Seneca, SC ?? Welcome home to this beautifully maintained one-story residence in the desirable Cedar Creek Subdivision of Seneca! Built in 2006, this 3-bedroom, 2-bathroom home combines modern comfort with thoughtful updates — move-in ready and full of value. Enjoy peace of mind with a roof system installed in 2021, complete with a transferable warranty for the new owner. A new HVAC system ensures year-round comfort, while recent improvements — including a new septic and drain line and a new water heater — add to the home’s worry-free appeal. Inside, you’ll find a welcoming floor plan with spacious living areas, a cozy kitchen perfect for everyday meals, and a serene owner’s suite conveniently located on the main level. Outside, the property features a beautiful yard ideal for outdoor relaxation or entertaining. Don’t miss your opportunity to own this lovingly cared-for home close to Seneca’s shopping, dining, and Lake Keowee recreation.
Great Looking New Construction Home Near Clemson University! Open plan with large windows allowing plenty of natural light into the home. This attractive home has three bedrooms with the primary on the lower level. Great spacious living area with a spacious deck for grilling is perfect for the family. The kitchen has granite tops, stainless appliances and plenty of cabinets with a large island. There is a half bath downstairs for guests. The primary ensuite includes two closets, a bathroom with double sinks and walk in shower. Upstairs are two additional bedrooms and a large bathroom with double sinks. A beautiful yard is there to enjoy peace and tranquil afternoons.
Discover the charm of 105 Lloyd Street, where comfort and convenience blend seamlessly in this delightful 3-bedroom, 2.5-bath ranch home. Nestled on a serene dead-end street, this storybook ranch greets you with a tree swing, mature landscaping, and a level yard. As you step inside, you'll find a bright and airy living room with a natural gas fireplace. The modern kitchen features granite countertops, a gas range, and bar seating, making it perfect for entertaining. The home offers easy transitions from the formal dining room to the cozy den and sunroom. The den includes a real wood-burning fireplace and a convenient half bath, while the sunroom provides a tranquil space to unwind with views of the level backyard. The primary suite is complete with dual sinks, a tiled shower, and two closets. On the right side of the home, you'll also find two guest rooms and a full bath. The spacious laundry room features a sink and ample storage. Additional amenities include an attached carport and a utility shed for extra storage. Located within walking distance of Northside Elementary, this delightful home is also conveniently close to everything Seneca has to offer.
Welcome to Wells Crossing! We are the closest new homes to Clemson with private homesites and pickleball, all near Lake Keowee! The Kendrick home is 3000 square feet of open space, perfect for entertaining. As you come into your foyer from your rocking chair front porch, you will have a study with French doors to your left that makes a perfect home office. To your right, there is a formal dining room with coffered ceilings that leads into your butlers pantry giving you that extra counter space along with a large walk in pantry. Entering into your open kitchen and great room, you will be wowed by the features of the kitchen including stacked light grey cabinetry, white Quartz countertops, large center island with farmhouse sink for additional seating, tiled backsplash, under cabinet lighting, and upgraded stainless steel appliances including a gas cooktop, double wall oven and range hood. The living room with the high ceilings and large windows gives lots of natural light along with a cozy gas fireplace with stone surround. The breakfast room leads out to your covered back porch which overlooks your large backyard. The Primary Suite is situated off the living room and features trey ceilings, a spacious walk in closet, split vanities, and amazing Roman tiled shower with dual showerheads, seat and frameless glass door. The main level is completed with the mudroom off the garage that also leads to the walk in laundry room. Up the Oak wood staircase you will enter your loft which is a great hang out space or study area along with three additional bedrooms, two with ensuite bathrooms and an additional hall bath. Smart home technology, energy-efficient design, and a dedicated local warranty team ensure long-term comfort and convenience. Wells Crossing is perfectly situated for those seeking a vibrant lifestyle with easy access to everything they need. The community boasts 2 pickleball courts, open greenspace, sidewalks, and street lights in a beautiful setting. Minutes from top ranked Clemson University, Lake Hartwell, Lake Keowee, and 45 minutes to Downtown Greenville. Situated just off Hwy. 123 and right outside the city limits of Clemson . Craving a taste of history and local charm? Downtown Seneca is within a 10-minute drive away, offering a variety of shops, restaurants, and entertainment options. For outdoor enthusiasts, the breathtaking beauty of Lake Keowee awaits, with endless opportunities for recreation and relaxation – all within a 10-minute reach. Wells Crossing is a desirable community in a prime location. This home is almost complete so come by today for your personal tour and make Wells Crossing your new home. See Sales Agent for additional pricing information.
Welcome to one of the newest homes in the luxury subdivision of Cross Creek Golf Club! This Edisto II floor plan from Great Southern Homes has spacious room for everyone with a separate study, formal dining room, 2 bedrooms plus the primary suite and a half bath all on the first level. Upstairs is a bonus room/bedroom with full bathroom and closet for a completely private living space. The deluxe kitchen is complete with stainless steel appliances, gas cooktop, quartz countertops and gracious pantry. The primary suite boasts a roomy Deluxe walk-in shower and tile bench. A handsome fireplace finishes off the open living room area and there is a full size screened back porch for more family gathering space. Located directly across from the golf course, Cross Creek is a private golf community located in Seneca, South Carolina. Set on 500 rolling acres in the foothills of the Blue Ridge Mountains, Cross Creek combines country club amenities with our area's natural beauty and a healthy dose of Southern charm. Come check out the world-class golf, beautiful clubhouse, pool and cabana and newly added pickleball courts. Photos will continue to be updated during construction process.
HOME BEING SOLD AS-IS, WHERE IS, SELLER WILL MAKE NO REPAIRS. Two bedroom, two full baths with walk in showers in both (no tub). Brick home on 4 lots, circular drive, double-door entry foyer, bamboo flooring, some smooth ceilings, beautiful mantle over natural gas FP, vinyl clad Pella windows & sliding doors, gas cook range-duel fuel, trash compactor, built in microwave, solid surface counters, stainless refrigerator, stacked LG Tromn washer/dryer, tankless hot water heater, sunroom, floor to ceiling bookcases in living area, built in showcases with glass doors in dining area. Please ask your agent to explain the special instructions needed when viewing the home and making all offers.
Check out 511 Knickpoint Loop, a beautiful new home in Cascade Point. This spacious single-story home Features four bedrooms, two bathrooms, and a two-car garage, providing ample space. When you step inside, you’ll be greeted by an inviting foyer that leads directly into the open-concept living area. The family room, dining area, and kitchen flow seamlessly together, creating the perfect space for both everyday living and entertaining. The kitchen is equipped with a corner walk-in pantry, stainless steel appliances, and a large island with a breakfast bar, featuring both style and functionality for any chef. The primary suite provides a peaceful retreat, featuring a large walk-in closet and an en suite bathroom with dual vanities and a separate shower. On the opposite side of the home, the additional three bedrooms and secondary bathroom features privacy and comfort for family members or guests. Out back, you’ll find a covered porch, ideal for enjoying outdoor meals or simply relaxing in the fresh air. With its thoughtful design and open layout, this home is perfect for modern living. Pictures are representative.
Welcome to Wells Crossing! We are the closest new homes to Clemson with private homesites and pickleball, all near Lake Keowee! The Kendrick home is 3000 square feet of open space, perfect for entertaining. As you come into your foyer from your rocking chair front porch, you will have a study with French doors to your left that makes a perfect home office. To your right, there is a formal dining room with coffered ceilings that leads into your butlers pantry giving you that extra counter space along with a large walk in pantry. Entering into your open kitchen and great room, you will be wowed by the features of the kitchen including stacked light grey cabinetry, white Quartz countertops, large center island with farmhouse sink for additional seating, tiled backsplash, under cabinet lighting, and upgraded stainless steel appliances including a gas cooktop, double wall oven and range hood. The living room with the high ceilings and large windows gives lots of natural light along with a cozy gas fireplace with stone surround. The breakfast room leads out to your covered back porch which overlooks your large backyard. The Primary Suite is situated off the living room and features trey ceilings, a spacious walk in closet, split vanities, and amazing Roman tiled shower with dual showerheads, seat and frameless glass door. The main level is completed with the mudroom off the garage that also leads to the walk in laundry room. Up the Oak wood staircase you will enter your loft which is a great hang out space or study area along with three additional bedrooms, two with ensuite bathrooms and an additional hall bath. Smart home technology, energy-efficient design, and a dedicated local warranty team ensure long-term comfort and convenience. Wells Crossing is perfectly situated for those seeking a vibrant lifestyle with easy access to everything they need. The community boasts 2 pickleball courts, open greenspace, sidewalks, and street lights in a beautiful setting. Minutes from top ranked Clemson University, Lake Hartwell, Lake Keowee, and 45 minutes to Downtown Greenville. Situated just off Hwy. 123 and right outside the city limits of Clemson . Craving a taste of history and local charm? Downtown Seneca is within a 10-minute drive away, offering a variety of shops, restaurants, and entertainment options. For outdoor enthusiasts, the breathtaking beauty of Lake Keowee awaits, with endless opportunities for recreation and relaxation – all within a 10-minute reach. Wells Crossing is a desirable community in a prime location. This home will be complete by the end of the year so come by today for your personal tour and make Wells Crossing your new home.
Completely remodeled in beautiful location close to Lake Keowee access! This charming 2-bedroom, 1-bath cottage home sits on 1.45 acres and offers a fresh, modern look throughout. Inside, you'll find a separate dining room, spacious living room, and a convenient laundry room. The home features all-new LVP flooring and carpet, new interior paint, new attic insulation, and a new roof for peace of mind. The brand-new kitchen includes new cabinets, granite countertops, and stainless steel appliances—refrigerator, stove, dishwasher, and microwave all convey. The bathroom has been updated as well with new plumbing fixtures, new vanity, and new lighting throughout the home. Additional updates include new electrical fixtures, HVAC recently serviced, and the septic system inspected, pumped, and upgraded with a riser. Outside, enjoy the fenced backyard, perfect for pets or outdoor gatherings, plus a 12’ x 30’ storage building offering plenty of workshop or storage space. This property offers the privacy of acreage with the comfort of a fully renovated home—nothing left to do but move in! principle of owner is licensed in SC. Please take your own measurements.
Welcome to your home on the beautiful Lake Keowee, tucked along a quiet private cove. This 3-bedroom, 3-bath home offers a flowing design with an enjoyable kitchen layout. Both the living room and dining room feature floor to ceiling windows that enlighten the main living dining area while creating a forest woodsy setting. From here, step onto a contiguous 12' x 30' wrapped TREX deck which leads you into a comfortable screened in large patio. Immersed in nature, enjoy views of a beautifully scaped yard featuring a pathway to another matching TREX mid-station outdoor decking area followed by a 25' aluminum arched dock walkway landing onto a 10' x 24' swim platform with two stow & go Kayak launchers. The primary suite is located on the main level with a large walk-in closet, and dual sink bathroom with shower plus jetted garden tub. The finished basement adds excellent livability, offering an additional master suite with, a full bath, dual sinks, separate vanity area, and a long walk-in closet. Enjoy a generous living area, with french doors to the backyard plus another bedroom and a flex room ideal for an office, hobby space, or optional bedroom. The downstairs includes a small laundry room plus additional storage bonanza! Another surprise feature, is the built-in storage room located under the screened in patio, perfect for a workshop or additional storage. The double-car garage is insulated and offers attic storage. Enjoy a spacious front lawn with established bedding and a long concrete driveway. The Cane Creek Harbor boat ramp is conveniently located on the next street over. Grab your boat and enjoy this rare Lake Keowee home. Located less than ten miles from Clemson University and under three miles from historic downtown Seneca, this home blends lake living with everyday convenience.
Presenting 802 Clifton Court, set in the beautiful lakeside Crescent Community development of Beacon Shores on Lake Keowee. The approach sets the tone, an elongated circular driveway provides ample parking for family and guests. Step inside and immediately take in the lake views that span across the entire lakeside. An impressive living room that boasts vaulted ceilings with integrated speakers, built-in bookshelves, and anchored by a craftsman gas fireplace. The multiple outdoor living areas of this home is like no other. There are covered porches off of both the primary suite and the dining room with, not one but two, easy breeze panel lined screened porches off the main living room and also the kitchen. Pick your spot to enjoy coffee at sunrise, a great book or even an afternoon nap. The blended living and dining room concept continues into the chef's kitchen. Large enough to host a dozen helpers, this well-equipped kitchen features custom cabinetry with glass panes for a modern display, generous prep space, and a gas range/oven plus warming drawer. The lakeside dining area offers convenient access to both a covered porch and the home's second screened porch—this one featuring another stone gas fireplace and EZ Breeze system for enjoyment all year round. The main level primary suite includes its own private covered deck, tray ceiling detail, and dual walk-in closets. The primary bath provides a walk-in tile shower, spacious double vanities, and loads of natural light for a warm and inviting start to each day. Adjacent from the primary suite, find an office space that could easily serve as a guest bedroom, with a full bath located just outside in the hall. Finishing off the main level is a large laundry room with utility sink and folding area, a side grilling deck and the a fabulous garage. This fully equipped 3-car garage with epoxy flooring, a workshop area, and even built-in overhead storage. The terrace level offers a light and bright recreation room, along with a kitchenette and a wine storage area. Other well-appointed features include multiple climate-controlled storage rooms with flex capability for a hobby, workshop, or exercise space. There are two guest rooms, one on each end of the house. They both offer walk-in closets and full bathrooms. A side entrance from the lake offers an independent covered golf cart/storage bay, outdoor shower and plenty of room to protect all of your lake toys. Once you finish with an awe of the inside, let's meander to the outside. This property offers a nearly flat walk to the water. Landscape lighting guides the way to the lakeside firepit for s’mores after sunset and ends at the private covered slip dock. The dock area features an awning for late afternoon shade and plenty of room for gathering at the water. This custom built lake retreat is situated on a quiet wide-water bay that offers an open-water feel without heavy boat traffic. A delightful home that is meticulously cared for, solidly built and features a very thoughtful design. Welcome home to Lake Keowee and start enjoying lake life at this special find today.
Seneca is located in South Carolina. Seneca, South Carolina has a population of 8,734. Seneca is less family-centric than the surrounding county with 21.33% of the households containing married families with children. The county average for households married with children is 21.71%.
The median household income in Seneca, South Carolina is $48,816. The median household income for the surrounding county is $52,842 compared to the national median of $69,021. The median age of people living in Seneca is 39.6 years.
The average high temperature in July is 90.2 degrees, with an average low temperature in January of 31.1 degrees. The average rainfall is approximately 53.4 inches per year, with 2.3 inches of snow per year.
