Courtesy: Compass
6153708669
This well-maintained home features a durable metal roof, new appliances, and a detached 2-car garage. Inside you'll find new cabinets, fresh paint, and new flooring throughout. Situated on a large lot, this property offers plenty of space and privacy. A fantastic opportunity in Watertown!
Courtesy: RE/MAX West Main Realty
6154447100
Welcome to your own private retreat! Tucked away at the end of a long, winding driveway, this beautifully updated barndominium sits on over 11 acres of secluded countryside, offering the perfect blend of privacy, comfort, and opportunity. Completely renovated in 2022, this home features approximately 1,400 square feet of thoughtfully designed living space with all new plumbing, electrical, fixtures, and modern finishes throughout. Currently configured as a spacious one-bedroom, one-bath home, the property is equipped with a three-bedroom septic system, providing an excellent opportunity for future expansion or an easy conversion to a three-bedroom layout to fit your needs. Built on a slab foundation, this low-maintenance home offers an open, inviting floor plan with stylish updates that make it move-in ready from day one. An attached heated and cooled garage provides the perfect space for a workshop, hobby area, additional storage, or year-round vehicle protection. If you’ve been searching for an outdoorsman’s paradise, this property delivers. Whether you enjoy hunting, hiking, riding ATVs, or simply soaking in the peace and quiet of nature, the 11+ acres provide endless possibilities. The long private drive creates a true sense of seclusion while still offering the convenience of modern living. Whether you’re looking for a full-time residence, weekend getaway, or investment with room to grow, this unique property offers privacy, flexibility, and exceptional value. Don’t miss your chance to own this one-of-a-kind country retreat.
Courtesy: Crye-Leike, Inc., REALTORS
6158510888
Wonderful 3 bed 2 bath home on 9.59 great mini-farm acres, 3.5 miles north of Watertown, Opportunity to sub-divide 4+/- acres at the back with a 50 foot road frontage driveway with preliminary soils and survey complete (never sought county final approval - see docs) or sell a lot or 2 up front. New kitchen, Farmhouse sink, New Appliances', Washer, Dryer & Fridge stay, 50 Year Architectural Roof 7 years old, New Floors, Both baths have been renovated, Natural gas fireplace, Huge deck, Watertown schools, Easy access to Watertown, Lebanon, Mt Juliet, Center Hill Lake, Nashville Airport 31 minutes! No HOA, Rural USDA loan possible, 1 car garage, Raised bed vegetable garden and flower gardens. Live life in the country!
Courtesy: The Ashton Real Estate Group of RE/MAX Advantage
6153011631
Escape to your own private Tennessee retreat on more than 10 breathtaking acres with panoramic countryside views. This exceptional property offers the perfect blend of comfort, privacy, and functionality. Rolling pastures, animal fencing, and abundant wildlife create an idyllic setting where deer and wild turkeys are regular visitors. The beautifully maintained home features newer appliances and inviting living spaces designed for everyday comfort. Spend your mornings with a cup of coffee or your evenings watching spectacular sunsets from the welcoming front porch while taking in the peaceful surroundings. One of the property's most unique features is the charming off-grid cabin, tucked away for privacy and surrounded by nature. Whether you're looking for a peaceful retreat, a place to host family and friends, a hunting cabin, or an income-producing short-term rental, this versatile space offers endless possibilities. It creates a true getaway experience while remaining just steps from the main home. Adding even more value is the second 3-bedroom perc site, providing the opportunity to build another home, guest house, or family residence in the future. Located just 40 minutes from Nashville International Airport, this remarkable property offers the convenience of city access while providing the serenity of country living. Whether you're dreaming of a private estate, a mini farm, a family compound, or a property with income potential, this one is truly one of a kind. Up to 1% lender credit on the loan amount when buyer uses Seller's Preferred Lender.
Courtesy: Chosen Realty Partners
6156049838
Welcome to this charming 4-bedroom, 3 full baths home featuring a spacious layout and a large backyard perfect for entertaining, relaxing, or play. Conveniently located in the heart of Watertown, this home offers comfort, functionality, and plenty of space to make it your own!
Courtesy: The Ashton Real Estate Group of RE/MAX Advantage
6153011631
Exquisite and only one year old, this estate sits on 5 fully fenced acres in Watertown, offering luxury living with plenty of room for family to gather. Set on a corner lot, the home features effortless one-level living with a main-level primary suite, private office, and hobby room. Upstairs, a second bedroom—substantial enough to serve as a second primary suite—makes an ideal retreat for visiting family or guests, along with a bonus room and theater room for movie nights. Sprawling front and back porches create the perfect space to relax or entertain in style. The yard can easily accommodate a pool as well--septic lines are at the side of the home! With 4 total bedrooms (permitted for 3), this home is a rare blend of elegance and everyday livability on a picturesque 5-acre setting in a great location--35 min to BNA, 45 min to Nashville, 30 min to Murfreesboro, 25 min to Mt Juliet & 15 min to Lebanon. Up to 1% lender credit on the loan amount when buyer uses Seller's Preferred Lender.
Courtesy: Sallis Realty Group
6154375913
This completely updated home sits on a level 1-acre lot backing up to a creek, offering a peaceful setting with plenty of room to enjoy the outdoors. Recent updates include a new HVAC system, fresh paint, updated lighting, and new plumbing fixtures throughout. The renovated kitchen features granite countertops, all-new cabinetry with tons of storage & all new stainless steel appliances, including the refrigerator, which remains with the home. Just off the kitchen, the oversized pantry & laundry room offers additional cabinetry & butcher block countertops, creating the perfect space for extra storage & workspace. The open-concept living & dining area provide an ideal layout for gathering with family & friends, while durable waterproof laminate flooring runs throughout the home. The spacious primary suite features a large bathroom with a double vanity & a large walk-in closet. A third flex room with a closet offers the perfect space for a guest room. The home is approved for a 2-bedroom septic system but offers a 3-bedroom layout. Step outside to the large back deck overlooking the tree-lined backyard. The level lot provides plenty of space to add a detached garage, workshop, or additional storage. Conveniently located just minutes from downtown Watertown and only 20 minutes from Lebanon.
Courtesy: Sallis Realty Group
6154375913
360 degree views and room to breathe! This custom all brick home situated on 15 acres offers exceptional craftsmanship. This home features 4-inch white oak hardwood floors and a striking floor-to-ceiling stone fireplace. The beautiful oversized windows and custom top down, bottum up blinds carry throughout the home. The kitchen is fully equipped with floor-to-ceiling cabinetry, premium ZLINE appliances, an oversized island, and a seamless granite countertop and backsplash. The primary suite, boasts a tray ceiling, his-and-her closets, modern floating vanity, and a Spanish-tiled walk-in shower. Additionally the generous guest bedroom provides plenty of space along with a third flex room that features a closet, and share a secondary full bath with double floating vanities. The dedicated office is ideal for working from home. Entertain easily in the expansive upstairs bonus room complete with added attic storage, or wind down in the bright four-seasons room as you watch the sunset over the trees. Complete with a secure gated entrance, four corner cameras, a concrete driveway, and heated/cooled three-car garage. The home is approved for a two-bedroom septic system but offers a three bedroom style layout. Property was placed in the Greenbelt in 2026. Preferred lender incentive: 1% of the loan amount offered to buyers.
Courtesy: Compass RE
6154755616
Tucked away on 100 private acres across three separate parcels in the rolling hills of Wilson County, this retreat is alive with wildlife and framed by 360-degree views of forest, hills, and open sky. Multiple water features wind through the land, drawing deer, birds, and the kind of stillness you can only find when the rest of the world falls away. There's no noise here. No neighbors crowding in. Just the rhythm of a working Tennessee landscape at its most unspoiled, and the rare feeling that this place is entirely yours. When you're ready to come inside, the 2-bedroom, 2-bathroom home is waiting, comfortable, private, and perfectly positioned to take in every view. And when you want a taste of town, Watertown is just 4 miles away: a quaint, friendly community with genuine character and people to match. All of this, less than an hour from Nashville.
Courtesy: Sallis Realty Group
6154375913
Enjoy peaceful country living with large covered front & back porches overlooking 6 scenic acres with beautiful mountain views. This brand new home is in the final stages of construction and will be move-in ready soon. Inside, you'll find waterproof laminate flooring throughout with no carpet!The modern all-black kitchen features black cabinetry, black granite countertops, black hardware, a black sink & faucet, black stainless steel appliances, & a wood-tone backsplash. The huge island with seating & storage create the perfect gathering spot for entertaining. The primary suite features an oversized walk-in closet, double vanity, & tiled walk-in shower. The large laundry room offers additional cabinetry, while the pantry features butcher block countertops & tile wall with floating shelves. The home has a split layout, so you’ll find two additional bedrooms with a shared bathroom that features a tiled shower. Outside, enjoy a level backyard with sod & a custom-built fire pit, perfect for taking in the mountain views.**Prefered Lender Incentive: 1% of loan amount offered to buyers!**
Courtesy: Cumberland Real Estate LLC
6154437653
Charming and updated farmhouse renovated by Boggs Builders tucked away behind the trees with tons of privacy on 7.22 acres! Large living room, kitchen with stainless steel appliances. The primary bedroom is on the main level with two additional bedrooms upstairs. Enjoy a covered front porch, a side covered patio, a grilling pad, and a large, beautiful front yard. **Under renovation to be completed within 45 days.** **Bonus Space** A separate **600± sq ft apartment** (previously rented) adds flexibility for guests, extended family, or income potential.
Courtesy: Cumberland Real Estate LLC
6154437653
Family compound already in place in the Watertown School District. This exceptional homestead offers two homes plus a 600± sq ft apartment on 12+ acres—perfect for multi-generational living, rental income, or a full-time hobby farm. **The Danny Plan presented by Boggs Builders- Main Home (New Construction 4BR / 3.5BA)** Step into a spacious great room featuring high ceilings, a cozy gas fireplace, and built-ins. The kitchen is beautifully appointed with stainless steel appliances, quartz countertops, abundant cabinetry, and **two pantries**. The main-level primary suite includes double closets and an en-suite bath with a tile shower and soaking tub. Upstairs you’ll find three generously sized bedrooms plus a massive bonus room. Outdoor living shines with a covered rocking-chair front porch and an impressive patio with stone accents and a wood-burning fireplace. 1165 and 1137 Linwood Rd **Second Home (Newly Remodeled Farmhouse 3BR / 3BA)** Charming and updated with a large living room, a kitchen with stainless steel appliances, and a dining area. The primary bedroom is on the main level with two additional bedrooms upstairs. Enjoy a covered front porch, a side covered patio, a grilling pad, and a large, beautiful front yard. **Bonus Space** A separate **600± sq ft apartment** (previously rented) adds flexibility for guests, extended family, or income potential. A rare opportunity to own a true family compound—must see.
Courtesy: Compass
6153708669
This well-maintained home features a durable metal roof, new appliances, and a detached 2-car garage. Inside you'll find new cabinets, fresh paint, and new flooring throughout. Situated on a large lot, this property offers plenty of space and privacy. A fantastic opportunity in Watertown!
Courtesy: Keller Williams Realty - Lebanon
6155476378
Welcome to 2625 Shop Springs Road in Watertown, Tennessee! Situated on a recently surveyed 5-acre corner lot in Wilson County, this custom-built home by Tim Tomlinson offers the perfect blend of quality craftsmanship, privacy, and modern country living. Built in 2022, this beautiful home features 2,629 square feet with 3 bedrooms, 3.5 baths, and an open, functional floor plan designed for everyday living and entertaining. The spacious upstairs bonus room includes a full bath and offers excellent flexibility for a media room, home office, guest suite, or potential fourth bedroom. The property is fully fenced and secured with a gated entrance leading to a concrete driveway and attached two-car garage. Enjoy the peace and privacy of five acres while still being conveniently located to Lebanon, Watertown, and surrounding Middle Tennessee communities. Property lines shown in photographs are for reference purposes only and are not intended to represent actual survey boundaries. Buyers are encouraged to verify all pertinent information. Don't miss this opportunity to own a nearly new custom home on acreage in desirable Wilson County.
Courtesy: Benchmark Realty, LLC
6152888292
* " PRICE REDUCTION " * LOOKING FOR A PRIVATE MINI FARM & HOMESTED RETREAT? Here's your opportunity to own a home on 10.16 Acres in Watertown, TN. Welcome to "The Blue Roof Inn," a one-of-a-kind country property tucked away in the heart of Watertown, Tennessee. Situated on 10.16 scenic acres with no neighbors in sight, this off-the-road property offers the privacy, peace, and self-sufficient lifestyle that so many buyers are searching for. This custom-built Cape Cod home features 3 bedrooms, 2.5 bathrooms, and approximately 1700 sq feet of living space. Enjoy the beauty of country living from expansive decking on three sides of the home perfect for relaxing and taking in the abundant wildlife and natural surroundings. Designed with homesteading and animal lovers in mind, the property includes existing garden areas, horse runs, dog runs, fencing, chicken coops, a small barn, and four additional outbuildings. Whether you're looking to raise livestock, start a hobby farm, expand your gardening efforts, or simply enjoy a rural lifestyle, this property is ready for your vision. The home comes equipped with major kitchen and laundry appliances that are less than two years old, making it move-in ready from day one. Adding even more value and flexibility, the property may offer future multi-generational living or income-producing opportunities. A second septic system was previously installed toward the rear of the property, potentially supporting the addition of another residence (buyer to verify all intended uses). Tucked away in the woods, you'll also find the charming "On The Rocks" off-grid cabin—a unique retreat that could serve as a guest cottage, private getaway, short-term rental, Airbnb opportunity, hunting cabin, or supplemental income-producing property. A personal tour is the only way to fully appreciate everything this private country retreat has to offer. This property is also listed in "Land, Lot & Farm" MLS #3259819
Courtesy: APP Realty
6152958146
Escape to the peaceful countryside with this exceptional property at 4679 Sparta Pike in Watertown! Situated on approximately 27+ acres, this property offers the perfect blend of privacy, functionality, and long-term investment potential. Recent updates make this home move-in ready, including fresh interior paint and new carpet in the primary bedroom and downstairs. The finished downstairs offers flexible living space and can easily be used as two additional bedrooms, making it ideal for guests, extended family, or a home office setup. Significant improvements have already been completed for you—nearly $100,000 in renovations in 2025 alone. The expansive back deck was completely rebuilt (approx. $60,000) with new joists, a rain management system, tongue-and-groove ceiling, upgraded finishes, and a screened-in porch. The front porch was also rebuilt from the ground up with updated lattice work. The property is thoughtfully equipped with an Acorn stair lift for accessibility. Outdoors, you'll find three mature peach trees, three apple trees, and two fig trees, along with approximately 400 oak trees planted for future value and 30 Autumn Blaze maple trees that create stunning fall color. Additional features include a private water well, 50-amp RV service with dedicated parking, and plenty of room for recreation, farming, hunting, or simply enjoying nature. For added peace of mind, Cook's Pest Control recently completed a termite inspection on both the home and shop. Conveniently located just 7 miles from Cedars of Lebanon State Park, you'll enjoy the perfect balance of peaceful country living and easy access to outdoor recreation. Whether you're looking for a private retreat, a multi-generational property, or an investment with room to grow, this one is truly special. Schedule your private showing today!
Courtesy: Benchmark Realty, LLC
6153711544
*MOTIVATED SELLERS* The flexible floor plan offers 4–5 bedrooms (3-bedroom septic permit) beautifully maintained set on nearly 3 acres, offering privacy, functionality, and thoughtful upgrades throughout. With no HOA, a fully finished walk-out basement, & views of rolling hills from your front porch, this property blends comfort and versatility. Features include 9' ceilings, rich hardwood floors, and an abundance of natural light. The open kitchen is equipped with stainless steel appliances, a double oven, and flows seamlessly into the main living spaces. Additional highlights include a spacious garage with high ceilings, workspace, and extra storage. A unique hidden storm shelter/safe room adds an extra layer of security, while a convenient laundry chute from the primary closet feeds directly to the washer for everyday ease. Enjoy outdoor living with approximately 1 acre fully fenced with goat fencing, a freshly stained back deck, a deluxe residential playset (for purchase), and beautifully landscaped yard featuring rose bushes. Recent updates include a NEW roof and siding (August 2025), newer interior paint, and a whole-house water filtration system with an 80-gallon holding tank. High-speed internet available through DTC (gig speed). Easy access to downtown Lebanon and the interstate! Country living in a neighborhood setting
Courtesy: Crye-Leike, Inc., REALTORS
6157548999
~Tucked away on 10.13 quiet acres off Sparta Pk between Lebanon & Watertown, this beautifully remodeled retreat offers the rare combination of modern comfort, unmatched privacy & the kind of natural beauty buyers dream about, but rarely find.~ Surrounded by mature trees, abundant wildlife & peaceful country, every day here feels like an escape from the ordinary.~ Whether you're envisioning a hobby farm, gardens, winding nature trails, or simply a place where you can slow down & reconnect with the outdoors, this property offers the space & freedom to make it your own.~ Imagine sipping coffee on the front porch as deer wander through the woods, evenings gathered around a fire beneath a canopy of stars, & weekends exploring your own private slice of Tennessee countryside.~ Inside, you'll find a thoughtfully remodeled home featuring 3 BDRMS, 2 Baths & a dedicated office AND flex room, offering the perfect balance of function & comfort. ~The beautifully updated kitchen is the heart of the home, showcasing timeless white shaker cabinetry, stainless steel appliances, generous workspace & an open flow into the living areas, ideal for entertaining or enjoying quiet evenings at home.~ The detached workshop provides exceptional flexibility for hobbies, woodworking, equipment, storage, recreational vehicles, or running a home-based business.~ Recent improvements, including an updated HVAC system & encapsulated crawlspace, providing added peace of mind so you can simply move in and start enjoying everything this remarkable property has to offer.~ Conveniently located just 7 miles from the Lebanon Square, with easy access to Murfreesboro & Nashville, you'll enjoy the tranquility of country living without sacrificing convenience.~ Properties like this don't come along often.~ With over 10 acres of usable land, modern updates, room to grow & a setting that feels worlds away from the hustle & bustle, this is more than a home, it's a relaxed lifestyle.~
Courtesy: Agee & Johnson Realty & Auction, Inc
6154440909
Beautiful property perfect for horse lovers! On 40 acres this property offers privacy and so many options including development opportunity! Huge wrap around porch, 4000 ft of road frontage, inside and outside arenas, 2 barns with horse stall, and 4 ponds. Huge master suite with jacuzzi and separate shower. County living but only 6 miles to the convenience of I-40! Seller concessions.
Courtesy: Blackwell Realty and Auction
6154440072
Escape to your own private retreat just minutes from I-40. Nestled on over 40 picturesque acres of both open pasture and mature woods, this handcrafted log home offers the perfect blend of seclusion and convenience. Filled with warmth and rustic charm, the home features an inviting open-concept design with 3 bedrooms and 2 baths, beautiful hardwood floors, and granite countertops. Take in the breathtaking views from both the front and back of the property, or relax and entertain in the spacious covered outdoor living area. Equestrian enthusiasts will appreciate the 4-stall horse barn and the abundance of land for riding, recreation, or simply enjoying nature. A rare opportunity to own a peaceful country escape with easy interstate access.
Courtesy: Felix Homes
6153545731
Welcome to 7890 Poplar Hill Rd - a stunning craftsman custom built by Stewart Knowles Construction in 2020, nestled on 2.78 scenic acres in the heart of Watertown, TN. This 4-bedroom, 3-bathroom home delivers 2,875 sq ft of thoughtfully designed living space packed with custom details at every turn. Step inside through the charming covered front porch into a grand entry foyer featuring a beautiful wood inlay ceiling and soaring heights. The open floorplan flows seamlessly into a sun-drenched living room with large bay windows, electric blinds, a stone gas fireplace, and custom built-ins. The chef's kitchen shines with white soft-close cabinetry, granite countertops, subway tile backsplash, recessed lighting, and Samsung stainless smart appliances. The main-floor primary suite is a true retreat: a wood inlay tray ceiling, electric blinds, a massive walk-in closet connected directly to the laundry room, and a spa-like bath with double vanities. Upstairs, the bonus room is wired for surround sound and includes a pool table - perfect for a media room or game room. Step outside to your entertainer's paradise: a large paver patio with outdoor kitchen, outdoor dining table and umbrella, Breeo smokeless fire pit, pergola, outdoor TV hookup, and landscape lighting, all wrapped in a fully fenced backyard with gorgeous sunset views. A water line runs to the rear of the property, ideal for animals or a garden. No HOA, high-speed internet, a quiet road with local traffic only, and just 5 minutes to Watertown Square and Three Forks Park. Country living with easy interstate access. This one is a MUST-SEE!
Courtesy: Blackwell Realty
6152282044
Great home on a Private 2 acres! HVAC replaced in Nov. 2018. Priced for a quick sale! Needs cosmetic work. New paint and floors etc etc. Great deal for someone handy or possible new build. Acreage is all tree lined and super private! See pictures for drone shots. Seller requires 2 hours notice for showings.
Courtesy: Cumberland Real Estate LLC
6154437653
Move-in ready and thoughtfully designed for easy one-level living, this inviting home features a bright open floor plan with fresh neutral paint throughout, hardwood flooring in the main living areas, vaulted ceilings, and tile in wet areas. The kitchen and baths showcase custom soft-close wood cabinetry and granite countertops, while 9-foot ceilings enhance the spacious, airy feel. Well-designed living spaces and soaring ceilings make this home feel much larger than it appears from the outside. A generously sized laundry room leads to the oversized one-car garage, and the privacy-fenced backyard offers additional access and frontage to the rear alley. All appliances remain, making your move even easier. Enjoy low-maintenance living with a slab foundation and a brand-new HVAC system installed in 2026. Conveniently located near historic downtown Watertown, just 15 minutes to Lebanon and I-40, and approximately 37 minutes to Nashville International Airport. This property also qualifies for 100% USDA Rural Development financing for eligible buyers. Select photos have been virtually staged for inspiration and to illustrate how the spaces can be furnished.
Courtesy: Luxury Homes International
6159709632
The golden rule in the equestrian world is to see the barn and farm first, and this property does not disappoint! Enjoy a 1-mile riding loop right on the property. The barn features seven custom 12x14 stalls with room for an 8th stall, 6 of the stalls have a 12x67 run out , the 7th stall has a 12x10 covered run in and there is another run out which is 25x10. Barn has heavy-duty steel Dutch doors on every stall. Additional barn features include an incredible wash bay, new office and tack room with its own heating and air unit, 8-foot rear overhang, and 10-foot front overhang. This income-producing property is fully equipped with seven paddocks, a permanent dry lot, a new shavings covered dump measuring 10x12 -gated entrance, paved and gravel driveway, and a 60x117 outdoor arena. The property also includes a 24x32 covered RV area complete with water, septic, and electrical hookups. The RV DOES remain with the property!! See details sheet for more info on RV, shed can also store approximately 500 square bales and a horse trailer without RV 200K+ under appraisal value (recent appraisal done) The stunning 2,000+ sq. ft. log home sits on 25 beautiful acres in Wilson County and features new Anderson windows, a renovated primary bathroom, open great room and dining area, and an unfinished basement the size of the entire house with endless potential for a theater room, bonus room, or additional living space. Additional improvements include a black aluminum fenced front yard, detached 4-car garage, and 30x40 shop.
Courtesy: Cumberland Real Estate LLC
6154437653
The Danny Plan presented by Boggs Builders - 4 bedroom 3 1/2 bath on 5 acres! This beautiful home has a lot of great features! Living room with a gas fireplace, built ins, and high ceilings, offering a spacious cozy living area* The kitchen is well-equipped with stainless steel appliances, quartz countertops, and an abundance of cabinet space* Master Bedroom (main floor) has double closets, an en suite bath with tile shower, and soaking tub. The second floor includes 3 additional good size bedrooms and a huge bonus room. Enjoy the outdoors with a covered rocking chair front porch and an amazing covered back patio with a stone accented woodburning fireplace perfect for relaxation and entertaining. Just minutes from I-40/15 minutes to Lebanon/40 Minutes to Nashville Airport! The preferred lender is offering 1% of the loan amount towards closing cost. **The home is under construction** Photos will be added as construction progresses. (Cover photo attached to illustrate home when completed)
Andrea D. Conner, License 344441, Xome Inc., License 262361, [email protected], 844-400-XOME (9663), 751 Highway 121 Bypass, Suite 100, Lewisville, Texas 75067
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Watertown is located in Tennessee. Watertown, Tennessee has a population of 1,812. Watertown is less family-centric than the surrounding county with 27.88% of the households containing married families with children. The county average for households married with children is 35.53%.
The median household income in Watertown, Tennessee is $50,294. The median household income for the surrounding county is $82,224 compared to the national median of $69,021. The median age of people living in Watertown is 39 years.
The average high temperature in July is 89.5 degrees, with an average low temperature in January of 25.6 degrees. The average rainfall is approximately 53.3 inches per year, with 3.1 inches of snow per year.
