Remodeled 2BD/2BA residence on the 21st floor of The Independent—Austin’s iconic downtown tower in the heart of the Seaholm District. Unit #2101 offers a thoughtfully updated interior with elevated finishes, modern lighting, and a clean, contemporary design that complements expansive city views. The open-concept layout features a bright living and dining space with floor-to-ceiling windows, creating natural light throughout. The remodeled kitchen includes upgraded cabinetry, sleek countertops, and stainless appliances—ideal for entertaining or everyday living. The spacious primary suite offers a spa-inspired bath and generous closet space, while the secondary bedroom and full bath provide flexibility for guests or a home office. Enjoy resort-style amenities including a 24-hour concierge, heated pool, state-of-the-art fitness center, owner’s lounge, conference rooms, dog park, and multiple outdoor gathering spaces with panoramic skyline views. Located steps from Lady Bird Lake, Trader Joe’s, Whole Foods, restaurants, and downtown nightlife—this is luxury urban living at its best.
Welcome home to 11209 Kildoon Dr, a beautifully maintained and move-in ready one-story home located in the desirable Parkside at Harris Branch neighborhood of Northeast Austin. This 3-bedroom, 2-bath residence offers a bright, open floor plan designed for both everyday living and easy entertaining. The heart of the home is the spacious kitchen, featuring granite countertops, stainless steel appliances, abundant cabinetry, extra large pantry and generous countertop space, all anchored by a large breakfast bar that opens seamlessly to the dining and living areas. Whether hosting friends or enjoying a quiet night in, the layout feels both comfortable and functional. The primary suite provides a private retreat with a walk-in closet, double vanity, and shower/tub combo. Two additional bedrooms offer flexibility for guests, a home office, or hobbies. Step outside to enjoy the covered patio and backyard, perfect for relaxing or weekend BBQs. Residents of Harris Branch enjoy exceptional community amenities, including a resort-style pool, tennis and basketball courts, sport courts, playground, and amenity center. Conveniently located just 15 miles to Austin-Bergstrom International Airport, 12 miles to Downtown Austin, 13 miles to The Domain, and 12 miles to Tesla’s Giga Texas Factory, this home offers the perfect balance of comfort, convenience, and lifestyle. Don’t miss this opportunity to own a well-cared-for home in one of Northeast Austin’s most amenity-rich communities.
Welcome to this beautifully designed detached condominium in the heart of East Austin, located in the highly sought-after 78702 zip code. This home features an open-concept floor plan with three spacious bedrooms and two and a half baths, offering both comfort and functionality. Enjoy multiple private balconies that provide great outdoor living space, perfect for relaxing or entertaining. The property also includes a refrigerator, washer, and dryer, all conveying with the sale for added convenience.
Exceptional opportunity in the heart of East Austin, where walkability, growth, and development converge. Located at 2909 E 5th Street, this oversized lot offers multiple paths forward—renovate the existing home, build new construction, or explore redevelopment options under current SF-3-NP zoning. The property is currently leased on a month-to-month basis, providing immediate rental income while future plans take shape. An added opportunity exists with the adjacent property at 2907 E 5th Street also available, allowing for a rare site assembly in a highly desirable East Austin corridor. The location is a true standout—just moments from Plaza Saltillo, Lady Bird Lake, Metz Park, Joe’s Bakery, Blue Owl Brewing, and a variety of local cafés and neighborhood favorites. Easy access to downtown Austin, public transit, major employers, and everyday essentials makes this an ideal setting for development or long-term investment. Opportunities like this are increasingly rare in East Austin, offering flexibility, location, and upside in one of Austin’s most dynamic areas.
Exceptional opportunity in the heart of East Austin, where walkability, growth, and development converge. Located at 2907E 5th Street, this oversized lot offers multiple paths forward—renovate the existing home, build new construction, or explore redevelopment options under current SF-3-NP zoning. The property is currently leased on a month-to-month basis, providing immediate rental income while future plans take shape. An added opportunity exists with the adjacent property at 2909 E 5th Street also available, allowing for a rare site assembly in a highly desirable East Austin corridor. The location is a true standout—just moments from Plaza Saltillo, Lady Bird Lake, Metz Park, Joe’s Bakery, Blue Owl Brewing, and a variety of local cafe's and neighborhood favorites. Easy access to downtown Austin, public transit, major employers, and everyday essentials makes this an ideal setting for development or long-term investment. Opportunities like this are increasingly rare in East Austin, offering flexibility, location, and upside in one of Austin’s most dynamic areas.
Welcome to 5613 Respinto Dr, a modern two-story home in the Bella Fortuna community of Southeast Austin. Built in 2021, this well-designed residence offers 3 bedrooms, 2.5 bathrooms, and approximately 1,761 square feet of comfortable living space. The open-concept main level features a spacious living area that flows seamlessly into the kitchen and dining space—ideal for everyday living and entertaining. The kitchen is equipped with abundant cabinetry, a large island, and stainless-steel appliances, while the upstairs layout provides privacy with a generous primary suite, additional bedrooms, and flexible loft space. Situated on a low-maintenance lot with an attached garage, this home offers modern finishes and convenient access to major roads, shopping, dining, and South Austin employers. Move-in ready and full of value, this property is an excellent opportunity for first-time buyers, families, or investors.
Nestled on a private 1.03-acre lot in the heart of the Texas Hill Country, this hidden gem offers space, character, and thoughtful updates in a highly desirable Bee Cave location off Hamilton Pool Road with a low tax rate. Originally 1,835 square feet, the home was expanded in 2001 and now offers 2,665 square feet of versatile living space. The main level features a spacious primary suite, an office ideal for remote work, and a welcoming living room anchored by a stunning stone fireplace. The kitchen, updated in 2002, showcases granite countertops, a large kitchen island, and natural hickory wood cabinetry, and opens to the dining room for easy everyday living and entertaining. Vinyl plank flooring runs throughout the home, adding durability and a modern touch. Upstairs, you’ll find two additional bedrooms and a full bathroom, offering separation and privacy. The converted garage provides a generous game room or flex space, perfect for entertaining, fitness, or a second living area. The home is equipped with a metal roof and operates on a rainwater collection system. Step outside to enjoy a spacious stone patio overlooking the fenced backyard, ideal for gatherings and outdoor living surrounded by Hill Country beauty. Offering privacy, functionality, and timeless charm, this Bee Cave property is a rare opportunity to own a truly special Hill Country retreat.
Light-filled, thoughtfully designed GEM in Sweetwater crafted for connection, comfort, and entertaining! This bright and joy-filled home offers an open layout with flexible spaces anchored by an oversized kitchen with a massive center island. The stunning entry showcases a private office with custom barn doors, along with a dining space and butler’s pantry that connects seamlessly to the kitchen. Beautiful hardwood flooring and a rotunda entry lead you into the open family room, kitchen, and breakfast areas that are united into one easy-to-love living space. An adjacent main-level flex room makes the perfect media room, game room, or even a secondary office. Three additional guest or kids’ bedrooms are generously sized and offer great privacy, while the Primary Suite is a true retreat - ALL on the MAIN LEVEL! Relax and unwind in the luxurious, spa-worthy bathroom featuring a huge walk-in closet, garden tub, dual sinks, and a large walk-in shower with frameless glass and a built-in seat. Recent improvements include a July 2025 roof and exterior paint, plus a low-maintenance turf backyard, adding beauty and peace of mind. Step outside to a truly special backyard retreat where a custom freestanding stone fireplace serves as a striking focal point. Enjoy gardening, s’mores, and late-night fireside chats -perfect for year-round memory-making! The covered porch overlooks a flat yard ideal for kids and pets. Upstairs, a bonus game room with a half bath offers approximately 500 additional square feet - the perfect spot for movie nights, slumber parties, or hobbies - while the rest of the home’s bedrooms and primary living spaces remain conveniently located on the main level. This exceptional home is located in Sweetwater, one of Lake Travis ISD’s most desirable communities, where residents enjoy resort-style amenities including a pool, park, trails, and fitness center. Just minutes from the Hill Country Galleria, exemplary schools, hospitals, and abundant dining.
New Roof (March 2026)! Beautifully updated Hill Country home on nearly ¼ acre, offering scenic views and an ideal Northwest Austin location just minutes from Lake Travis, top dining, shopping, and major employers. This move-in-ready home blends timeless architecture with modern updates throughout. Recent improvements include brand-new flooring, fresh interior paint, upgraded countertops, stylish light fixtures, and a fully remodeled primary bathroom. Two newer HVAC systems (installed approximately two years ago) provide enhanced comfort and energy efficiency year-round. The open-concept layout is filled with natural light and showcases elegant architectural details such as crown molding, tall baseboards, arched windows, and decorative alcoves. The chef’s kitchen is designed for both everyday living and entertaining, featuring an oversized island, built-in appliances, abundant cabinetry, and unique under-cabinet windows that bring in additional natural light. The spacious primary suite offers a relaxing retreat with a bay window sitting area, a luxurious garden tub, separate shower, and a custom walk-in closet. Secondary spaces are well-sized and flexible for guests, home office, or additional living. Step outside to enjoy the extended flagstone patio with Tuscan-style pillars, perfect for entertaining or unwinding while overlooking the private backyard and Hill Country surroundings. Additional highlights include a 3-car garage, generous lot size, and access to community amenities including a pool, parks, and walking trails. Zoned to highly rated Leander ISD. Most furniture (excluding the primary bedroom) can convey with an acceptable offer, offering a true turnkey opportunity.
Welcome home to easy, modern living in this well-appointed condo located near the Arboretum, Gateway area, and The Domain. The open layout connects the living, dining, and kitchen spaces, creating a comfortable flow that works just as well for everyday living as it does for hosting friends. Hardwood and tile flooring runs throughout, and the kitchen offers granite countertops, a farmhouse sink, stainless-steel appliances, and a breakfast bar that’s perfect for morning coffee or casual meals. Step out onto your private balcony—accessible from both the living area and the secondary bedroom—and enjoy peaceful treetop views, a great spot to relax after a long day. The condo offers plenty of storage to keep things organized and out of sight. This gated community features a pool, spa, gazebo, and outdoor grill area, giving you plenty of options to enjoy the outdoors without leaving home. A private garage and convenient guest parking add to the ease of living here. Recent updates include plantation shutters, patio flooring, a Nest thermostat, a Yale smart front door lock, and a fire sprinkler system, Hunter ceiling fans in bedrooms and living area, updated light fixture in dining area. Furniture and furnishings may be available for purchase. Washer and dryer included. Information provided is deemed reliable but not guaranteed. Buyer and buyer’s agent to independently verify all information.
Welcome home to 9705 Woodshire Dr. in the established Tanglewood Forest neighborhood. This well-maintained 3-bedroom, 2-bath home features a beautiful in-ground pool, perfect for Texas summers, entertaining, or relaxing in your own private backyard retreat. Inside, the home offers a functional layout with comfortable living spaces and natural light throughout. A major bonus: owned solar panels convey with the sale, providing long-term energy savings and efficiency. Ideally located near shopping, dining, entertainment, and schools, this home also offers exceptional access to all parts of Austin. Situated between I-35 and Mopac and just 20 minutes from Austin-Bergstrom International Airport, commuting and travel are easy and convenient. A great opportunity to own a pool home with solar in a prime South Austin location.
Welcome to this charming, fantastic combination of convenience and comfort townhome located in the quiet & gated Marbella Villas in N Austin. This Home features a bright, open-concept floor plan, where the kitchen flows seamlessly into the living and dining areas. Three bedrooms, along with a convenient laundry room are located on the second floor. The secondary bedrooms share a Jack-and-Jill bathroom, while the private primary suite offers a peaceful retreat. The private backyard with patio & alley access is perfect for relaxing or hosting gatherings. and sprinkler system & spacious two-car garage for parking and storage. Good location, CLOSE TO Dell Computer, IBM, Domain and HEB, Kramer Metro Rail, Arboretum, St David's Medical Center, Walnut Creek Park , Q2 Stadium. Easy access to both MoPac Expy and I-35 and less than 20 minutes to downtown. Community pool & hot tub located near the back yard. HOA covers for trash & front lawn landscaping. Ready for MOVE IN!
Beautifully updated residence in a highly desirable South Austin location, offering exceptional value for both end users and investors seeking a turnkey opportunity. This home has been thoughtfully refreshed with modern updates that enhance comfort, functionality, and long-term appeal, creating a truly move-in-ready experience. The interior presents clean lines, inviting living spaces, and a layout well suited for everyday living, entertaining, or rental use. Located just minutes from the renowned Onion Creek Golf Course, residents enjoy close proximity to championship golf, a private clubhouse, and a well-established community. Outdoor recreation is easily accessible with nearby hike and bike trails, neighborhood parks, and Onion Creek Metropolitan Park, one of South Austin’s largest green spaces offering miles of trails, picnic areas, and natural beauty. This location supports an active lifestyle while maintaining a quiet residential setting. Convenient access to Southpark Meadows provides a wide selection of shopping, dining, and entertainment options, along with nearby grocery stores, fitness centers, and everyday conveniences. Major thoroughfares including I-35, MoPac, TX-45, and FM 1626 allow for efficient commuting to downtown Austin, Austin-Bergstrom International Airport, and major employment centers, making this property highly attractive for families and renters alike. This home represents a strong opportunity for buyers looking to purchase quickly in a well-connected and appreciating area of South Austin. Please note that online photos are outdated and do not reflect the recent updates or current condition. The property shows significantly better in person, and a private showing is strongly encouraged to fully appreciate the quality, location, and investment potential offered here.
Completely reimagined and rebuilt from the inside out — this is not a cosmetic flip, this is a true full renovation where no expense was spared. Every major system has been replaced, giving you the feel of a new construction home without the new-construction price or wait. Enjoy brand-new flooring throughout, fresh interior and exterior paint, a new roof, new HVAC system, and energy-efficient windows. The home also features all new plumbing (no cast iron) and updated electrical with copper wiring (no aluminum) — the costly items buyers usually worry about have already been done. Inside you’ll find new vanities, bathtubs, sinks, shower fixtures, modern lighting, ceiling fans, and thoughtfully updated finishes throughout the entire home. Step outside and you’ll immediately notice something you almost never find in this area — an enormous yard with endless possibilities for outdoor living, entertaining, a pool, workshop, or future expansion. And the expansion is already planned for you: the property comes with city-approved plans for a 1,000 square-foot addition, and the plumbing from the main house has already been professionally stubbed out, saving you time, money, and months of permitting. You can build immediately. Another rare bonus — unlike many surrounding homes, this property is NOT located in the FEMA flood plain, which can mean major savings on insurance and peace of mind. A turn-key home today with room to grow tomorrow — renovated, permitted for expansion, and positioned on one of the most desirable lots in the neighborhood. Opportunities like this rarely come available.
Welcome to 1218 Eleanor St Unit 1, a free-standing condo in the heart of East Austin that lives like a single-family home. This 3-bedroom, 2.5-bath property features an open floor plan, abundant natural light, and a spacious eat-in kitchen designed for easy everyday living. A bonus loft offers flexible space for a home office, second living area, or playroom. The interior has been fully repainted, creating a fresh, move-in ready feel throughout. The one-car garage includes a Tesla electric vehicle charger. Outdoor spaces feature a fenced front yard and xeriscaped backyard for low-maintenance living. Ideally located minutes from Downtown Austin, Mueller, UT, and East Austin’s top restaurants, coffee shops, and entertainment. Lock-and-leave convenience with the comfort of a stand-alone home.
THIS EXCEPTIONAL LUXURY GARAGE/RESIDENCE OFFERS ARCHITECTURAL SOPHISTICATION, PREMIUM CONSTRUCTION, VERSATILITY & SPECIAL DETAILS THROUGHOUT*LOCATED IN THE FAMOUS LAKE TRAVIS AREA THIS PRISTINE PROPERTY IS DESIGNED FOR ELITE AUTOMOTIVE LIVING WITH A MUSEUM QUALITY SPACE FOR PREMIER VEHICLE COLLECTIONS WHILE DELIVERING THE COMFORT & REFINEMENT OF A PRIVATE LUXURY RESIDENCE*THE SOARING CEILINGS, CLEAN ARCHITECTURAL LINES & GALLERY-STYLE LIGHTING IS THE PERFECT BACK DROP FOR SHOWCASING EXOTIC CARS, RVS, BOATS & CURATED COLLECTIONS*THE RESIDENCE IS EQUALLY IMPRESSIVE BOASTING OF DESIGNER FINISHES, SLEEK MODERN LINES & QUALITY CRAFTSMANSHIP*ENTERTAIN IN STYLE WITH A CUSTOM LOUNGE, WET BAR, LARGE OPEN MEZZANINE & BEAUTIFUL KITCHEN*THIS PROPERTY IS PERFECTLY SUITED FOR COLLECTORS, ENTREPRENEURS OR ENTHUSIASTS SEEKING A STATEMENT PROPERTY THAT MERGES LUXURY LIVING WITH AUTOMOTIVE PASSION*BRING YOUR DISCERNING BUYERS ONLY - THIS PROPERTY IS SPECIAL!!!
This home is scheduled to complete Summer of 2026! A new master-planned community located in the growing Manor area, just minutes from Austin. Designed for connection, convenience, and everyday comfort, this community offers easy access to US-290 and SH-130, making commutes to Tesla Giga Texas, Samsung, and Austin-Bergstrom International Airport both efficient and convenient. Saddle Ridge delivers the ideal balance of staying close to Austin’s energy while enjoying open skies, green space, and a welcoming neighborhood atmosphere. Residents enjoy a completed amenity center featuring a clubhouse with kitchen and business center, fitness center, community pool with lounging and picnic areas, high-speed internet, and an extensive network of walking, biking, and jogging trails. Nearby shopping, dining, and outdoor recreation, including Walter E. Long Metropolitan Park, further enhance the lifestyle offered in this thoughtfully planned community. Positioned on a quiet cul-de-sac homesite backing to open prairie land, this Tenor plan offers a functional and well-designed layout suited for modern living. The main level features the kitchen, dining area, family room, and utility room, creating an open and connected space ideal for everyday life and entertaining. The kitchen is centered around a spacious island and includes granite countertops, stainless steel appliances, and ample cabinetry. All three bedrooms are located upstairs along with a generous game room, providing privacy and flexibility for a variety of living needs. The home includes 2.5 bathrooms, a covered back patio, wrought iron fencing, and quality finishes throughout, along with energy-efficient construction and builder standard features designed for comfort and durability. Saddle Ridge offers a rare opportunity to enjoy new construction in a connected yet relaxed setting, combining thoughtful home design, and proximity to Austin’s major employment centers, parks, and everyday conveniences.
If you have dreamed of owning your own home in Austin, Texas, then come see this remodeled Mid-Century Modern Charmer!!! Large lot, with private backyard which includes a covered patio, mature trees, a chicken coop, and storage shed! This neighborhood is absolutely "up and coming" with many homes updated and remodeled... This one certainly fits that bill! Attached Carport for two vehicles, and easy access to The Domain, Downtown Austin, Q2 Stadium, Top Golf, Major Employers, and more! Come live your best life now!
Assumable mortgage! If you're looking for an incredible investment opportunity in one of the hottest cities in the US, look no further! This amazing half-acre lot is only 10 minutes from downtown Austin. With such great potential, this property could be a goldmine for any savvy investor. Just imagine what you could do with this prime piece of land - build multiple units to rent out or even develop your own custom estate. The possibilities are endless and the potential rewards are huge! Don't miss out on this chance to capitalize on Austin's booming real estate market - call now to learn more about this exciting opportunity! See agent for seller financing terms!
Welcome to 11505 Hunters Ln, a charming single-story home in North Austin. This 3 bedroom, 2 bath home offers 1,675 square feet of comfortable living with two living areas and two dining spaces, making it easy to relax, entertain, or work from home. The main living room features a stone fireplace with warm wood details that add character and charm. The layout flows nicely with natural light throughout, complemented by new windows installed in 2021, and flexible spaces designed for everyday living. Step outside to a spacious backyard with room for outdoor gatherings or gardening, plus a detached outbuilding for storage or creative use. Conveniently located near major roads, The Domain, Q2 Stadium, dining, and everyday essentials, this North Austin home offers a perfect balance of privacy and accessibility.
All offers must be submitted through the unique Offer Submission link mentioned on the Buyers Agent Offer doc. All offers must include a fully executed Homeward Sale Contract Addendum and e-consent (attached).***Offers received after 5pm on Friday will be presented the following business day. For questions after 5pm please text/call LA #2 Camila Galindo (954) 854-9738 for fastest response. **PREFERRED TITLE - 1845 Title [email protected]**
Privately positioned on 26 unrestricted acres in the heart of Bee Cave, this rare Hill Country estate delivers space, privacy, and refined design without sacrificing proximity to modern conveniences. A gated entry and drive lead to an expansive residence and grounds that feel worlds away from the city, yet remain centrally located. The main home spans approximately 6,745 square feet and blends classic architectural influence with elevated, contemporary finishes. Natural materials, including wide-plank white oak floors, stone accents, and exposed beams, create a cohesive warmth throughout, while the scale of the rooms allows for both grand entertaining and everyday comfort. The chef’s kitchen serves as a true centerpiece, outfitted with professional-grade appliances, generous prep space, a statement island, and thoughtfully integrated beverage and wine storage. Designed with flexibility in mind, the layout includes multiple living areas, private suites, and a separate wing with its own sitting space and kitchen, ideal for guests, multigenerational living, or extended stays. Outdoors, the estate unfolds into a serene landscape featuring a fishing pond, curated gardens, and calming water elements. An impressive open-air pavilion with a full outdoor kitchen, bathroom, and automated shades creates a natural gathering space for hosting year-round. A six-car garage with interior access, porte-cochere, and ample additional parking complete the property. With unrestricted land, refined updates, and a central Bee Cave location, this estate presents a rare opportunity to enjoy Hill Country living at scale without compromise.
Welcome to life at Public Condos, ideally located at 4361 S. Congress Avenue in the heart of one of Austin’s most dynamic and fast-growing corridors. Situated just minutes from Downtown (approximately 6 miles) and the iconic South Congress district, this home offers the perfect blend of urban convenience and neighborhood charm. Step outside and you’re immersed in the vibrant St. Elmo District — home to Pins Mechanical Arcade and Bar, Still Austin Whiskey Co., The Austin Winery, local breweries, coffee shops, and creative workspaces. Whether you're grabbing coffee at Cosmic, meeting friends for live music, or enjoying an evening out on South Congress, the lifestyle here is effortlessly connected and distinctly Austin. Public Condos offers modern, low-maintenance living designed for those who want to spend less time commuting and more time enjoying the city. With easy access to I-35, Hwy 290, and major employers, this location makes getting anywhere in Austin simple — yet everything you need is right at your doorstep. If you're looking for walkable energy, creative culture, and true South Austin character, this is it. The pool and deck overlooking the Austin skyline is currently being bid for reconstruction after a material failure caused it to be unusable and will be back and running for your enjoyment shortly!
OFFERING ONE-YEAR OF HOA DUES! Introducing Sonora in North Austin, just one mile from the Domain! This 55-unit community combines modern design and seamlessly merges a soothing harmony of natural tones, creating a captivating living experience with an unparalleled blend of style and tranquility. Immerse yourself in the lively energy of The Domain, catch an exhilarating soccer match at the Q2 soccer stadium, or embrace nature's beauty at the sprawling 293-acre Walnut Creek Park. With the Metro Rail’s Red Line down the street, commuting to downtown Austin is a breeze. Estimated completion - Summer 2025. Contact the sales team to schedule a sales appointment.
Welcome to your future home in vibrant Southeast Austin! This thoughtfully designed 3-bedroom, 2.5-bath townhome offers modern living with energy-efficient features and stylish finishes. Inside, you’ll find an inviting layout with granite countertops, Energy Star-rated appliances, and a cozy, functional design perfect for everyday living. Enjoy community amenities including a playground, picnic areas, and well-maintained green spaces—ideal for relaxing or spending time with friends and family. Situated in a growing neighborhood, this townhome offers convenient access to local shopping, dining, and entertainment options, making it an excellent choice for both comfort and lifestyle. Please note: This home is part of the City of Austin’s Affordable Housing Program and must be sold to an income-qualified buyer who has applied and been approved for the program. Household income must not exceed 80% of the Median Family Income (MFI). Please review the attached MFI chart or visit HomeBaseTexas.org for details and application instructions before calling or texting. Photos are representative and not of the actual unit. Don’t miss this opportunity—contact us today to learn more!

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Austin is located in Texas. Austin, Texas has a population of 944,658. Austin is less family-centric than the surrounding county with 34.63% of the households containing married families with children. The county average for households married with children is 36.42%.
The median household income in Austin, Texas is $78,965. The median household income for the surrounding county is $85,043 compared to the national median of $69,021. The median age of people living in Austin is 33.9 years.
The average high temperature in July is 95 degrees, with an average low temperature in January of 38.2 degrees. The average rainfall is approximately 34.9 inches per year, with 0.3 inches of snow per year.