Amazing opportunity to build your dream home on a 0.2703-acre lot! The current structure on the property is considered a tear down, offering a clean slate for new construction. Whether you’re an investor or planning your custom residence, this spacious lot provides endless potential in a desirable location. Bring your vision and make it a reality!
Welcome to your dream home in the prestigious W Residences, where luxury meets sophistication. This exquisite condo features panoramic views that will take your breath away.Enjoy the beauty of the city skyline at any time of day. Inside, the open-concept living space showcases high-end finishes and expansive windows that flood the interior with natural light. The gourmet kitchen is equipped with top-of-the-line appliances, perfect for entertaining or enjoying quiet nights in. Experience the grand re-opening of the W with an all new range of luxurious amenities, including a state-of-the-art fitness center, relaxing spa, and inviting communal spaces designed for leisure and socializing. Also, a newly added top of the line restaurant and barWith 24-hour concierge services, your every need is catered to, providing you with ultimate convenience and peace of mind. Notably, the W has recently reopened after an extensive 14-month renovation under new ownership, introducing a fresh design language that ranks among the first ten in the world. This transformation enhances the upscale vibe of the property, featuring a new restaurant, coffee shop, and two stylish bars—all conveniently located within the residence. Embrace the elevated lifestyle that awaits you at the W Residences.
Welcome to one of North Austin’s most loved neighborhoods, where mature trees, friendly long-time neighbors, and a relaxed, established feel make it easy to settle in. This home brings the kind of space, flexibility, and convenience that so many people hope to find in this part of the city. Inside, the layout shines with four true bedrooms, including a main-level primary suite, and an oversized upstairs retreat that can easily function as a private bedroom, gameroom, media room, or flexible space to match your lifestyle. Two dining areas add even more options for work, entertaining, creative projects, or everyday living. Video tour, virtual walkthrough and floorplans available through the links! Step outside to a large covered porch that feels like an outdoor living room, overlooking a peaceful yard with no rear neighbors. Two versatile outbuildings open the door to endless possibilities, whether you imagine a workshop, studio, gym, gear room, or something completely your own. Everyday essentials are close at hand, and the home offers quick access to the Parmer Lane tech corridor and major employers. Rattan Creek Park is just moments away with trails, pools, playgrounds, and wide-open space for easy outdoor time. Set in a well-established neighborhood with no HOA and pre-inspected for added peace of mind, this home is ready for someone who wants space, comfort, and a location that enhances daily life. Come see how well it fits your next chapter.
Discover comfort and style in this beautifully updated South Austin home at 8904 Francia Trl. Thoughtfully remodeled throughout, this residence offers 3 bedrooms and 2 full bathrooms, plus a garage conversion (not included in square footage) providing an additional bedroom and private bathroom—ideal for multi-generational living, a guest suite, or a dedicated office retreat. Fresh interior and exterior paint welcome you into a modernized interior, featuring luxury vinyl plank flooring and recessed lighting in the main living areas and kitchen for a clean, contemporary feel. The kitchen shines with painted cabinetry, quartz countertops, subway tile backsplash, and updated lighting, delivering style and function in one. The primary bath offers a spa-inspired design with an extended walk-in shower, floor-to-ceiling tile, and honeycomb tile flooring. Additional upgrades include painted bathroom cabinets, new fixtures, and a full HVAC replacement in December 2024—including furnace, coils, and exterior unit. Located in the highly desirable South Austin area, this home provides unbeatable proximity to Southpark Meadows, placing dining, shopping, entertainment, and grocery options just moments away. Convenient access to I-35, Mopac, and SH-45 makes commuting seamless, while nearby parks, trails, and green spaces offer plenty of outdoor enjoyment. With modern updates, flexible living space, and a prime South Austin address, this home delivers a fantastic opportunity to enjoy one of the city’s most sought-after locations. Schedule your showing today and experience it for yourself.
If outdoor living matters to you, this backyard delivers. A wide covered patio sits just off the living area, giving you space for game-day gatherings or quiet mornings. The in-ground pool, hot tub, large bar, and roomy shed make the yard feel like your own Texas private retreat. The tastefully updated kitchen sits at the center of the home with stainless appliances, granite, a center island, tile flooring, and generous storage. Three well-sized bedrooms, including a main bedroom with a walk-in closet and backyard access, give you flexibility for daily living. One of the secondary bedrooms includes a convenient half bath. Both baths have been refreshed. The home includes a carport and a cozy front sitting area. Also, included are all appliances, a newer washer/dryer and a brand-new HVAC, shed & pool liner. The location puts you minutes from downtown, Mueller, major roads, and The Domain for easy commuting and daily convenience. This beautiful Windsor Park home supports relaxed living inside and out.
Charming Circle C home where luxury meets comfort within this ideal 1 story floor plan! Stunning hardwood floors add warmth and style throughout the home while high ceilings add the perfect compliment of natural light. The kitchen features sleek granite countertops, stainless steel appliances, and a center island to add more seating and counter space! The eat-in kitchen is spacious and open- perfect for everyday dining and special occasions. The harmonious flow from the kitchen to the family room will keep everyone connected for endless enjoyment of the spaces! The open concept family room has recessed lighting, high ceilings and a gas fireplace that creates a cozy, warm ambience in the heart of the home. The flex space is currently being utilized as an office, but can easily be used as a formal dining room, play room, and more! Primary bedroom is perfectly situated at the back of the home for privacy and relaxation! The primary bathroom exudes luxury with marble flooring, dual vanity with quartz countertops, expansive walk-in closet and a separate soaking tub and shower. Recently added screened in porch creates a year round enjoyable space for entertaining, reading and relaxation, and play! The backyard leads to a cowboy pool to help cool you down during those Texas summer months! Circle C Ranch residents enjoy top-tier amenities including pools, parks, and playgrounds. This SW Austin home is zoned to the highly desired trio of Kiker, Gorzycki and Bowie High! Shopping and eateries are just a short drive away in the Escarpment Village area while also giving easy access to major roads. This is a gem that you won’t want to miss! **Washer, dryer, & fridge convey**
Discover a rare income-producing opportunity in the heart of Central Austin. Side B of this attached duplex offers 1,054 square feet, featuring 3 bedrooms and 2 bathrooms in the highly desirable Cherrywood neighborhood. Priced at $350,000, this property is already drawing investor attention thanks to its flexibility, location, and strong rental potential. Designed to support nearly any investment or living strategy, this layout is ideal for long-term rentals, mid-term rentals, short-term rentals, house-hacking, owner-occupant income, 1031 exchanges, DSCR financing buyers, and developers seeking adaptable configurations. For added versatility, buyers have the option to purchase the homes separately or together: Entire Duplex – $750,000 2,408 Sq Ft Total MLS #5947016. Side A – $500,000 1,354 Sq Ft MLS #2878553. Side B – $350,000 1,054 Sq Ft MLS #1601827 Opportunities like this are rare in Cherrywood—properties with this level of income potential seldom hit the market, and when they do, they don’t last. Our last listing in this area sold in just three days with multiple offers. Secure your place in one of Austin’s most sought-after neighborhoods while this unique investment option is still available.
Step into this bright and inviting home featuring an open living room with a soaring vaulted ceiling and a cozy wood-burning fireplace—perfect for relaxing or entertaining. The main level offers durable tile floors and a beautifully updated kitchen complete with granite countertops. A convenient in-home laundry room and a stylish half bath add to the everyday ease. Upstairs, you’ll find three comfortable bedrooms with brand-new carpet and tastefully updated bathrooms. Fresh paint throughout and freshly sodded grass give the home a crisp, like-new feel, while the brand-new 2025 HVAC system ensures year-round comfort. Ideally located close to downtown, shopping and dining on Brodie Lane, the new Violet Crown Trail, and Dick Nichols Park, this home blends modern updates with unbeatable convenience. Move-in ready and perfectly situated!
Experience the pinnacle of South Austin Living at The Talisman, a gated, hilltop community on high point above the vibrant Barton Spring district. Known for its intimate setting, breathtaking downtown views, and unbeatable walkability, The Talisman offers the rare combination of serenity and centrality—without the hassle of elevators, long hallways, or massive parking garages. Unit #107 is a beautifully updated and meticulously maintained first-floor condo, offering a spacious layout and refined finishes throughout. Renovated in 2020, this residence showcases floor-to-ceiling windows in both the living room and bedroom—inviting natural light, framing skyline views, and creating a refreshing cross-breeze thanks to screened openings. A stylish electric fireplace, warm wood flooring, and modern touches make the living space feel inviting year-round. The generous, modified floor plan includes a large living area, designated dining space, and an oversized bedroom with plenty of room for a secondary sitting area or workspace. Storage is abundant, featuring two kitchen pantries, a walk-in bedroom closet plus a secondary closet, an epoxy-floored 1-car private garage with custom ceiling storage, and a dedicated locked exterior storage room. Step outside and enjoy The Talisman’s tranquil community amenities: a sparkling pool with city views, lush landscaping shaded by mature oak trees, secure automatic and pedestrian gates, a dog park, and plenty of unassigned guest parking. From here, you’re just a short walk to Zilker Park, Barton Springs Pool, Lady Bird Lake, the hike-and-bike trail, the pedestrian bridge into downtown, and renowned restaurants including Uchi, Juliet, Eberly, El Alma, and Chuy’s. Whether watching fireworks from your living room, strolling to coffee and tacos, or enjoying the calm of a gated retreat above the city, Unit #107 offers the perfect blend of convenience, comfort, and quintessential Austin charm.
Located in University Hills, this well-maintained home offers quick access to 290, 183, and Mueller. The main level features an open-concept floor plan, ample natural light through the kitchen and living spaces, as well as a bedroom with French doors (currently used as a private office). Two additional bedrooms and a bath are located upstairs. Updates include energy-efficient solar panels, recent HVAC (2020), and a full exterior repaint in 2025. Both the front and back yards are fully fenced, and a covered back porch extends the living space to the outdoors. Walkable to a pocket park and Pickle’s Place Dog Park, and minutes from The Little Deli, Hanks, and Dell Children’s Hospital.
Modern design by Verde Builders with exceptional convenience in one of East Austin’s most vibrant neighborhoods. Located within walking distance to local favorites like Desnudo Coffee, Kitty Cohen’s, Veracruz, and The Cavalier, it provides a super-walkable lifestyle surrounded by eclectic dining and entertainment options. Just six minutes to downtown, and close to Saltillo Plaza with access to the Austin Metro train stop, this location perfectly balances urban living with ease of access to major highways and public transportation. Fully fenced front & back yard with automated gate. Offers high ceilings, lots of natural light, steel staircase, designer tile, Energy efficient appliances and design features, concrete and hardwoods, full size washer/dryer in laundry room, recessed lighting, granite counters, and modern fixtures throughout. Flex room for office, game room, etc.
NEW INVESTOR SPECIAL — Two Homes, One Price in East Austin! Offered at $750,000, this cash-flowing attached duplex provides a rare opportunity in Central Austin, with the option to purchase each home separately. Investors have already taken notice of this one. This property features two fully separate homes located in East Austin’s desirable 78722 zip code. Tenants are responsible for all utilities and lawn care. Pro-forma NOI is projected at $57,150 per year with a cap rate of 7.62%. Estimated cash flow is approximately $1,068 per month with 20% down at a 6.25% rate, and the DSCR is 1.29, making it an easy qualifier. Buy the entire property for $750,000 or choose to purchase each home individually. Side A offers 1,354 square feet and is priced at $500,000. Side B offers 1,054 square feet and is priced at $350,000. This layout accommodates a wide range of strategies including long-term rentals, mid-term rentals, short-term rentals, house-hacking, owner-occupant income opportunities, 1031 exchanges, DSCR financing investors, and developers seeking flexible configurations. This is a rare chance to own two income-producing homes on one lot in one of Austin’s most sought-after neighborhoods. Properties like this seldom hit the market, and when they do, they move quickly. Our last listing in this area sold in three days with multiple offers.
Enjoy a coveted location and transitional style in this charming bungalow. 1519 West 29th Street features a 3-bed/2.5-bath main house and a 1-bed/1-bath casita, ideal for multigenerational living or hosting guests. The shared backyard oasis with a swimming pool has plenty of space for grilling, outdoor dining, entertaining, and enjoying the Central Texas sunshine. White oak floors, oversized steel windows, French doors, and a generous floor plan imbue the interior with natural light and an easygoing flow. A gleaming chef’s kitchen anchors the main floor finished with a striking slab backsplash and waterfall peninsula. Designer appliances include a down-vent gas range, allowing clear sight lines across the dining room and to the outdoors. This home boasts two living rooms; the second has a vaulted, beamed ceiling, custom built-ins, and access to the patio. The gracious primary suite also offers French door access to the backyard and a spa bath featuring a double vanity and a frameless glass shower with two rain showerheads. The casita enjoys the same beautiful materials and attention to style. Located in Central Austin’s Bryker Woods neighborhood, this home enjoys a quiet, family-friendly community between Tarrytown and Hyde Park. Walk to Bryker Woods Elementary, the Shoal Creek Greenbelt trail, and Pease Park’s Kingsbury Commons. This convenient location affords you easy access to Lamar and MoPac. Downtown Austin is less than ten minutes away. Main House: 3 BR, 2.5 BA, 2334 SF Casita: 1 BR, 1 BA, 204 SF
Discover a rare income-producing opportunity in the heart of Central Austin. Side A of this attached duplex offers 1,354 square feet, featuring 4 bedrooms and 2 bathrooms in the highly desirable Cherrywood neighborhood. Priced at $500,000, this property is already drawing investor attention thanks to its flexibility, location, and strong rental potential. Designed to support nearly any investment or living strategy, this layout is ideal for long-term rentals, mid-term rentals, short-term rentals, house-hacking, owner-occupant income, 1031 exchanges, DSCR financing buyers, and developers seeking adaptable configurations. For added versatility, buyers have the option to purchase the homes separately or together: Entire Duplex – $750,000 2,408 Sq Ft Total MLS #5947016. Side A – $500,000 1,354 Sq Ft MLS #2878553. Side B – $350,000 1,054 Sq Ft MLS #1601827 Opportunities like this are rare in Cherrywood—properties with this level of income potential seldom hit the market, and when they do, they don’t last. Our last listing in this area sold in just three days with multiple offers. Secure your place in one of Austin’s most sought-after neighborhoods while this unique investment option is still available.
Welcome to 3905 Teaff, located in the heart of the Mueller Community, This townhome is one block to pool, parks and community gardens and 2 blocks from the South Lake and trails! Situated on a quiet tree lined street, this well maintained home is a must see! Open floor plan with kitchen, dining and living room that open to a private patio, perfect for entertaining or family gatherings. Main bedroom and bath also open to the patio with tons of natural light. Upstairs features 2 bedrooms, bath, laundry and additional family room. Updated flooring, roof, tankless water heater, solar panels and so much more! Mueller is more than a neighborhood, it is a vibrant community with restaurants, shops, music, parks, pools, markets and so much more. Washer/dryer/refrigerator convey
Incredible opportunity in the highly desirable Galindo neighborhood in the 78704 zip code. This home offers 2,471 SF of living space set on gorgeous lot in a private setting. Thoughtful floor plan with primary suite on main level with all additional bedrooms/flex rooms upstairs. The main level encompasses an open floor plan throughout that seamlessly connects the living area to the gourmet kitchen with a powder bath close by for convenience and spacious walk-in laundry room. Tons of natural light throughout the home, but for added privacy and energy efficiency, custom window treatments and shutters were installed in 2021. The kitchen is designed for those who love cooking and entertaining, equipped with top-of-the-line appliances, gas stove and ample counter space on the stand alone island. The primary suite is a true retreat with an oversized closet, luxurious soaking tub, walk-in shower and look-out patio with sliding doors for fresh air. Upstairs you will find 2 additional bedrooms, 1 office (or 4th bedroom), 2 full bathrooms PLUS another bonus flex room (ideal for play room, storage, office or workout area. The low-maintenance front yard is very spacious, fully-fenced and also has a patio for seating. HOA with Unit 2 was dissolved (no HOA or dues). The icing on the cake is the 1-car attached garage. The driveway will allow for 2 more parking spaces. Privacy is paramount here; enjoy peace and quiet within your own secluded sanctuary. Minutes to South Congress, South Lamar and Downtown. Truly an unbeatable location.
This property is also for lease for $2000 a month. Beautiful freestanding condo home in Bull Creek Ranch. Texas farmhouse-style construction surrounded by nature, limestone and wood exterior, nice front porch. 2/2 with bed & full bath down. Soaring ceilings in large living area with fireplace. Home office and full size laundry area upstairs. 2 reserved parking spots including 1 car garage. Hardwood in common areas down. Big kitchen with granite, under cabinet lighting. RR schools, Westwood HS. and Canyon Vista MS. Larel Mountain Elementary. Close to major employers and restaurants. Within walking distance to three public trails, including St. Edward's Park.
Stunning Austin Home on Heatherwood Drive — Modern Comfort Meets Neighborhood Charm Welcome to 9201 Heatherwood Drive: a beautifully kept, move-in-ready residence nestled in the friendly Austin neighborhood of Castlewood Forest, offering the perfect blend of suburban peace and city convenience. This home boasts spacious, well-designed interiors, thoughtful updates, and a backyard ideal for family living or entertaining with an in-ground pool. Why you’ll love it: - A bright and open layout that flows from the living area to the dining and kitchen, creating a welcoming space for daily living or hosting friends and family. - A modern kitchen equipped with stainless steel appliances, ample cabinet space, and a generous countertop layout that’s perfect for cooking, gathering, or casual dining. - Comfortable bedrooms and updated bathrooms, providing both privacy and convenience for every member of the household. - A private, landscaped backyard that is ideal for morning coffee on the patio, weekend barbecues, or letting kids and pets enjoy safe outdoor play around the in-ground pool. - A two-car garage and driveway for easy parking, plus extra storage. - Turn-key condition: fresh paint, clean floors, and well-maintained systems - all ready for you to move in without delay.
$8,000 in Concessions! This home has been renovated! The home has a list of new updates including: new floors throughout, new paint inside and out, new gas stove, new fridge, new kitchen counters, faucets throughout, new water heater, NEW AC, new lighting, new ceiling fans, new baseboards throughout, new doors, a NEW ROOF, and new outdoor trim! This is a cute 3 bedroom home in Hornsby Bend, great for Tesla workers or families that need to be east. It is right off of 130 toll with quick access to the highway and a short 20-30 min to downtown Austin and 15 min from the Airport. The house sits right down the street from the community pool and play ground.
SELLER TO BUY DOWN RATE TO 4.99% WITH PREFERRED LENDER! Set for completion in Spring 2026, this 1,632-square-foot home offers a perfect blend of modern design and luxury finishes. Thoughtfully designed open-concept layout create an inviting and functional living space. The first floor is tailored for effortless living, featuring a modern kitchen, a bright and spacious living area. The second floor features an owner’s suite complete with a luxurious en-suite bathroom, an expansive walk-in closet, and exclusive access to a personal balcony—the perfect space to unwind and take in the view. Two generously sized bedrooms share a stylish bathroom with dual vanities and spacious walk-in closets, ensuring both comfort and ample storage. Outside, enjoy a large backyard with drought friendly xeriscaping and custom lighting. With early pricing and flexible financing options, homeownership has never been more within reach. Ask us how to lower your monthly payments or reduce upfront costs!
Step into timeless elegance and investment opportunity at 1205 Arthur Stiles Road, a beautifully remodeled single-story residence that combines classic charm, modern sophistication, and strong long-term value. Thoughtfully reimagined with high attention to detail, this 3-bedroom, 2-bath home offers the ideal balance of design and functionality—appealing to both first-time homebuyers and savvy investors seeking a turnkey asset in one of Austin’s fastest-growing pockets. The open-concept layout connects the living, dining, and kitchen areas with effortless flow, creating a bright and inviting space that enhances livability and rental appeal alike. A flexible secondary living area provides an added layer of versatility—perfect for a home office, media room, or short-term rental setup. Designer finishes, wide-plank flooring, and abundant natural light elevate the interiors, while the renovated kitchen boasts quartz countertops, modern cabinetry, and stainless steel appliances—ensuring durability and style for years to come. The spacious primary suite serves as a serene retreat with a fully updated en-suite bath, while two additional bedrooms provide room for guests, tenants, or a growing household. Outside, the large backyard with a covered porch offers an ideal setting for entertaining or expanding—ample space for an ADU or future development potential. Perfectly positioned in the heart of East Austin, this move-in-ready gem sits near Govalle Park, Springdale General, neighborhood pools, and local favorites like Cafe Medici—making it equally attractive as a personal residence or income-producing property. With its prime location, modern updates, and strong neighborhood growth trajectory, 1205 Arthur Stiles presents a rare opportunity to own a stylish, low-maintenance home with exceptional upside potential. NO MONEY DOWN FINANCING AVAILABLE—start building equity and investment momentum today!
Luxury Mediterranean-style Lake Travis waterfront estate in prestigious community of Costa Bella. Spanning 8912 square feet, this gated Austin home features 8 bedrooms, 6 full & 3 half baths, 2-story living & great rooms, gourmet kitchen, library, wine cellar, office, workout room, billiards room & more. Outdoor living includes cabana, infinity pool & spa, terraces, outdoor kitchen, fireplace, and a private boat dock with deep-water access. Property sold "As-is". Buyer and/or buyer's agent responsible for verifying all pertinent information deemed relevant by the prospective buyer, including but not limited to square footage, acreage, utilities, taxes, zoning, permitting, condition, school zones, HOAs, etc.
NEW CONSTRUCTION BY ASHTON WOODS! Available Feb 2026! Crafted for hosting and everyday living, the Ashlyn floor plan fosters connection while combining unparalleled elegance with modern comfort throughout. This thoughtfully designed layout includes a spacious family room just off the open kitchen, creating a seamless flow for gathering family and friends. Don't miss the opportunity to make Provence by Ashton Woods your home!
Welcome to Omega House — a stunning, newly constructed residence in the vibrant heart of East Austin. Built by Carr Residential, this modern home features an open-concept floor plan and thoughtful privacy fencing in both the front and backyards, creating multiple secluded spaces perfect for outdoor entertaining. The spacious main level combines living, dining, and kitchen areas under soaring ceilings and sleek concrete floors. The kitchen showcases stainless steel appliances, granite perimeter countertops, and a butcher-block island ideal for cooking or gathering. A guest half-bathroom, laundry closet, and one-car garage add convenience to daily living. The front yard is beautifully finished with jasmine-covered fencing, zoysia grass, and fresh landscaping, while the fully-turfed backyard features modern concrete pavers—an inviting, low-maintenance retreat. Upstairs, white oak flooring leads to a generous flex space perfect for a lounge, office, or play area. Two guest bedrooms share a well-appointed bathroom with granite countertops. The primary suite impresses with vaulted ceilings, abundant natural light, and premium automatic Shade Store window treatments. Its en-suite bathroom includes a spacious walk-in shower and refined finishes throughout. Enjoy walkable access to East Austin favorites like Micklethwait Craft Meats, Superstar Button Park, and Palomino Coffee. You’re also just minutes from Central Machine Works Brewery, De Nada Cantina, the Austin Bouldering Project, and Lift ATX—and less than 15 minutes to downtown.
Discover this impressive two-story home offering generous living space and an extra-large backyard—perfect for relaxing, entertaining, and enjoying the outdoors. Ideally located just north of Austin, this property provides quick access to major roads, top employers, and all the conveniences of city living. At the front of the home, you’ll find a charming covered porch, a two-car garage, and an inviting balcony with peaceful community views. Step inside to a spacious foyer that sets the tone for the rest of the home. To your left, elegant double doors lead to a dedicated office—ideal for remote work or a quiet study space. Continue into the expansive living room, seamlessly connected to a the galley kitchen. This open-concept layout is perfect for gathering with family and entertaining guests. Head upstairs to an impressively large game room/second living area—a wonderful retreat for movies, games, or relaxation. The thoughtful MIL-style floor plan adds extra privacy for the owner’s suite. All bedrooms feature ceiling fans and roomy sliding-door closets. The primary suite is a true highlight, boasting a beautiful coffered ceiling, private balcony access, and an enormous walk-in closet that feels like its own room. The spacious primary bathroom includes double vanities, a soaking tub, a separate walk-in shower, a private toilet area, and plenty of natural light. Step outside to your covered patio overlooking an oversized backyard with no rear neighbors—your own peaceful, private oasis. This home has so much to offer—come see it in person and prepare to be impressed!

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.