Come experience the charm of this beautiful home nestled on a peaceful, wooded lot in Celeste, Texas. Offering 4 spacious bedrooms and 2 bathrooms, this thoughtfully designed home features an open-concept floor plan perfect for entertaining family and friends. Luxury vinyl wood flooring flows throughout, complemented by custom wood trim that adds warmth and character. The kitchen is a true standout with walnut countertops, abundant cabinetry, and a large center island ideal for gathering. The private primary suite is thoughtfully separated from the secondary bedrooms, creating a quiet retreat. Each bedroom includes generous walk-in closets for ample storage. Updates include remodeled bathrooms, fresh paint, stylish shiplap accents, and a cozy wood-burning stove fireplace that anchors the living room. Step outside to a huge backyard ready for adventure and relaxation. Enjoy raised garden beds, a chicken coop, and a large insulted and electrified storage shed — all with plenty of room to make it your own. Above ground pool for those hot summer days. It is currently covered but fully operational.
Welcome to this stunning, highly upgraded home showcasing designer finishes and thoughtful functionality throughout! Beautiful 24-inch ceramic tile flooring flows seamlessly across the main living areas, complemented by extensive recessed can lighting and abundant natural light from a wall of windows overlooking the backyard. The chef’s kitchen is the heart of the home, featuring an oversized luxury island, stainless steel appliances, glass mosaic backsplash, 42-inch cabinetry with crown molding and stacked uppers, brushed gold hardware and fixtures, pot-and-pan pullout drawers, built-in spice racks flanking the oven, soft-close drawers, trash pullout, and a striking fireclay farmhouse apron sink. An upgraded glass pantry door adds a custom touch. The spacious living area is anchored by a dramatic floor-to-ceiling tiled fireplace with a wood mantle. A functional mudroom offers built-in storage and upper cabinets, while the utility room includes a built-in sink and additional 42-inch cabinetry. Retreat to the private primary suite featuring a vaulted ceiling with wood beam accents and elegant candle-style lighting. The spa-inspired primary bath boasts a freestanding soaking tub, dual vanities, and a separate walk-in shower with floor-to-ceiling tile and upgraded stone shower floor. The oversized closet is outfitted with custom built-ins and drawers. All bedrooms include ceiling fans with light kits, and bathrooms feature smart-touch illuminated mirrors. Additional highlights include an oak front door with glass inserts, modern brushed gold fixtures throughout, epoxy garage flooring, and full gutters with integrated extensions. Enjoy outdoor living on the covered patio with a fully installed sprinkler system. This home perfectly blends luxury, style, and everyday convenience — truly move-in ready!
Don’t miss this charming 3-bedroom, 2-bath home in the heart of Celeste—packed with updates and timeless character. Enjoy morning coffee on the covered front porch with cedar beams, then unwind on the stained wood back deck overlooking a spacious, oversized lot. Inside, you’ll love the generous living area and the home’s original solid wood interior doors with vintage hardware, adding the kind of warmth and charm you can’t recreate. Major improvements include a new roof, new exterior siding, new fascia & soffit, new gutters, updated appliances, AC & furnace, and refinished bathtubs—giving buyers peace of mind while keeping the home’s classic appeal. Conveniently located near downtown and schools, this one checks the boxes for comfort, character, price and location. Schedule your showing today!
A rare opportunity to own a versatile and private piece of North Texas land with multiple purchase options. This property is surveyed and may be purchased as the full 10.01 acres with a home or as raw land 4.79 acres already plated, offering flexibility for a variety of buyers and future plans. The well-maintained 2009 double-wide manufactured home (28’ x 44’) is classified as real property and features 3 bedrooms and 2 full bathrooms. Recent updates include luxury vinyl plank flooring, roof, HVAC system, vinyl siding, fresh interior paint, a double carport, and an aerobic septic system installed in 2021. This unrestricted property has no deed restrictions and includes two ponds (stock tanks), partial fencing, and a small cattle barn. With utilities available along the county road and approximately 1,000 feet of combined frontage on FM and county roads, the property offers excellent accessibility, visibility, and potential for future expansion or subdivision. Ideal for livestock, horses, hay production, multiple homesites, or private rural living. Conveniently located on a low-traffic FM road with easy access to Celeste, Leonard, Wolfe City, Commerce, and Greenville—approximately 45 minutes to McKinney and 20 minutes to Greenville. The seller is motivated and open to negotiation. An acceptable offer may secure either the entire 10.01 acres with the home or the 4.79 acres of raw land separately. Additional MLS reference: MLS #21016618 Raw land address: To be assigned by the Hunt County 911 Office upon buyer’s selection of driveway location.
Welcome to your modern farmhouse sanctuary, where thoughtful luxury meets effortless country living. This stunning new construction retreat sits on a 1+ acre lot. Plenty of space to store your RV and build your dream garden, shop, garage, or even a guest house. Step onto the expansive front porch—a true Texas welcome with ample room for rocking chairs, morning coffee, and sunset conversations. Inside, the open-concept floor plan creates an airy, connected feel that's perfect for both daily life and entertaining. The heart of the home features a designer kitchen with stylish countertops, custom cabinetry, and a generous island that naturally draws everyone together. The oversized walk-in pantry with direct garage access makes unloading groceries a breeze and keeps your kitchen clutter-free and beautiful. The sprawling covered patio is an entertainer's dream, complete with a cozy outdoor fireplace and plumbing ready for your dream outdoor kitchen. Imagine lazy weekend mornings, summer barbecues, and starlit evenings in your own backyard retreat. This home offers 4 spacious bedrooms, 3.5 bathrooms, and a dedicated office with French doors—ideal for today's work-from-home lifestyle. The privately situated primary suite is your personal haven, featuring a spa-inspired bath with dual vanities, a luxurious walk-in shower, and a freestanding soaking tub. Secondary bedrooms are generously proportioned, offering flexibility for family, guests, or creative pursuits. The oversized 3-car garage provides abundant storage for vehicles, toys, and all your treasures. Quality finishes and modern farmhouse details throughout create a polished yet welcoming atmosphere. With NO HOA restrictions and room to breathe, you'll enjoy the tranquility of country living while staying conveniently close to town amenities. This is more than a house—it's the lifestyle you've been dreaming of!
Welcome to your dream home in Celeste! With 10,000 dollars in seller concessions. This brand-new 3-bedroom, 2.5-bath home sits on 1.12 acres with mature trees along the back, providing both space and privacy. Designed with an open floor plan, it’s perfect for entertaining, while the 2-car garage and thoughtful finishes throughout offer modern comfort and style. Enjoy the tranquility of country living with easy access to nearby amenities. Deed restrictions apply, but with NO HOA, you’ll have the freedom and flexibility you’re looking for. Don’t miss your chance to make this stunning new build yours!
Welcome to this beautifully designed four-bedroom custom home set on expansive acreage just outside of Farmersville, where modern finishes and wide-open views create the perfect retreat. From the moment you arrive, the striking exterior blends board-and-batten siding with brick accents, offering timeless curb appeal and a welcoming front entry. Inside, the open-concept floor plan is filled with natural light and thoughtfully designed for both everyday living and entertaining. The study is a perfect space for a home office. The spacious living area features a dramatic stone fireplace, soaring ceilings, and large windows that frame serene countryside views. The chef’s kitchen showcases crisp white cabinetry, a generous center island, stainless steel appliances, and elegant pendant lighting, flowing seamlessly into the dining area and living space. The private primary suite is a true sanctuary, highlighted by a bold accent wall, spa-inspired ensuite bath with dual vanities, a walk-in shower, stand-alone soaking tub, and expansive closet. Additional bedrooms are well-appointed and versatile, ideal for family, guests, or home office needs. Step outside to enjoy the covered back patio overlooking lush green lawns and rolling acreage—perfect for relaxing evenings, outdoor gatherings, or simply soaking in the quiet beauty of country living. With ample space for recreation, or hobbies, this property offers both comfort and opportunity. Experience refined rural living with modern style, privacy, and room to breathe—just a short drive from town conveniences.
Brand-new construction, budget-friendly, and move-in ready. This home offers 3 spacious bedrooms and 2 full bathrooms! Features an open concept layout, a finished 2 car garage and a large fenced backyard. It sits right off Hwy 69 in the heart of Celeste, TX. This home is ready for you and your family
Set on approximately 4.5 peaceful acres, this 3br-2bth home is the kind of place where life slows down and moments matter. Mornings begin on the covered front or back porch with a cup of coffee and birdsong, and evenings by the wood burning fireplace or watching the sunset stretch across open skies. The land offers space to wander, dream and create. With a powered carport connected to storage, two powered outbuildings (360 sq ft and 216 sq ft), and an RV-ready electric hookup, there's room for hobbies, projects, guests, chickens, farm animals and everything in between. Inside, the home has a thoughtfully remodeled kitchen to feel warm and welcoming, featuring new cabinetry throughout, and easy-care LVP flooring. Just half a mile from Bland Elementary-Middle School, this property offers the rare gift of peaceful country living without sacrificing everyday convenience. It's a place to gather, to grow, and to truly feel at home - where quiet nights, open land, and simple joys come together. Seller is leaving the refrigerator, washer and dryer. With an accepted offer, the seller will leave the riding mower, lawn mower trailer, push mower and generator.
Incomplete Status- NO SHOWINGS! Incomplete Status- No Showings Allowed! Custom-built masterpiece boasts stunning open floorplan with 30X50 Electric Workshop. NO HOA on Acreage. Step inside to find soaring cathedral ceilings, rich wood beams & magnificent quartz stone fireplace. Luxurious master suite offers a spa-like bathroom complete with frameless glass shower sleek modern tile, & dual quartz sinks. Enormous built-in closet provides lots of storage space. Open-concept kitchen, features large walk-in pantry, trendy backsplash, elegant quartz countertops, shaker cabinets that extends to ceiling with glass upper cabinets & back lit lighting. Situated on approximately 1.02 acres, offering a serene country setting with mature trees, providing plenty of room for kids to play, family gatherings, or relaxing on the huge covered patio. Experience a perfect blend of luxury & tranquility in this modern farmhouse. Built with the highest energy efficiency in mind, home includes encapsulating foam insulation & sits on a durable peered & slab foundation, ensuring long lasting quality & comfort. ***Photos are representation as home is UNDER Construction***
This custom-built home, completed in 2023, offers thoughtful design, quality craftsmanship, and breathtaking country views. Featuring 3 bedrooms and 2 bathrooms, the layout is both functional and inviting. The heart of the home is the stunning kitchen with a large island, farmhouse sink perfectly placed beneath a picture window, and a spacious walk-in pantry complete with countertop workspace and a charming coffee nook. A generously sized mudroom provides abundant cabinet storage, making everyday living effortless. The living room is centered around an amazing brick fireplace and filled with natural light from expansive windows that frame incredible countryside views, creating a serene and welcoming space. Every room is wired for TV and internet, offering modern convenience throughout the home. With its like-new condition, custom details, and beautiful acreage, this property offers the perfect blend of modern comfort and quiet country living just waiting to welcome you home.
Incomplete Status- No Showings Allowed! Custom-built masterpiece boasts stunning open floorplan with 30X50 Electric Workshop. NO HOA on Acreage. Step inside to find soaring cathedral ceilings, rich wood beams & magnificent quartz stone fireplace. Luxurious master suite offers a spa-like bathroom complete with frameless glass shower sleek modern tile, & dual quartz sinks. Enormous built-in closet provides lots of storage space. Open-concept kitchen, features large walk-in pantry, trendy backsplash, elegant quartz countertops, shaker cabinets that extends to ceiling with glass upper cabinets & back lit lighting. Situated on approximately 1.02 acres, offering a serene country setting with mature trees, providing plenty of room for kids to play, family gatherings, or relaxing on the huge covered patio. Experience a perfect blend of luxury & tranquility in this modern farmhouse. Built with the highest energy efficiency in mind, home includes encapsulating foam insulation & sits on a durable peered & slab foundation, ensuring long lasting quality & comfort. ***Photos are representation as home is UNDER Construction***
Incomplete Status- NO SHOWINGS! Incomplete Status- No Showings Allowed! Custom-built masterpiece boasts stunning open floorplan with 30X50 Electric Workshop. NO HOA on Acreage. Step inside to find soaring cathedral ceilings, rich wood beams & magnificent quartz stone fireplace. Luxurious master suite offers a spa-like bathroom complete with frameless glass shower sleek modern tile, & dual quartz sinks. Enormous built-in closet provides lots of storage space. Open-concept kitchen, features large walk-in pantry, trendy backsplash, elegant quartz countertops, shaker cabinets that extends to ceiling with glass upper cabinets & back lit lighting. Situated on approximately 1.10 acres, offering a serene country setting with mature trees, providing plenty of room for kids to play, family gatherings, or relaxing on the huge covered patio. Experience a perfect blend of luxury & tranquility in this modern farmhouse. Built with the highest energy efficiency in mind, home includes encapsulating foam insulation & sits on a durable peered & slab foundation, ensuring long lasting quality & comfort. ***Photos are representation as home is UNDER Construction***
Open Sunday, Jan 18, from 12-2PM. Welcome to your own slice of modern Texas luxury. Set on almost 2 sprawling acres in Celeste, TX, this newly crafted custom home blends elevated design with effortless comfort. Step inside and be instantly wowed by dramatic vaulted ceilings, designer flooring, and a show-stopping floor-to-ceiling fireplace that anchors the living space with style and warmth. At the heart of the home, the chef-inspired kitchen steals the spotlight—featuring sleek stainless appliances, quartz countertops, custom cabinetry, and an oversized island made for gathering, hosting, and making memories. The private owner’s retreat feels like a five-star escape, complete with a spa-worthy bathroom and an impressively large WIC. 3 additional bedrooms, plus a dedicated study or home office, offer space and flexibility for every lifestyle. Thoughtful craftsmanship shines throughout, from high end interior designs, spray foam insulation, security camera wiring, and a full sprinkler system. End your day on the inviting front porch or covered back patio, soaking in wide-open views and unforgettable Texas sunsets. This is more than a house — it’s a statement, a sanctuary, and a place you’ll be proud to call home.
Welcome to this spacious 4-bedroom, 2-bath home situated on 2.763 acres, offering plenty of room to spread out and enjoy the outdoors. The home features updated flooring throughout and a roof that was replaced two years ago, providing added peace of mind. The property also includes a shed for extra storage. With a functional layout and ample acreage, this property offers flexibility for a variety of uses and lifestyles. This home is also USDA eligible. Washer and dryer will convey with property. Buyer and buyers agent to verify all information.
Welcome to this stunning new constuction home perfectly situated on 10.4 acres offering space & scenic beauty. Ideal for recreation, animals or future improvements. Positioned slightly atop a gentle hill off the road with a pond. This thoughtfully designed residence features 4 bedrooms and 3 full bathrooms. The open concept layout is ideal for both everyday living and entertaining, with abundant natural light & quality craftsmanship throughout. Home features spray foam insulation including garage, hard wood floors, granite counter tops, Anderson windows, & tankless gas water heater. Open kitchen with huge walk in pantry. Three car garage with ample storage and parking. Large covered porches to experience the best of country living. Don't miss out on this exceptional property!
WELCOME HOME! Discover the perfect blend of tranquility and modern country living in this exceptional new build home situated on a spacious 1-acre lot! The house boast 3-bedroom, 2 and a half-bathrooms. Nestled on a generous lot, this property offers everything you could possibly want in a home! Step inside to find a beautifully appointed interior that exudes warmth and functionality. The open-concept living area is designed to accommodate both relaxation and entertainment, featuring large windows that flood the space with natural light, hand-scrapped hardwood floors and a beautiful stone build-in fireplace that adds warmth and charm. The gourmet kitchen is the heart of the home, equipped with stainless steel appliances, granite countertops, and an expansive island, perfect for casual dining or hosting gatherings. Each of the three bedrooms offers its own unique charm, while the primary suite is a true retreat, boasting a large closet and a luxurious en-suite bathroom with double vanities and a soaking tub. The additional two bathrooms are equally well-appointed, ensuring comfort and convenience for all residents and visitors. The expansive backyard is a blank canvas ready to be customized to suit your needs, whether you envision a lush garden, a play area, or a serene patio for outdoor dining, peaceful morning coffees or evening sunsets. This Celeste property offers an ideal combination of style, comfort, and practicality, making it the perfect place to call home. Whether you're looking for a quiet retreat from the hustle and bustle or a place to create lasting memories, this home delivers on every level. This property truly has it all — space, style, and unmatched outdoor living. Home comes with a 1, 2, 10 year warranty! You won’t find another like it in Celeste! 10,000 in Seller Concessions!!
Experience peaceful country living on this breathtaking 12-acre North Texas property located in Leonard ISD, Fannin County. Expansive country views welcome you as a long, winding driveway carries you past two picturesque fishing tanks, beautiful pasture, & natural tree lines. As you pass through the final gate, you’re greeted by a stunning two-story custom barndominium perfectly positioned to capture inspiring views of the land. The front porch features soaring pine ceilings, rich dark-gray metal siding that beautifully complements the warm wood tones & unforgettable custom windows. A spacious wraparound side porch extends to the back of the home, offering the perfect setting for entertaining, relaxing or simply taking in the unobstructed views. Inside, the open-concept design showcases cathedral ceilings, some wrapped in salvaged tin from the original barn built over 100 years ago. Vintage wood & tin are thoughtfully incorporated throughout the home as artistic design elements on walls and ceilings. The living area offers stunning views & features a decorative fireplace ready for your personal finishing touches. The space flows seamlessly into the casual dining area and a truly unforgettable kitchen with exceptional cabinetry & a large island. The spacious primary bedroom includes custom finishes and a private ensuite. An eye-catching staircase leads upstairs to two additional bedrooms, a full bath, & a fun hideaway loft. On the opposite side of the property, a 30x30 concrete slab is already in place, ready for a future shop. This one-of-a-kind property offers breathtaking land that is currently AG-exempt & ideally located within a few minutes drive to downtown Leonard. Enjoy the tranquility of country living with convenient access—approximately one hour north of Dallas and DFW Airport, minutes to shopping, and about 35 minutes to Melissa, home of the new H-E-B. A rare opportunity to own a unique blend of space, character, & convenience—this property is a must-see.
4-Bedroom Country Home on 1 Acre – No Deed Restrictions – Near Celeste and Farmersville, TX Move into this 2021 Clayton Addison II home on a 1-acre unrestricted lot, conveniently located between Celeste and Farmersville near State Hwy 69. This open-concept 4-bedroom, 2-bathroom home features a living room flowing into a generous kitchen with large island, a dining area, and an additional living space. The master suite is bright and spacious, with a large walk-in closet and a luxurious bathroom featuring a separate garden tub and shower. Split bedroom design provides privacy for family or guests. Enjoy outdoor living on the covered front porch with an ample yard for pets, livestock, or other animals. A powered and AC-equipped workshop is ideal for a home gym, hobby space, or small business. Mature trees provide shade and privacy. This property offers no deed restrictions, no HOA, and ready-to-use land. Survey available. Information deemed reliable; buyer should perform due diligence.
Welcome to this charming one story home set on one acre in a peaceful country setting. Offering the perfect blend of comfort and simplicity, this newer property provides plenty of room to spread out without feeling overwhelming. The heart of the home is the open living space featuring vaulted ceilings that create a bright and airy feel, flowing seamlessly into the eat in kitchen and breakfast area. The kitchen is equipped with stainless appliances and white cabinets for a clean and inviting look. Inside, youll also find three inviting bedrooms plus a dedicated office, giving you the flexibility to work from home or create a hobby space. The layout includes two and a half baths for added convenience. A two car carport provides covered parking and easy access to the home. If you have been searching for a quiet retreat with just the right amount of space, this delightful property is ready to welcome you home.
Beautiful 4 bedroom 2 bath modern farmhouse board and batten siding and brick home sitting on 1 acre lot. Home has a split floorplan with luxury vinyl and ceramic tile flooring. Walk in the front door to a spacious oversized great room that opens to the kitchen and dinning area. One of the 4 bedrooms is separated from the other two secondary bedrooms and could be used as a home office or a second living area. The primary bedroom is spacious and the bath has double vanities, large soaking tub, oversized shower and nice walk in closet. The garage has an opener and is oversized for extra storage. Owners are motivated to sell.
Beautiful 4 bedroom 2 bath modern farmhouse board and batten siding and brick home sitting on 1 acre lot. Home has a split floorplan with luxury vinyl and ceramic tile flooring. Walk in the front door to a spacious oversized great room that opens to the kitchen and dinning area. One of the 4 bedrooms is separated from the other two secondary bedrooms and could be used as a home office or a second living area. The primary bedroom is spacious and the bath has double vanities, large soaking tub, oversized shower and nice walk in closet. The garage has an opener and is oversized for extra storage. Owners are motivated to sell.
22+ Acres in Hunt County, Bring your Animals and enjoy the peace and quite of this beautiful property. The Barndo style Home features 3 Bedrooms with the loft area as the 3rd bedroom and 2 Full bathrooms, with endless possibilities for you to make it what you want. This home is unique with a basement which is where the 2 bedrooms and 1 full bathroom are, along with laundry and a family room. Upstairs offers a spacious Kitchen with views looking out to the pasture, Open floor plan, spacious living area and dining room with a full bathroom. Take the Spiral staircase up to the loft - attic area. The basement was renovated in 2023 with LVP flooring through out, the bathroom is a clean black and white look with a spacious shower, double sink vanity, and a separate sitting area for getting ready. Detached carport with storage, and extra 18X30 concrete slab with Basketball goal. Newer Loafing Shed to keep your animals and feed in. Property is fenced all the way around with a solar gate at the driveway. Gutters around, with French drains, Aerobic Septic installed 2023, Propane gas tank, Generac generator, etc. Bring your decorating ideas to turn this property into your dream and enjoy all that it has to offer! Buyer and buyers agent to verify all details within.
Looking for space, updates, and a welcoming community? This 1,932 sq ft home offers 3 bedrooms, 2 bathrooms, and sits on an oversized lot just shy of .5 an acre, one of the few available—perfect for outdoor living, gardening, or future expansion! Perfect for investors looking to add to their portfolio or a first-time home buyer! Recent updates include: Fresh exterior paint, Brand new tankless water heater, New paint & flooring in two bedrooms, and Additional updates throughout the home. Nestled in an up-and-coming neighborhood with new builds nearby, you’ll enjoy the best of both worlds—Peaceful, small-town charm with shopping and schools minutes away. Be part of a Small Town with a Big Heart—this home is ready to welcome you! Don’t miss out—schedule your tour today! Home to be sold strictly AS IS. Seller will make no repairs or additional upgrades. Sellers are motivated, bring all offers! Seller financing option available with 20% down. More Pictures coming soon.
Price DROP!! Peaceful Country living on 3+ acres with TWO HOMES and a POND! Come on home to a sprawling 3+ acres of serene countryside, featuring not one but TWO inviting homes in Celeste, just outside of Farmersville and Leonard! No HOA, PIDs or MUDs! Use the 2nd home for in-laws, or income potential with tenants or an airbnb! A picturesque pond, mature trees and wide-open space, set the stage for a quiet and peaceful lifestyle! Discover your own piece of paradise with armadillos, deer, birds and turtles hanging out in your pond! The first home is a charming brick home offering 4 spacious bedrooms, 2 full baths, a cozy fireplace and an open floor plan! Perfect for family gatherings! All appliances can stay! And a brand new water heater! One of the bedrooms is currently being used as a craft room and another as a den. Plenty of space for an office too! Options galore here! With the abundance of inside and outside storage plus parking for cars, trucks, boats, or RV's, this would be the perfect FAMILY COMPOUND! The second home is a new 2024, manufactured home designed with modern comfort in mind, featuring 3 bedrooms and 2 bathrooms as well as its own fireplace! Beautiful wood beams, a granite island, a pantry and laundry room make this the perfect home for the in-laws or your adult child! Combine your finances for a creative way to make the dream of homeownership come true. Small town living yet 15 minutes to restaurants, shopping, and entertainment to the south in Greenville! Or head East 15 min. to Farmersville, with its charming downtown with restaurants, boutiques and antique shops. Venture 30 minutes east to Princeton, or 45 minutes to McKinney for ANYTHING you need! Dallas and DFW airport are just a little over an hour away. Bring the horses, donkeys, dogs, cats and maybe a few goats! Aerobic Septic System on Manufactured home has a renewed year contract included! Come explore this beautiful property and settle in the quaint town of Celeste! Bring your offers!

Celeste is located in Texas. Celeste, Texas has a population of 969. Celeste is less family-centric than the surrounding county with 29.1% of the households containing married families with children. The county average for households married with children is 31.31%.
The median household income in Celeste, Texas is $42,500. The median household income for the surrounding county is $61,053 compared to the national median of $69,021. The median age of people living in Celeste is 28.3 years.
The average high temperature in July is 94.3 degrees, with an average low temperature in January of 31.8 degrees. The average rainfall is approximately 45.2 inches per year, with 0.7 inches of snow per year.