Discover an exceptional lifestyle opportunity in this meticulously crafted residence, perfectly situated for serene living. This charming single-story home offers a generous 2016 square feet of living space, designed for comfort and functionality. With four well-appointed bedrooms and two full bathrooms, it provides ample room for relaxation and daily routines. The property sits on a substantial corner lot spanning 0.34 acres, offering a private outdoor retreat for various activities. Nestled in the heart of Dale, TX, this address provides a peaceful environment while maintaining convenient access to establishments. The thoughtful layout and desirable location make this home an ideal choice for those seeking a harmonious blend of tranquility and accessibility. Experience the perfect setting for creating lasting memories in a welcoming community.
1.09 acres. NO HOA. Four bedrooms plus a dedicated office. 1017 Rosewood Dr offers the space, privacy, and flexibility buyers seek when they want more room to enjoy the Central Texas lifestyle. Surrounded by mature trees, this 4-bedroom, 2-bath home sits on an expansive 1.09-acre lot with plenty of room inside and out. Recent improvements add fresh appeal, including new vinyl flooring, updated cabinetry, new toilets, and updated showers, giving buyers a head start on making the home their own. The functional floor plan also includes a dedicated office, ideal for working from home, studying, hobbies, or additional flex space. Outside is where this property truly stands apart. Picture quiet mornings beneath established trees, weekend gatherings with room to spread out, gardening, pets, recreation, or creating your own outdoor retreat. An existing storage structure provides additional space for tools and outdoor equipment. With NO HOA, enjoy added freedom and flexibility without neighborhood association restrictions. The Dale location offers a peaceful country setting while keeping key Central Texas destinations within reach. Convenient access toward Lockhart and Bastrop, along with SH-21 and TX-130, provides connectivity to Austin, Austin-Bergstrom International Airport, and the growing Southeast Austin corridor. For buyers searching for Central Texas acreage with no HOA, this property delivers a combination that's increasingly hard to find: over an acre, mature trees, recent interior improvements, four bedrooms, a dedicated office, and the freedom to enjoy more space on your terms.
Welcome to 120 Mimosa Rd in Dale, TX! Located in the Los Milagros community, this property offers a peaceful country setting with convenient access to Highway 21 and surrounding areas. The roof was replaced last year, providing an important update to the home. The property is connected to the community sewer system, so no septic system is required, and it also features an RV hookup for added convenience and flexibility. Enjoy the space and tranquility of country living while remaining within driving distance of Austin, Bastrop, Lockhart, and nearby amenities. This is a great opportunity for buyers looking for a property outside the city with convenient access to major roadways. Schedule your showing today and come see all the possibilities this property has to offer!
*Inquire about available incentives for using our preferred lender* Welcome to Mesquite Meadows, Dale’s newest acreage community offering the perfect blend of country charm and modern living. This exciting new development features brand-new construction homes by Wild Oak Homes, thoughtfully designed and beautifully crafted on spacious 1–2 acre homesites. Choose from flexible 3–5 bedroom floorplans with open-concept layouts, stylish finishes, and quality craftsmanship throughout. Whether you're looking for room to grow, space to entertain, or simply more breathing room away from the city, Mesquite Meadows offers the lifestyle you’ve been searching for. Enjoy peaceful Texas sunsets, wide open spaces, and the freedom that comes with acreage living — all while being conveniently located near Bastrop and Austin and only 6 minutes to Lockhart. Now selling — don’t miss your opportunity to be part of the Grand Opening at Mesquite Meadows!
*Inquire about available incentives for using our preferred lender* Welcome to Mesquite Meadows, Dale’s newest acreage community offering the perfect blend of country charm and modern living. This exciting new development features brand-new construction homes by Wild Oak Homes, thoughtfully designed and beautifully crafted on spacious 1–2 acre homesites. Choose from flexible 3–5 bedroom floorplans with open-concept layouts, stylish finishes, and quality craftsmanship throughout. Whether you're looking for room to grow, space to entertain, or simply more breathing room away from the city, Mesquite Meadows offers the lifestyle you’ve been searching for. Enjoy peaceful Texas sunsets, wide open spaces, and the freedom that comes with acreage living — all while being conveniently located near Bastrop and Austin and only 6 minutes to Lockhart. Now selling — don’t miss your opportunity to be part of the Grand Opening at Mesquite Meadows!
*Inquire about available incentives for using our preferred lender* Welcome to Mesquite Meadows, Dale’s newest acreage community offering the perfect blend of country charm and modern living. This exciting new development features brand-new construction homes by Wild Oak Homes, thoughtfully designed and beautifully crafted on spacious 1–2 acre homesites. Choose from flexible 3–5 bedroom floorplans with open-concept layouts, stylish finishes, and quality craftsmanship throughout. Whether you're looking for room to grow, space to entertain, or simply more breathing room away from the city, Mesquite Meadows offers the lifestyle you’ve been searching for. Enjoy peaceful Texas sunsets, wide open spaces, and the freedom that comes with acreage living — all while being conveniently located near Bastrop and Austin and only 6 minutes to Lockhart. Now selling — don’t miss your opportunity to be part of the Grand Opening at Mesquite Meadows!
*Inquire about available incentives for using our preferred lender* Welcome to Mesquite Meadows, Dale’s newest acreage community offering the perfect blend of country charm and modern living. This exciting new development features brand-new construction homes by Wild Oak Homes, thoughtfully designed and beautifully crafted on spacious 1–2 acre homesites. Choose from flexible 3–5 bedroom floorplans with open-concept layouts, stylish finishes, and quality craftsmanship throughout. Whether you're looking for room to grow, space to entertain, or simply more breathing room away from the city, Mesquite Meadows offers the lifestyle you’ve been searching for. Enjoy peaceful Texas sunsets, wide open spaces, and the freedom that comes with acreage living — all while being conveniently located near Bastrop and Austin and only 6 minutes to Lockhart. Now selling — don’t miss your opportunity to be part of the Grand Opening at Mesquite Meadows!
*Inquire about available incentives for using our preferred lender* Welcome to Mesquite Meadows, Dale’s newest acreage community offering the perfect blend of country charm and modern living. This exciting new development features brand-new construction homes by Wild Oak Homes, thoughtfully designed and beautifully crafted on spacious 1–2 acre homesites. Choose from flexible 3–5 bedroom floorplans with open-concept layouts, stylish finishes, and quality craftsmanship throughout. Whether you're looking for room to grow, space to entertain, or simply more breathing room away from the city, Mesquite Meadows offers the lifestyle you’ve been searching for. Enjoy peaceful Texas sunsets, wide open spaces, and the freedom that comes with acreage living — all while being conveniently located near Bastrop and Austin and only 6 minutes to Lockhart. Now selling — don’t miss your opportunity to be part of the Grand Opening at Mesquite Meadows!
Endless Potential in a Welcoming Community Nestled in the inviting residential neighborhood of 134 Plumeria Dr, Dale, TX 78616, this 2023-built home offers a rare opportunity to create something truly special. Featuring four spacious bedrooms and two full bathrooms, the layout is designed with comfort and livability in mind. While the home is not yet fully complete, its prime location and solid foundation provide the perfect canvas for customization. Whether you're a visionary homeowner or an investor with an eye for potential, this property is ready to become a place where lasting memories are made. Price was adjusted due to more complete home, ad lighting, exterior paint and faucets
Priced to sell! 10 ACRES and a very cute 1 bed/1bath cottage! Horses and livestock okay! Beautiful sunsets and potential garden areas abound! Really nice decks and the jacuzzi will convey! Pond for fishing! Many storage buildings! there is also a craft building or make your own gym! Enjoy the private water well or there is public water (Aqua Water Supply) also on this property and can be switched back and forth. Lockhart is only approx. 12 miles away and the small community of McMahan is even closer! Easy commute to Austin. Call me for an appointment to see this place! Your dream of country living surrounded by other ranches can become your reality!
1.56 acres, no HOA, and a detached workshop/storage building in Dale! Enjoy room to spread out at 548 Casen St, a 2021 manufactured home in Tumbleweed Estates featuring 3 bedrooms, 2 full bathrooms, and approximately 1,344 square feet of single-story living space. The open-concept floor plan connects the living area and kitchen, creating an inviting space for everyday living and gathering. The kitchen offers a center island, breakfast bar, pantry, stainless steel appliances, and ample cabinetry. The primary suite includes a walk-in closet and double vanity, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Outdoor living is a highlight: enjoy mornings on the expansive covered front porch, entertain on the approximately 480-square-foot wood deck, or unwind beneath the covered rear patio. An approximately 400-square-foot detached workshop/storage building provides valuable space for tools, equipment, and projects. The level 1.56-acre lot offers room for gardening, outdoor recreation, and enjoying the Texas countryside. A driveway provides off-street parking. Located near Lockhart, with regional access to Bastrop, San Marcos, and Austin, this property brings together acreage, a newer home, and versatile outdoor spaces. Looking for a home with land, no HOA, and room for your hobbies? Schedule a tour to explore everything 548 Casen St has to offer.
Luxury Country Living! Welcome to a one-of-a-kind ranch retreat, perfectly blending luxury country living with unbeatable convenience. Ideally located just 15 minutes from Lockhart and Luling, 40 minutes from San Marcos, and less than an hour from both Austin and San Antonio, this highly improved property offers peace and privacy without sacrificing access to major metropolitan areas. This beautifully manicured estate is a horse lovers dream, designed with every detail in mind for comfort, functionality, and style. Main Residence: The custom-built main home spans approximately 4,000 sq. ft. and showcases soaring 14' ceilings with an open floorplan and abundant natural light. Featuring 3 bedrooms, 3.5 baths, a gourmet kitchen, sunroom, and multiple custom upgrades, this home is ideal for both everyday living and entertaining. Outside, enjoy a stunning swimming pool with an oversized hot tub, all adjacent to a 3,000 sq. ft. covered pavilion/parking area which is perfect for large gatherings, barbecues, and celebrations. Barndominium & Horse Facilities: A spacious barndominium with wraparound porches provides an additional 2,100 sq. ft. of living space, offering a complete kitchen, bath, and spacious living quarters ideal for guests, extended family, or a mother-in-law suite. Connected to the living space is the covered horse facilities, thoughtfully designed with: - Six custom stalls with automatic waters, feeders, Dutch doors, and pipe-fenced runs - Wide alleyways, large feed room, and wash rack with hot/cold water - A 200' x 100' riding arena sits just across from the barn, while multiple pastures each equipped with automatic water systems make caring for livestock effortless. Additional Improvements: - 500 sq. ft. climate-controlled building (ideal for an office, gym, or man cave) - 1,840 sq. ft. equipment barn with large covered awnings - Custom dog kennels with automatic waters - Hay/chicken barn, well house, and two large metal storage containers - One stock pond adding beauty and function to the property Water Systems: The ranch is supported by two water wells, one dedicated to the residence and living facilities, the other to irrigation and pastures. The elaborate water system includes iron filters, a water softener, large storage tanks, and multiple rainwater collection systems for sustainable living. A Rare Opportunity! Every detail of this ranch has been carefully designed to create a luxurious homestead and an equestrian haven, offering the tranquility of country life with the convenience of nearby city access. Whether you're envisioning a weekend retreat, a working ranch, or your forever dream home, this property delivers it all. A must-see to truly appreciate its beauty and endless possibilities! Property is located on Old Colony Line Road, just off Fm 86. Property is approximately 15 minutes from Luling, 15 minutes from Lockhart and just 45 minutes from Austin.
Luxury Country Living! Welcome to a one-of-a-kind ranch retreat, perfectly blending luxury country living with unbeatable convenience. Ideally located just 15 minutes from Lockhart and Luling, 40 minutes from San Marcos, and less than an hour from both Austin and San Antonio, this highly improved property offers peace and privacy without sacrificing access to major metropolitan areas. This beautifully manicured estate is a horse lovers dream, designed with every detail in mind for comfort, functionality, and style. Main Residence: The custom-built main home spans approximately 4,000 sq. ft. and showcases soaring 14' ceilings with an open floorplan and abundant natural light. Featuring 3 bedrooms, 3.5 baths, a gourmet kitchen, sunroom, and multiple custom upgrades, this home is ideal for both everyday living and entertaining. Outside, enjoy a stunning swimming pool with an oversized hot tub, all adjacent to a 3,000 sq. ft. covered pavilion/parking area which is perfect for large gatherings, barbecues, and celebrations. Barndominium & Horse Facilities: A spacious barndominium with wraparound porches provides an additional 2,100 sq. ft. of living space, offering a complete kitchen, bath, and spacious living quarters ideal for guests, extended family, or a mother-in-law suite. Connected to the living space is the covered horse facilities, thoughtfully designed with: - Six custom stalls with automatic waters, feeders, Dutch doors, and pipe-fenced runs - Wide alleyways, large feed room, and wash rack with hot/cold water - A 200' x 100' riding arena sits just across from the barn, while multiple pastures each equipped with automatic water systems make caring for livestock effortless. Additional Improvements: - 500 sq. ft. climate-controlled building (ideal for an office, gym, or man cave) - 1,840 sq. ft. equipment barn with large covered awnings - Custom dog kennels with automatic waters - Hay/chicken barn, well house, and two large metal storage containers - One stock pond adding beauty and function to the property Water Systems: The ranch is supported by two water wells, one dedicated to the residence and living facilities, the other to irrigation and pastures. The elaborate water system includes iron filters, a water softener, large storage tanks, and multiple rainwater collection systems for sustainable living. A Rare Opportunity! Every detail of this ranch has been carefully designed to create a luxurious homestead and an equestrian haven, offering the tranquility of country life with the convenience of nearby city access. Whether you're envisioning a weekend retreat, a working ranch, or your forever dream home, this property delivers it all. A must-see to truly appreciate its beauty and endless possibilities! Property is located on Old Colony Line Road, just off Fm 86. Property is approximately 15 minutes from Luling, 15 minutes from Lockhart and just 45 minutes from Austin.
This property is located in the sand hills of Caldwell County, which is known for deep sandy soils, great topography with big views, and lots of Post Oaks and Pines. The land is about 75% woodland and 25% native pasture. This closed canopy woodland has hundreds of Post Oaks, Pines, and Blackjack Oaks and provides excellent cover for hoof stock. There is over 100’ elevation change across the property ranging from 480’ to 582’. This rolling topography provides multiple high points with scenic long-range views that would serve as great building sites for a lodge. Multiple creek drainages traverse the tract with 4 ponds strategically located to provide water access across the property. Two of the ponds are approximately 0.75 of an acre and can be maintained by well water. In addition to the native wildlife such as Whitetail Deer, Rio Grande Turkey, Mourning Dove, and songbirds, several species of exotics call it home including Scimitar Horned Oryx, Red Deer, Axis Deer, Blackbuck, and Red Sheep. While the Red Deer and Oryx are in abundance, the other species have less than 10 animals per species. The headquarters include a 2,400sq. ft. 3 Bed, 2 Bath mobile home, scenic back porch, a 600sq.ft. bunkhouse, 30’x 60’ four-bay equipment shed, engineered tree house, stand-alone walk-in cooler for game. A person can access most of the property in a full-sized vehicle including most of the perimeter, however there is a vast network of trails accessible by UTV/ATV. Many of these trails would provide excellent access for the spot and stalk hunters. The entire perimeter is high fenced with a predator guard in good to fair condition. There is also internal high fencing that could divide the property into 3 separate pastures over 100 acres each. Additionally, there is a 9-acre section that could be used for soft release, trapping, or converted into deer management pens.
Endless possibilities await on this beautiful 4-bedroom, 2-bath home situated on 1.25 acres with exceptional Highway 21 frontage! Whether you're looking for a place to call home, a live/work property, or an investment with room to grow, this one checks all the boxes. The home features a converted garage, providing additional flexible living space that could serve as a second living area, game room, office, studio, or business workspace. Outside, the generous acreage offers plenty of room for expansion, with the potential for additional improvements, another residence (if permitted), guest quarters, or business use, subject to applicable regulations. Located within the Mustang Ridge ETJ, the property is subject to applicable ETJ regulations, zoning, and development requirements. With its highly visible Highway 21 frontage, this property offers outstanding exposure and excellent potential for a variety of residential, commercial, or live/work opportunities. Buyers should verify all intended uses, development potential, and permitting requirements with Mustang Ridge and Caldwell County. Whether you envision a family home, a business location, or a combination of both, this versatile property offers incredible flexibility in a rapidly growing area. Don't miss this unique opportunity to own a highly visible property with endless potential!
Discover the perfect blend of comfort, space, and country living! Situated on a spacious homesite, this property offers the peace and privacy of rural living while remaining conveniently located just a short drive from Bastrop, Lockhart, Kyle, and Austin. The home features an inviting layout with plenty of natural light, generous living spaces, and endless potential to make it your own. Whether you're looking for your first home, a place to spread out, or an investment opportunity, this property offers flexibility to fit a variety of lifestyles. Enjoy wide-open outdoor space ideal for entertaining, gardening, pets, or simply relaxing and taking in the Texas sunsets. Experience the charm of small-town living without sacrificing convenience, with easy access to major highways, shopping, dining, and everyday amenities. Don't miss this opportunity to own a piece of Central Texas with room to grow. Schedule your private showing today!
Beautiful 10.01 acre property with two nicely updated manufactured homes. BOTH homes are Move-In Ready!!! First mobile home is 3 bed/2 bath at 1152 sq ft. Second mobile home is 2 bed/ 2 bath 1056 sq ft. Each home has its own water meter and electric meter. They share a septic tank that was designed and permitted to service the two dwellings. No Restrictions on Property! Perfect for Multi-generational Living, Live in one and rent the Other, Investment, etc. 2 minutes to elementary school, fire station, and large neighborhood grocery store! Easy access to Hwy 130, Hwy 183, and Hwy 21 making for a short drive to Lockhart, Bastrop and Austin. Come check it out!
1.17 acre lot with a 2012 built 3 bedroom, 2 bath DWMH. Full length covered back porch with wrought iron railing. Nice, scattered trees, fenced perimeter, located in northeastern Caldwell County. The primary suite has a double vanity, separate shower, and a garden tub. Vinyl plank floors throughout, no carpet. Lockhart ISD, easy access to FM 812. Approximately 30-35 min. drive to ABIA & TESLA.
*Inquire about available incentives for using our preferred lender* Welcome to Mesquite Meadows, Dale’s newest acreage community offering the perfect blend of country charm and modern living. This exciting new development features brand-new construction homes by Wild Oak Homes, thoughtfully designed and beautifully crafted on spacious 1–2 acre homesites. Choose from flexible 3–5 bedroom floorplans with open-concept layouts, stylish finishes, and quality craftsmanship throughout. Whether you're looking for room to grow, space to entertain, or simply more breathing room away from the city, Mesquite Meadows offers the lifestyle you’ve been searching for. Enjoy peaceful Texas sunsets, wide open spaces, and the freedom that comes with acreage living — all while being conveniently located near Bastrop and Austin and only 6 minutes to Lockhart. Now selling — don’t miss your opportunity to be part of the Grand Opening at Mesquite Meadows!
*Inquire about available incentives for using our preferred lender* Welcome to Mesquite Meadows, Dale’s newest acreage community offering the perfect blend of country charm and modern living. This exciting new development features brand-new construction homes by Wild Oak Homes, thoughtfully designed and beautifully crafted on spacious 1–2 acre homesites. Choose from flexible 3–5 bedroom floorplans with open-concept layouts, stylish finishes, and quality craftsmanship throughout. Whether you're looking for room to grow, space to entertain, or simply more breathing room away from the city, Mesquite Meadows offers the lifestyle you’ve been searching for. Enjoy peaceful Texas sunsets, wide open spaces, and the freedom that comes with acreage living — all while being conveniently located near Bastrop and Austin and only 6 minutes to Lockhart. Now selling — don’t miss your opportunity to be part of the Grand Opening at Mesquite Meadows!
*Inquire about available incentives for using our preferred lender* Welcome to Mesquite Meadows, Dale’s newest acreage community offering the perfect blend of country charm and modern living. This exciting new development features brand-new construction homes by Wild Oak Homes, thoughtfully designed and beautifully crafted on spacious 1–2 acre homesites. Choose from flexible 3–5 bedroom floorplans with open-concept layouts, stylish finishes, and quality craftsmanship throughout. Whether you're looking for room to grow, space to entertain, or simply more breathing room away from the city, Mesquite Meadows offers the lifestyle you’ve been searching for. Enjoy peaceful Texas sunsets, wide open spaces, and the freedom that comes with acreage living — all while being conveniently located near Bastrop and Austin and only 6 minutes to Lockhart. Now selling — don’t miss your opportunity to be part of the Grand Opening at Mesquite Meadows!
*Inquire about available incentives for using our preferred lender* Welcome to Mesquite Meadows, Dale’s newest acreage community offering the perfect blend of country charm and modern living. This exciting new development features brand-new construction homes by Wild Oak Homes, thoughtfully designed and beautifully crafted on spacious 1–2 acre homesites. Choose from flexible 3–5 bedroom floorplans with open-concept layouts, stylish finishes, and quality craftsmanship throughout. Whether you're looking for room to grow, space to entertain, or simply more breathing room away from the city, Mesquite Meadows offers the lifestyle you’ve been searching for. Enjoy peaceful Texas sunsets, wide open spaces, and the freedom that comes with acreage living — all while being conveniently located near Bastrop and Austin and only 6 minutes to Lockhart. Now selling — don’t miss your opportunity to be part of the Grand Opening at Mesquite Meadows!
*Inquire about available incentives for using our preferred lender* Welcome to Mesquite Meadows, Dale’s newest acreage community offering the perfect blend of country charm and modern living. This exciting new development features brand-new construction homes by Wild Oak Homes, thoughtfully designed and beautifully crafted on spacious 1–2 acre homesites. Choose from flexible 3–5 bedroom floorplans with open-concept layouts, stylish finishes, and quality craftsmanship throughout. Whether you're looking for room to grow, space to entertain, or simply more breathing room away from the city, Mesquite Meadows offers the lifestyle you’ve been searching for. Enjoy peaceful Texas sunsets, wide open spaces, and the freedom that comes with acreage living — all while being conveniently located near Bastrop and Austin and only 6 minutes to Lockhart. Now selling — don’t miss your opportunity to be part of the Grand Opening at Mesquite Meadows!
Escape to total 360-degree privacy on this exceptional 16-acre homestead and recreational retreat, located very close to Lockhart and an easy drive to Austin, San Antonio and Houston. Unrestricted with excellent development and subdivision potential, and already fully fenced for cattle, this property is a blank canvas equipped for immediate enjoyment, agricultural use, or future investment. The property features a modern cabin with a durable metal roof, spray foam insulation, and Central AC. Beautifully nestled within a spectacular views of mature trees that creates a completely private woodland . The acreage also boasts a picturesque wet-weather creek, a small pond, a 40-foot shipping container, and an additional storage building. All essential utilities are already in place, including public water, septic, and electricity. Best of all, a wildlife tax exemption is already established, keeping your ongoing holding tax cost incredibly low. Experience an abundance of wildlife to include deer, turkey, robins, cardinals, blue jays, olws, painted buntings, and more. Whether you are looking to build your dream estate, run livestock, use it as a recreational hub for hunting and shooting, or divide the acreage for future development, this private paradise is ready for you from day one.
This circa 1900s updated farmhouse resides on 103 acres on the corner of FM 86 and Pettytown Rd. Fenced 103 acres with approximately half in improved pasture and half native pasture. 2 bedroom, 2.5 bath renovated farmhouse with an upstairs loft. Mature trees surround the homestead along with outbuildings, pens, and a detached gameroom/office/etc.. bonus building. Approximately 40 minutes to the Austin International Airport, 20 minutes to the BBQ Capital of Texas, 25 minutes to downtown Bastrop, and 45 minutes to Texas State University in San Marcos. Island kitchen opens to living area and features a breakfast bar, double oven, granite counters, built-in microwave, and custom cabinetry. Homesite features a wraparound porch plus a 20x30 deck to unwind and take in the constant breeze and sunset views.


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| This information is provided by the Central Texas Multiple Listing Service, Inc., and is deemed to be reliable but is not guaranteed. IDX information is provided exclusively for consumers’ personal, non-commercial use, that it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Copyright 2026 Four Rivers Association of Realtors/Central Texas MLS. All rights reserved. |
Dale is located in Texas. Dale, Texas 78616has a population of 7,518. Dale 78616 is more family-centric than the surrounding county with 39% of the households containing married families with children. The county average for households married with children is 34.07%.
The median household income in Dale, Texas 78616 is $64,423. The median household income for the surrounding county is $63,380 compared to the national median of $69,021. The median age of people living in Dale 78616 is 33.1 years.
The average high temperature in July is 94.8 degrees, with an average low temperature in January of 36.5 degrees. The average rainfall is approximately 36.2 inches per year, with 0.2 inches of snow per year.