Nestled in a secure gated community, this one-bedroom, first floor unit offers peace of mind and privacy. Its central location ensures easy access to shopping centers, dining, entertainment, and major transportation routes, making it ideal for those who value both comfort and convenience. Living and Dining area have hard surface floors and a door to the covered patio viewing green space. The kitchen includes granite counter tops, travertine floors and stainless appliances. The bedroom is a nice size with walk-in closet and stack washer and dryer located in the closet. Utilities are included in the monthly HOA fees.
Enjoy worry-free living with all utilities are covered by the HOA, as well as maintenance of water heater, and central cooling and heating. Fabulous 2-bed, 2-bath North Dallas condo in a prime location with extra den space with closet that can be converted into a 3rd bedroom-office-workout room. This spacious 1,481 SF upstairs unit features essential appliances included and a sunny living room with vaulted ceiling. Enjoy a flexible space for entertaining, a galley-style kitchen and oversized bedrooms with ample storage. The primary suite opens to a balcony overlooking the pool. Conveniently located near medical facilities, shopping, restaurants, and Northaven walking and bike trails. Electricity, water, trash, pool, and grounds maintenance included in price! The well-maintained community boasts lush landscaped grounds and a sparkling pool just steps from your door. Carefree comfort and timeless charm await, come see it for yourself! Listed for Lease and Sale.
Welcome home to this beautifully remodeled townhome located in desirable Pagewood Townhomes, within close proximity to Northpark, Trader Joes, the Shops at Park Lane and 15 minutes from downtown Dallas. This corner unit, nestled amongst mature trees has a private pool and spa, expansive deck, eating area, and wooden privacy fence creating the perfect respite for outdoor relaxation and entertainment. Spacious indoor layout includes bright living area open to the elegant dining room with wet bar and wine fridge. The modern kitchen overlooking the backyard oasis has granite countertops, SS appliances, a gorgeous island, plus an abundance of cabinets with custom built in pull out drawers. Ascending the stairs to the second floor, you will be WOWED by a stunning chandelier. Enter the luxurious primary suite with an updated ensuite bath, and wall of windows providing natural light and guiding you to the spacious balcony. Secondary bedroom is also spacious, has an ensuite bath, and outdoor balcony. HOA includes two swimming pools, tennis courts, a clubhouse and a playground.
Welcome to this stunning Hill Country transitional home nestled on an expansive 100x185 lot. This exquisite residence offers the perfect blend of elegance and functionality. As you step inside, you're greeted by a beautiful foyer with a lovely sitting area that provides a picturesque view of the gorgeous backyard. Bathed in natural light from walls of windows that seamlessly blend the indoors with the outdoors, the open floorplan is perfect for both everyday living and entertaining. The gourmet kitchen, a chef's delight, features expansive counter space and abundant storage. It opens to the family room, complete with a beautiful fireplace, offering enchanting views of the backyard and patio from every angle. Adjacent to the family room, a separate media room provides an ideal additional living space. The primary suite is a serene retreat with a vaulted ceiling and ample room for a sitting area. It is surrounded by natural light and includes a luxurious primary bath with dual counters, a separate vanity, a jetted tub, and an exceptionally spacious closet. The first floor is completed by a handsome office and a guest suite, ensuring convenience and privacy. Upstairs, you'll find three generously sized ensuite bedrooms, a work center, and a third living area, making this home as practical as it is beautiful. This property is truly a masterpiece, offering an unparalleled lifestyle in a sought-after location.
One-of-a-kind contemporary luxury home by Toby Reder Custom Homes in collaboration with Chellyanna Custom Homes, ideally located in prestigious Preston Club Estates within the Private School Corridor. This 6,741 sq ft residence features an open floor plan designed for everyday living and entertaining. Dramatic entry with soaring ceilings, private study, guest suite, and luxurious first-floor primary suite with spa-inspired bath. Gourmet kitchen includes double ovens, double dishwashers, double sinks, oversized island, custom cabinetry, butler’s pantry, and breakfast nook. Flexible formal dining or living space showcases a glass wine display and wet bar. Upstairs offers four en-suite bedrooms, large open flex area, and bonus room ideal for media, gym, or playroom. White oak flooring throughout. Oversized 3-car garage with high ceilings suitable for car lifts. Covered patio and expansive pool-ready backyard. Exceptional quality, modern finishes, and prime location.
Please submit all highest and best offers by tomorrow at 5:00 PM. Location, Location, Location. Situated within Dallas’s highly sought-after Private School Corridor and located in the heart of Preston Hollow, this beautifully updated red-brick residence offers an exceptional combination of location, value, and flexibility. Remodeled in 2025, this single-story home features a versatile floor plan with up to four bedrooms, allowing for flexible use as a study, guest suite, playroom, or even dual primary suites. Bright, open living spaces flow seamlessly into a fully updated kitchen, creating an inviting layout ideal for everyday living and entertaining. The wood-deck patio extends the living space outdoors. The home sits on a generous lot with two separate driveways—one in the front and one on the side—offering convenient parking. The expansive backyard provides ample space for a future swimming pool. A pool rendering is available to illustrate potential layout options. Please note: a pool does not currently exist on the property. Major capital improvements were completed in 2025, including foundation work with a transferable warranty, providing peace of mind to the next owner. The home is move-in ready. A January 2026 appraisal came in at $971,000, and the home is currently offered below appraised value—making it one of the most competitively priced homes in Preston Hollow. The Hillcrest Road location offers close proximity to Preston Hollow Village, NorthPark Center, the JCC (Jewish Community Center), and major thoroughfares, allowing convenient access throughout Dallas. Location Highlights include walkable access to Northaven Trail, Royal Lane Baptist Church, Tiferet Israel, and Champions at George Bannerman Dealey Montessori Academy (elementary), along with nearby shopping, dining, and community amenities.
Situated in Preston Hollow, 6823 Norway Rd. is a custom luxury home by M&E Development, reflecting refined craftsmanship and enduring design. Blending timeless architecture with thoughtful modern living, this residence showcases balanced proportions and elevated finishes throughout. A striking limestone façade with graceful arches creates an elegant street presence. Inside, a dramatic two-story foyer with marble floors and an elegant staircase welcomes you into light-filled interiors designed for both everyday comfort and upscale entertaining. The main living area features vaulted, beam-accented ceilings and a statement fireplace, flowing effortlessly into the chef’s kitchen equipped with premium appliances, custom cabinetry, a scullery and a well-appointed butler’s pantry. The first-floor primary suite offers a private retreat with serene backyard views, a spa-inspired marble bath, and an expansive custom walk-in closet. A flexible downstairs room with a full bath provides versatility for a guest suite, office, or home gym. Upstairs, three en-suite bedrooms are complemented by a study nook and a generous game room, offering functional living for all stages of life. Outdoor living is enhanced by a covered loggia and summer kitchen, ideal for entertaining or quiet evenings at home. Additional highlights include a gated motor court, porte-cochère, and two garages, delivering both privacy and convenience.
From the moment you arrive, this home invites connection and enjoyment. The front yard putting green creates an instant gathering place for family and neighbors alike- a rare and welcoming feature. Outdoor living shines with a fully equipped entertaining space featuring a pizza oven, bug screens, radiant heat, and a wood burning fireplace, making it a year round favorite. Just inside, the bar becomes another go-to destination, complete with a hidden door leading to a secret three-car, air conditioned garage.Designed with wellness in mind, the home includes a dedicated workout room, both a steam shower and a dry sauna, and spa-like custom bathrooms. the primary closet is nicely sized, offering space for shoes, shoes and more shoes. A custom kitchen anchors the home, blending beauty and functionality, while thoughtfully designed finishes throughout make this property truly move-in ready. This Preston Hollow home is more than a residence- its a lifestyle dream.
Luxury Living in Preston Hollow. This residence is one of the largest poolside condos in the community, offering generous living spaces and thoughtful updates throughout. Sunlight fills the open floorplan, creating a seamless connection between the spacious living area and dining room. The well-appointed galley kitchen features abundant cabinetry and comes fully equipped with all appliances. Unwind in the inviting primary suite, complete with two walk-in closets—one housing a newer full-size stacked washer and dryer—and a freshly tiled ensuite bath. Additional bedrooms provide flexibility for family, guests, or a home office, including one with private access to the pool. The HOA dues deliver exceptional value, covering all utilities—electricity, water, internet, streaming services, and more—along with access to four pools and on-site management. Experience the charm and convenience of 5800 Royal Lane Condos, a gated Preston Hollow community known for its four sparkling pools, peaceful courtyards, and unbeatable access to upscale dining and retail. Perfectly positioned just steps from Preston Royal Village, Central Market, and St. Mark’s School of Texas, and minutes from SMU, NorthPark Center, and major highways, this condo offers unmatched convenience in one of Dallas’s most desirable neighborhoods. Assigned parking sits just outside your door. Dont miss the opportunity to make 5800 Royal Lane your new home today.
Introducing a truly exquisite residence that epitomizes luxury living. Custom built by Olerio Homes, Dallas' premier luxury home builder, this home offers timeless architecture, sleek design, and high-end finishes in the heart of Preston Hollow. Featuring Marvin clad windows, Visual Comfort lighting, Zellige and Walker Zanger tiles, foam insulation and level 4 smooth finish walls. This five-bedroom home is an entertainer's dream, featuring an oversized kitchen equipped with Wolf and Sub-Zero appliances, custom cabinetry, exotic stone and a private bar which makes hosting a breeze. The owner's retreat provides a tranquil escape with an expansive closet and a spa-like bathroom. Each guest suite ensures ultimate comfort and privacy, boasting walk-in closets and ensuite baths with designer tile and finishes throughout. Conveniently located, this home offers easy access to NorthPark Mall, the Dallas North Tollway (DNT), high-end restaurants and the private school corridor, making it an ideal choice for discerning homeowners.
This beautifully appointed traditional home in this exclusive gated community of Churchill Pointe is now available for you to meet a home that speaks to your personality. Quality craftmanship is evident throughout, featuring hardwood floors, custom trim moldings and elegant finishes, with abundant natural light which creates an inviting open feel. This large gourmet kitchen with an island, butler's pantry and abundant counter and cabinet space is accented with a breakfast bar that opens to a large family room with a charming fireplace, wall of built-ins that is perfect for entertaining as you stroll to the patio for that outdoors freshness that is only a step away. The seperate formal living room with fireplace is for your special quests. The large seperate private formal dining room will accommodate a large family or friends for a super sit down dinner. First level primary bedroom and bathroom with see thru bathroom fireplace was designed for your kind of luxury. The first level bonus room also can be an office-study or extra bedroom because it has a built in hide-away bed behind custom stained built-in cabinets and with a private bathroom. Second level has quest bedroom quarters with a private bathroom, and there is another bedroom with a privat bathroom and a gameroom or media room. If more room or square footage is needed there is an open area for you to convert to an extra room or add space as you desire. Great news is that you have the opportunity to make this one just like you like it located right here in one of the most desirable gated communities of North Dallas where the best shopping centers, schools, employment centers, airports and transportation are minutes away. Hurry do not miss this one of a kind.
Welcome to the beautiful condo minutes from Preston Hollow Village and downtown Dallas! The kitchen features gorgeous custom kitchen with quartzite countertop, stainless steel appliances. The engineered hardwood floors run throughout the house. NO CARPET. The custom cabinetry and storage in full size laundry room, and much more. The master bathroom features a huge walk-in shower, new cabinetry and faucets. There are plenty of cabinets and counter space including floor to ceiling cabinets and a convenient coffee bar-dining banquet or office area. This home also features a private outdoor living space that leads into the resort-like Amenities - including a gated entrance, pools, spa, cabana, grills and more! The buyer and buyer's agent are responsible to verify schools and measurements
New construction in Preston Hollow that feels thoughtfully done from the moment you arrive. 5 bedrooms, 6.5 bathrooms, a main floor primary suite, pool and hot tub, 3 car garage, and easy access to downtown Dallas, all set within one of the city’s most established neighborhood. The exterior has a quiet confidence, with layered landscaping that feels just as considered in the front as it does in the backyard. Once through the door, the scale immediately opens up. Two story ceilings, a modern staircase, and herringbone wood floors create a strong first impression. At the front of the home, the dedicated office is positioned for privacy and focus. The main living area opens up with layers of texture and clean architectural lines. A grand electric fireplace anchors the room, and walls of windows bring the outside in, keeping the space light and connected to the backyard. The gourmet kitchen is a true centerpiece with marble countertops and 2 oversized center islands. Custom cabinetry, Sub-Zero Wolf appliance, statement lighting, and a butler’s pantry that feels more like a private prep kitchen elevate both everyday living and entertaining. The primary suite is located on the main floor and offers privacy and space, custom lighting and a spa inspired ensuite featuring separate vanities, a soaking tub, a walk in shower with dual shower heads, and a custom walk in closet. A main floor bedroom or game room opens directly to the backyard, pool, and hot tub, creating an easy connection between indoor and outdoor spaces. Upstairs, additional living space and guest bedrooms provide flexibility for visitors. Outside, the covered patio, pool, and hot tub create a backyard designed for both quiet evenings and entertaining, surrounded by lush landscaping. Located in Preston Hollow, known for its tree lined streets, gentle hills, long standing estates, local restaurants, and boutique shopping, this home offers space, quality, and a location that continues to stand the test of time.
Discover the epitome of luxury with this exquisite home meticulously designed to cater to both relaxation and entertainment. With 5 spacious bedroom suites all with elegantly appointed baths, this residence ensures comfort for family and guests alike. Step inside to a modern architectural design that seamlessly blends casual elegance with functional living spaces. The open-concept floor plan highlighted by the spacious and open great room allows natural light to cascade through the large windows. The formal dining has beautiful wall coverings adding another level of interest. The gourmet kitchen with Thermador appliances, an oversized island and breakfast area make it perfect for everyday living and entertaining. The second living area is great for casual living and a flex space for an exercise room. The light and bright primary suite has floor to ceiling windows and a private entrance to the patio. The soft but elegant wall coverings make it a serene space and the luxurious bath is the perfect space to unwind. The office with built-in desk and bookshelves, guest suite, pool bath and powder bath complete the first floor. Upstairs are three ensuite bedrooms, a living area with an entertainment center, half bath, and a patio and balcony. Outside, the property continues to impress with an outdoor shower and living spaces designed for relaxation and entertainment. The 3 car garage with epoxy floors provides ample space for storage. This home is a rare find, offering the perfect balance of luxury and convenience.
Brand new hardwoods throughout first floor, and all new kitchen appliances (2026)! New roof (2025) & HVAC (2024). Step inside this 3-bedroom, 3-bathroom townhome nestled in one of Dallas's most desirable neighborhoods! Just minutes from NorthPark Mall, Preston Hollow Village, and The Hill Shopping Center, this home offers unbeatable convenience paired with a peaceful, tree-lined setting. Enjoy the charm of a relaxed, established community with mature trees and a quiet neighborhood feel. Inside, you'll find a spacious layout with great flow, including a huge master bedroom, a functional galley kitchen, and a private back deck - ideal for both entertaining and unwinding. Thoughtful updates include new lighting fixtures, fresh paint (2020), kitchen updates (2022), new deck (2021), HVAC system (2024), new roof (2025) new landscaping (2025), all new kitchen appliances (2026), hardwood floors throughout first floor (2026), Fence stain & boards replaced (2026).
Brand-new modern luxury in Preston Hollow, designed for effortless living and entertaining. Soaring 12-foot ceilings and refined finishes define this residence, with elegant marble and premium hardwood floors throughout. The open kitchen and pantry feature Thermador appliances, dual dishwashers, ovens, and freezers, paired with sleek European cabinetry across all living spaces. The private backyard is built for year-round enjoyment, featuring a custom pool and spa with granite decking, outdoor shower and restroom, and a fully equipped outdoor kitchen with Sub-Zero and Wolf appliances. A tall aluminum and composite fence provides exceptional privacy. Additional highlights include a dramatic 6’x8’ ceramic pivot entry door, frameless interior doors with European magnetic hardware, energy-efficient lighting with touch controls, aluminum reflective windows and doors, and a granite-paved driveway. The 3-car garage offers aluminum-glass doors, metallic epoxy flooring, and an EV charger. Never lived in. Turnkey. Easy to show.
Welcome to Preston Hollow! This charming updated, lock and leave first floor condo is situated in the highly sought after Preston Royal neighborhood of Dallas. Beautifully remodeled kitchen and bath with quartz countertops and stainless steel appliances. Newly painted. 2 generous bedrooms with walk in closet. Light and bright with plenty of natural sunlight. The 5800 Royal Lane complex is a 24 hour gated community. HOA dues include all utilities, internet, full access to four swimming pools, landscaping and exterior building maintenance. HOA management onsite. One covered carport parking space nearby and additional parking available. This beautiful property is quiet, peaceful and surrounded by large shady trees. You are moments away from the prestigious Preston Royal shopping center. Walk to upscale dining, shopping, and anything else you might need. You do not want to miss seeing this turnkey gem! Note- 20 lb pet limit (30 lb combined for 2 pets).
Cozy and charming ranch in the heart of North Dallas in a highly sought after neighborhood with no HOA. This residence is close to major shopping, dining, and transportation. Close to the Cooper fitness center and part of the private school corridor, this house offers a unique opportunity. Property has an oversized and relaxing backyard. Don't miss your chance to make it your own!
Beautiful corner-unit townhome in the highly desirable Preston Square Community, offering a prime location and an open, spacious floor plan ideal for both everyday living and entertaining. This light filled home features fresh interior paint, luxury vinyl wood flooring throughout the main living areas, recently replaced carpet. The updated gallery kitchen features modern finishes ample cabinetry and counter space. Step outside for a private patio, perfect for morning coffee or evening relaxation. The community has a welcoming, walkable feel with many residents out walking their dogs and enjoying the neighborhood. Conveniently located inside LBJ, just one mile from the Galleria and minutes from Downtown Dallas, major highways, shopping, dining and entertaining. Community pool and tennis courts. A wonderful opportunity for low-maintenance living in an unbeatable central location.
Well suited for first time buyers, downsizers, or investors, this 2 bedroom, 2.5 bath, two story condo is located in the highly sought after Preston Hollow area and offers a comfortable, functional layout with updated flooring and abundant natural light. The open layout flows seamlessly for everyday living and entertaining. Multiple outdoor spaces include a main level patio with pool views, a side patio, and a private rear patio. Upstairs, the primary bedroom features a private balcony overlooking the pool. The community offers gated access, a pool, hot tub, outdoor grilling areas, and covered parking. Ideally situated in a prime Dallas location with easy access to major highways, Downtown Dallas, NorthPark Center, SMU, and a wide selection of shopping and dining
Go, Show, & Sell! Value Opportunity here. PROFESSIONAL FOUNDATION WORK JUST COMPLETED ALONG WITH ORIGINAL CAST IRON PLUMBING HAS BEEN REPLACED WITH PVC. BOTH COME WITH TRANSFERABLE WARRANTY TO NEW BUYER. This is a BIG deal & rare for this price point & neighborhood because of the high up front cost to do. LIVE HERE OR BUY FOR INVESTMENT & RENT. Open, Light, & Bright! Ultra hard to find generously sized 3 bedroom, 2 full bath, 1 half bath down so your do not have to share your secondary bedroom bath with guests, 2 car attached oversized attached garage with 2 separate tranquil fenced-in yards with oversized covered porch+patio for privacy. RECENTLY UPDATED with curb appeal. New solid surface WATER RESISTANT WOOD style flooring everywhere including all bedrooms! Updated baths throughout+designer paint+stainless microwave & oven! Super convenient location on quiet street with mature trees with nice front yards. Inside the heart of Dallas near Preston Hollow near fine dining, medical centers, shopping, parks,+Northaven Trail system. Currently occupied by tenant but lease is month to month should owner wish to occupy. WILL NOT LAST LONG AT THIS LOW BARGAIN PRICE. Are you looking for a full duplex? 10620 Sandpiper is also available for purchase. Your chance to possibly own the whole duplex.
Great value. PROFESSIONAL FOUNDATION WORK JUST COMPLETED ALONG WITH ORIGINAL CAST IRON PLUMBING HAS BEEN REPLACED WITH PVC. BOTH COME WITH TRANSFERABLE WARRANTY TO NEW BUYER. This is a BIG deal & rare for this price point & neighborhood because of the high up front cost to do. LIVE HERE OR BUY FOR INVESTMENT & RENT. Open, light, & bright and MOVE-IN-READY. Inside the heart of Dallas near Preston Hollow on quiet interior street near fine dining, medical centers, shopping, parks,+Northaven Trail system. Generously sized rooms & hard to find SINGLE STORY 3 bed 2 full bath with 2 car attached oversized rear entry garage with oversized covered rear patio+private totally fenced backyard accessible from main family room. RECENTLY UPDATED WITH CURB APPEAL! Hardwood flooring throughout including all bedrooms. NO CARPET! Neutral paint selections, white quartz countertops, & stainless appliances. Currently occupied by tenant paying $3200 per month but lease is month to month should owner wish to occupy. WILL NOT LAST LONG AT THIS LOW BARGAIN PRICE. Are you looking for a full duplex? 10618 Sandpiper is also available for purchase. Your chance to possibly own the whole duplex.
Experience easy, low-maintenance living in the heart of Dallas in this quiet, tree-lined community! EXTRAORDINARY LOCATION, near shops, restaurants, and easy highway access. Enter Unit D be greeted by the open living room and dining room layout that flows naturally together. Easy-maintenance, wood-look laminate flooring throughout, soft neutral paint, and natural light create a comfortable and welcoming feel, complemented by modern fans and light fixtures. Beyond the dining space, the galley-style kitchen offers quartz countertops, shaker-style cabinetry, stainless steel appliances, subway tile backsplash, a generous pantry for added storage, and a cozy breakfast nook with additional lighting. A door off the kitchen leads to a shared balcony, leading to the courtyard and community pool, perfect for fresh air and a quiet moment outdoors. The ample primary bedroom features laminate flooring, ceiling fan, and an extra closet with hookups for a stackable washer and dryer. If you prefer, there's also a laundry facility on-site, available to all residents. The secondary bedroom is generously sized with two closets and ceiling fan, offering flexible space for guests or a home office. Both bathrooms retain original, classic finishes and provide functional layouts, including a tub-shower combination in the primary bath and a walk-in shower in the secondary bath. The community offers 24-hour gated access, a perimeter fence, four swimming pools, lush landscaping, and on-site management. Monthly HOA dues cover all utilities, including water, electricity, basic cable, trash, sewer, HVAC, and building maintenance. With its central location, practical layout, and all-inclusive HOA, Unit D offers a rare opportunity for low-maintenance living in a peaceful Preston Hollow community. Schedule a showing and see the value this home offers!
Experience a carefree lock and leave lifestyle at the prestigious gated 5800 Royal Lane Condominiums! This fantastic second floor unit with higher ceilings was totally renovated in 2020 -no surface left untouched! Elegant architectural details include 6 inch baseboards, double crown molding, door and window trim and plantation shutters. Windows and doors were all replaced along with hardwood, marble tile floors and fresh carpet. The cheerful kitchen was totally renovated with sleek granite countertops, SS appliances, a built-in pantry and coffee bar. The cohesive design continues through the bathrooms which feature contemporary yet classic finishes and chrome fixtures. Plumbing and electrical was all redone with recessed lighting, ceiling fans and light fixtures throughout. Primary bedroom has two closets including a huge walk-in closet. The spacious secondary bedroom includes two closets. One covered carport parking space close by and additional parking available. Overlooking one of 4 pools and nestled amongst towering trees, the setting is absolutely serene in the midst of the hustle and bustle of North Dallas. Responsive on-site HOA management! Affordable dues include all utilities, Wifi, streaming service, blanket insurance, structure maintenance, etc. Refrigerator, washer and dryer convey. Conveniently located near upscale Preston Royal with great dining, shopping and Central Market, everything you need is just minutes away.
Tucked away in a private, gated Dallas community, this beautifully updated 3-bedroom, 3.1-bath home offers an exceptional blend of refined style and tranquil natural surroundings. Overlooking a lush, tree-lined creek, the home features two spacious living areas designed for both everyday comfort and effortless entertaining. The inviting kitchen is rich with warmth and functionality, showcasing a large center island. The first-floor primary suite serves as a peaceful retreat, complete with serene views of the patio and creek. Additional highlights include a study, an oversized laundry room, and a custom-designed primary closet. Offers front and rear gated entry and a home generator.

Dallas is located in Texas. Dallas, Texas 75230has a population of 1,300,239. Dallas 75230 is less family-centric than the surrounding county with 26.26% of the households containing married families with children. The county average for households married with children is 32.82%.
The median household income in Dallas, Texas 75230 is $58,231. The median household income for the surrounding county is $65,011 compared to the national median of $69,021. The median age of people living in Dallas 75230 is 33.1 years.
The average high temperature in July is 94.9 degrees, with an average low temperature in January of 35.5 degrees. The average rainfall is approximately 39.1 inches per year, with 1.2 inches of snow per year.