Courtesy: League Real Estate
817-523-9113
Bring your style and updates to this spacious, split-level home zoned for Overton Park Elementary. This gem has been lovingly cared for by the current owners for more than 30 years! Roof replaced in 2019. Full HVAC replacement in 2023. Newer kitchen appliances. Almost half-acre lot on a cul-de-sac. Easy access to I-20 and the retail and restaurants on Hulen St. Don't miss this one!
Courtesy: MAGNOLIA REALTY
Gracefully positioned on a quiet, tree-lined corner in the heart of University Park, this Mediterranean-style residence blends timeless architecture with modern comfort and low-maintenance, lock-and-leave living. Ideally located near Fort Worth’s premier dining, museums, Colonial Country Club, the Fort Worth Zoo, TCU, and top-rated schools, the home offers both convenience and refined style in one of the city’s most desirable neighborhoods. Architectural details create a warm, sophisticated ambiance, including arched entryways, solid-core doors, custom-stained white oak floors, wide crown molding, and built-ins. The second-floor entry opens to a sunlit, open-concept living, dining, and kitchen area, where a massive island with breakfast bar, oversized walk-in pantry, and abundant cabinetry make entertaining effortless. The adjoining living room features a striking wood-vaulted ceiling, custom built-ins, and a cozy fireplace as the focal point. French sliding doors extend the living area to a tranquil patio with cocktail pool and fully enclosed outdoor space, creating a private retreat for year-round enjoyment. The expansive primary suite offers a peaceful escape with sunroom access, a spa-inspired bath with dual sinks and garden tub, and a large walk-in closet. The lower level provides flexibility with additional bedrooms, full baths, and a bonus room ideal as a secondary living area, media lounge, home office, gym, or guest suite. Designed with efficiency and ease in mind, the home includes sun-protected windows, plantation shutters, designer shades, full exterior insulation, and artificial turf for minimal upkeep. The oversized two-car garage features epoxy flooring, ceiling-mounted shelving, and built-in storage, while the HOA provides a lighted, gated alley for added convenience. This truly unique split-level home offers space, privacy, and thoughtful design—an exceptional opportunity to own a beautifully crafted property in the heart of University Park.
Courtesy: League Real Estate
817-523-9113
Step into timeless charm with this beautifully preserved vintage home, where character and comfort blend seamlessly. This 3-bedroom, 2-bath residence offers generous living space with three distinct living areas, perfect for both everyday living and entertaining. An enclosed, climate-controlled patio expands the home’s versatility and invites year-round enjoyment. Natural light pours in through a stunning floor-to-ceiling front windows, highlighting the home’s warm architectural details. The kitchen is a true unique showpiece, featuring two recently replaced electric ovens built directly into a classic brick wall, a unique nod to the home’s original design, along with a convenient wet bar for hosting with ease. Two vintage bathrooms featuring original details that reflect the home’s era. The main living area centers around a large, lodge-style fireplace, creating a cozy focal point and an ideal gathering space. Outside, enjoy a spacious backyard with room to relax, garden, or entertain. A circular driveway adds curb appeal and convenience, while the front courtyard entrance offers a welcoming, private approach to the home. Rich in character, this vintage gem offers space, style, and a one-of-a-kind atmosphere you won’t find in modern construction. Located close to TCU, Hulen Mall shopping, Clear Fork Shopping and much more. Zoned to highly desired Overton Park Elementary School. Pictures to come soon. Home currently having Estate Sale. Showings will begin Friday 2-6-26
Courtesy: Texas USA Realty
713-449-0913
Welcome to this charming home nestled in one of Fort Worth’s most desirable areas. Located in the heart of the 76109 zip code, this property offers the perfect blend of comfort, convenience, and classic appeal. Step inside to discover a warm and inviting layout, an exquisite patio pool with fountains designed for both everyday living and entertaining. Spacious living areas provide abundant natural light, creating a bright and airy atmosphere throughout. The kitchen offers ample cabinetry and workspace, making meal preparation both functional and enjoyable. The generously sized bedrooms provide comfort and privacy, while the primary suite serves as a relaxing retreat at the end of the day. This home also offers easy access to major thoroughfares—making commuting simple while keeping you close to everything Fort Worth has to offer. Don’t miss the opportunity to own a beautiful home in this highly sought-after neighborhood. COME & SEE, YOU WILL LOVE IT!
Courtesy: League Real Estate
817-523-9113
Welcome to 4221 Whitfield Avenue, an updated home in Fort Worth, zoned for Overton Park Elementary. Inside, the layout is open and easy to live in, with quartz countertops, updated lighting, and great finishes throughout. The kitchen includes a coffee bar, open layout and plenty of storage, making it practical for everyday use and entertaining. You’ll also find flexible bonus spaces that work well as a home office, workout room, or playroom. Out back, there’s a covered patio with an outdoor kitchen, a fully fenced yard, and room to relax or host many friends and family. A lot of the major updates are already done — including new HVAC systems, a new roof, and foundation work with a lifetime warranty — so the heavy lifting has been taken care of. This is a comfortable, well-maintained home in the center of the best part of Fort Worth.
Courtesy: LPT Realty, LLC
Amazing opportunity to enjoy a low maintenance, lock & leave lifestyle with this totally updated townhome on Overton Terrace Court. This rarely available 3 bed, 2.5 bath end-unit is conveniently located proximate to TCU, Overton Park schooling, shopping and dining and Trinity trails. The main floor has beautiful hardwoods, two living areas and fireplaces, a powder room and dining. The kitchen features upgraded stainless steel appliances, granite countertops and a large center island. Additionally, on the main floor is the bright and sunny master suite with direct access to the rear patio, courtyard. It connects to a spacious private bath with separate shower, soaking tub and thoughtfully designed walk-in closet. The second floor is accessed via a curved staircase, with two additional bedrooms and a beautifully redone full bath. The home also features a convenient laundry room, pantry, two car garage and smart home security system. Within walking distance from community pool and direct Trinity trail access.
Courtesy: Fort Worth Focused Real Estate
Thoughtfully reimagined from the inside out, this 3 bedroom, 2.5 bath home offers a refined blend of comfort, design, and functionality. Professionally designed by Adrienne Morgan, the interior features new flooring, custom paint, updated lighting and fixtures throughout. The primary ensuite offers a spa inspired bath with a state of the art BainUltra Evanescence soaking tub. The oversized lot features a sparkling pool, redesigned landscaping, and an 8 foot cedar privacy fence. A custom built, fully insulated and soundproof shed with climate control provides exceptional flexibility for a home office or creative space. The two car garage includes two EV charging stations. Major system upgrades include a new HVAC system, all new plumbing, and a new irrigation system, offering peace of mind and long term value. Most furnishings and decor are available for purchase, creating a rare and truly turnkey opportunity. Ideally located just minutes from TCU, near Overton Park, and a short drive to Clearfork, Downtown, and the Cultural District, zoned in the highly acclaimed Overton Park Elementary - offers both luxury and convenience in one of Fort Worth’s most sought after communities.
Courtesy: The Property Shop
817-888-8849
Step into effortless elegance in this beautiful reimagined first-floor condominium within a gated community, offering 2 bedrooms, 2 bathrooms, and approximately 1,475 square feet of refined living space. Designed with both comfort and sophistication in mind, the open, airy floor plan creates a seamless flow ideal for entertaining or relaxing in style. The stunning kitchen is a true centerpiece, featuring sleek quartz countertops, stainless steel newer appliances, and clean modern finishes that elevate everyday living. A thoughtfully designed flex space adds versatility, perfect as a second living area, or private retreat to include the pool steps away from your front door. Every detail has been carefully curated, from the beautifully updated bathrooms to the luxury vinyl plank flooring that adds warmth and contemporary charm throughout. Impeccably maintained and truly move-in-ready, this home offers the perfect blend of modern upgrades and timeless comfort. A rare opportunity to enjoy elevated first floor living in a beautifully curated, move-in ready home. HOA fee covers: All utilities, yard, and pool maintenance. Across the street from Tanglewood Elementary. Less than a mile to the TCU baseball fields. Less than a 5-minute walk to restaurants, shopping, grocery stores, banks, veterinarians, and just a short drive to interstate access. Welcome Home!!
Courtesy: Blanks Realty
Welcome to a residence rich with possibility and timeless appeal. This stately home offers three well-appointed bedrooms, two and a half baths, and two distinct living areas. Ideally positioned in the highly sought-after Tanglewood neighborhood, the home faces the scenic walking paths and lush greenspace of Overton Park. Overton Park is a serene 48-acre greenbelt featuring winding trails, tennis courts (located just a short walk away), playgrounds, and pet stations—an exceptional extension of your front yard and a rare backdrop for daily living. The exterior showcases impressive curb appeal with mature trees, expansive front and back lawns, and a swing-entry garage that enhances both functionality and architectural presence. Inside, the main living space highlights the home’s original fireplace, soaring vaulted ceilings, and walls of windows that frame views of the backyard while filling the home with natural light. The layout offers flexibility and warmth, creating an inviting atmosphere throughout. Just moments from Colonial Country Club and less than five minutes from TCU and The Shops at Clearfork, this home combines a premier location with enduring character. A truly rare opportunity to personalize a classic property in one of Fort Worth’s most coveted settings.
Courtesy: Engel & Volkers Fort Worth
Welcome Home to this charming Mid-Century Modern home in the heart of the Westcliff Subdivision, one of Fort Worth's most coveted neighborhoods! Enjoy the view from the welcoming entrance with a cozy covered front porch. Step into this completely renovated, 3 bedroom and 2 full bath, open-concept home with a spacious living area, flooded with natural light, a stone fireplace, a dining area with views of the huge backyard and LVP floors flowing throughout. Cook in style in this modern kitchen, equipped with gorgeous granite countertops, all stainless-steel appliances, and plenty of beautiful white cabinets! Then retreat into the spacious primary bedroom complete with an en-suite bathroom with stone tiled shower and stunning corner windows! With two additional bedrooms and a second large new bathroom, there's plenty of space for family and guests! The huge backyard has tons of space, a covered porch, a new extra-large concrete deck with more room for a pool, perfect for entertaining! Plenty of updates: HVAC, energy efficient windows, water heater, flooring, counters, bathrooms and foundation with transferable warranty! Conveniently located just steps from Foster Park and Overton Park connecting to the Trinity Trails for easy walks, runs, and cycling, and only 1.5 miles from TCU! Plus easy access to local shops and dining! Live your dream life in this stunning home!
Courtesy: Douglas Elliman Real Estate
281-652-5588
An Icon, Reimagined. Welcome to 3736 Aviemore Drive, a striking expression of modern architecture defined by precision, innovation, and refined living. Sculptural lines and rare materials converge to create a residence that is truly one of a kind in the region. The exterior makes an immediate statement, blending clean geometry with warmth through Quantum windows and doors, Accoya and Sapele wood accents, and a thoughtfully layered material palette. The main level is designed for effortless daily living, featuring four en suite bedrooms alongside the primary living spaces. Expansive accordion doors open seamlessly to an elevated outdoor terrace, extending the living area into the treetops and framing panoramic views and unforgettable Fort Worth sunsets. Thoughtfully designed indoor and outdoor staircases create a fluid connection between levels, while a private elevator provides seamless mobility throughout the home. The lower level offers a second living and entertaining space, with accordion doors opening to an expansive outdoor entertainment area—ideal for hosting and relaxed gatherings alike. Inside, the home unfolds with a gallery-like flow anchored by a Bulthaup kitchen appointed with Gaggenau appliances and Miele refrigeration. European oak flooring, Starfire glass, and exceptional craftsmanship are evident throughout, from Dornbracht fixtures to custom Drophouse fireplaces. Amenities include a concealed 1,200-bottle wine room, private theater, and a wellness suite with sauna, complemented by over 2,900 square feet of covered outdoor terrace and patio entertaining space. Smart home features include Control4 automation, Lutron lighting and shades, heated floors, and integrated displays throughout. Thoughtfully refreshed and returning to market with a renewed presence, this extraordinary residence is curated for the utmost luxury, convenience, and accessibility—offering features unseen in Fort Worth history and standing as a true architectural masterpiece.
Courtesy: League Real Estate
817-523-9113
Steps away from Overton Park, this five-bedroom home is a blend of contemporary design and space to entertain. The kitchen boasts a huge gas cooktop, custom refrigerator-freezer, and double oven. The first-level primary bedroom is complete with a fireplace, built-in shelving, sliding door to the backyard, and ensuite bathroom. Four additional bedrooms on the second level; two bedrooms on each wing with a full bathroom in between. A large formal living room occupies the split space between first and second level. The game room is just above the second level with sliding door access to the backyard. And this backyard is ready for a party! Picture yourself cooking for your crew in the outdoor kitchen while your guests play in the pool or lounge on the deck. An abundance of seating and secluded, park-like setting help to make this backyard THE PERFECT SPOT to gather with friends. Zoned for desirable Overton Park Elementary and located in the Overton Park Neighborhood Association. Another bonus...living in this multi-level home will certainly allow you to achieve your stair climbing goals ever day!
Courtesy: Coldwell Banker Realty
Timing is everything and this one is ready for its new owners! Below Market Value and Ready to Get SOLD! This refreshed Modern Farmhouse sits on a corner lot just minutes from TCU and checks all the boxes buyers are searching for including a- sparkling pool. This thoughtfully updated home features 4 bedrooms, 2.5 bathrooms, and a private study, perfect for families, remote work, or college living. The interior is bright and welcoming with soft neutral tones, modern finishes, and an open layout filled with natural light. The kitchen offers ample counter space and a large gathering area—truly the heart of the home—ideal for hosting and everyday living. Step outside to your private backyard oasis, where the recently updated pool is ready for summer fun, entertaining, or relaxing weekends at home. A newly replaced roof adds peace of mind for years to come. Located near shopping, dining, and TCU, this home is ideal as a primary residence, rental, or long-term investment. Motivated seller—don’t fumble this opportunity! ?? Open House Saturday Feb 7th, 1–3 PM - Come tour the home during our open house and receive a FREE BOX of Girl Scout Cookies. First Come First Serve.Schedule your showing today!
Courtesy: Briggs Freeman Sotheby's Int'l
817-731-8466
Charming 4-bedroom, 3-bathroom home nestled in the desirable Westcliff neighborhood. This traditional-style residence boasts a 0.26-acre lot with sports court. Features include granite countertops, hardwood floors, and a spacious living area with vaulted ceilings. The large master bedroom includes a walk-in closet and ensuite bathroom Conveniently located, this property is within 1.7 miles from Texas Christian University (TCU), making it an excellent choice for students or faculty members seeking proximity to campus. The area also offers easy access to grocery stores, restaurants, and Foster Park, which leads to the scenic Trinity Trails, perfect for walking, running, or biking. Current Tenants leasing through May 20, 2025-rental amount $5500 per month. Next set of tenants-June 1, 2025-May 20, 2026-rental amount of $5600. Property is grandfathered in the TCU overlay for more than 3 tenants. Property is grandfathered in the TCU overlay for more than 3 tenants.
Courtesy: Briggs Freeman Sotheby's Int'l
817-731-8466
Location, Location, Location! Prime spot within 1.7 miles from Texas Christian University. the property offers easy access to campus, making it perfect for students, faculty, or alumni. Additionally, this home boasts a convenient location to other amenities near grocery store, restaurants, and Foster Park, which connects to the scenic Trinity Trails. The property is tenant-occupied through May 20, 2025. Please note that a 24-hour showing notice is required. Property is grandfathered in the TCU overlay for more than 3 tenants.
Courtesy: Briggs Freeman Sotheby's Int'l
817-731-8466
Charming one-story home on large corner lot located within a 6-minute drive from TCU. This home offers split bedrooms on a treed lot. Plus, a separate apartment with walk-in closet, small kitchenette with stove, sink & refrigerator and full bath. Apartment is accessed through a separate side entrance. Conveniently located, this property is within 2 miles from Texas Christian University (TCU), making it an excellent choice for students or faculty members seeking proximity to campus. Also, near grocery store, restaurants, and Foster Park, which connects to the beautiful Trinity Trails for a myriad of activities. Property is grandfathered in the TCU overlay for more than 3 tenants. Currently tenant-occupied through May 20, 2025.
Courtesy: Briggs Freeman Sotheby's Int'l
817-731-8466
Charming one-story property located within a 7minute drive from TCU. This home offers split bedrooms on an oversized .43-acre lot. Large living area with skylights offers access to a side patio. located, this property is within 2.2 miles from Texas Christian University (TCU), making it an excellent choice for students or faculty members seeking proximity to campus. Also, near grocery store, restaurants, and Foster Park, which connects to the beautiful Trinity Trails for a myriad of activities. Currently tenant-occupied through May 20, 2026. Current tenants through May 2025 pay $4,300 per month then it jumps to $6,000 per month for the new set. Property is grandfathered in the TCU overlay for more than 3 tenants. A 24-hour showing notice is required.
Courtesy: Briggs Freeman Sotheby's Int'l
817-731-8466
3727 W Biddison St is a beautifully updated single-family home nestled in Fort Worth’s desirable Westcliff neighborhood, just minutes from TCU. Built in 1946, this 2,503 sq ft ranch-style residence features 4 spacious bedrooms and 3 full bathrooms, including one en-suite bedrooms ideal for added privacy. The home blends modern updates with original charm like paneling and a gas-start fireplace. The expansive lot (0.28 acres) includes a 2-car detached garage, a 2-car covered carport offering ample space for parking. Located just blocks from the TCU baseball field, the property offers easy access to campus, making it perfect for students, faculty, or alumni. Additionally, this home boasts a convenient location to other amenities near grocery store, restaurants, and Foster Park, which connects to the scenic Trinity Trails. The property is tenant-occupied through May 20, 2026. Property is grandfathered in the TCU overlay for more than 3 tenants. Please note that a 24-hour showing notice is required.
Courtesy: Briggs Freeman Sotheby's Int'l
817-731-8466
Prime location walkable to TCU. Great floorplan with 1 bedroom-bath down and 2 living areas. Updated kitchen with beautiful finish out. Upstairs the main bedroom has a separate sitting area plus an ensuite bathroom. Another small flex room could be another living, study or game room for the other 3 bedrooms to share. Convenient location to grocery stores, restaurants and shopping. Current lease through May 20, 2025, for $7000 per month, next lease begins June 1, 2025, through May 20, 2026, for $7375 per month. Pool table in downstairs living space remains with the property. Property is grandfathered in the TCU overlay for more than 3 tenants.
Courtesy: Texas Prime Realty Group
817-701-9060
Rare Gem in the Heart of TCU! This stunning 3,360-square-foot residence on the bluff of Worth Hills blends modern luxury with thoughtful design, creating an ideal retreat for families, entertainers, and Horned Frog supporters alike. Fully renovated in 2023 (new HVAC, electrical and plumbing), the home offers a fresh, sophisticated feel throughout, beginning with a chef’s kitchen appointed with high-end finishes and generous workspace; perfect for everyday cooking or hosting gatherings. With 3 spacious bedrooms and 4 beautifully updated bathrooms, the layout provides both comfort and flexibility. Home presents in like new condition and ready to move in. The inviting screened-in porch extends the living space outdoors, opening to a show-stopping backyard completed in 2024. Designed for year-round enjoyment, it features an outdoor kitchen, sparkling pool, fire pit, and low-maintenance turf. The yard is fully fenced, accessible by alley, and secured by a drive gate for added privacy. A whole-house generator installed for added comfort and safety. One of the home’s most distinctive features is the speakeasy-inspired basement, complete with a custom wine bar—an atmospheric hideaway tailor-made for memorable evenings. Whether you're seeking proximity to campus for an enrolled student or simply want a beautifully finished home with exceptional indoor-outdoor living, this property offers a rare combination of style, convenience, and character in one of Fort Worth’s most desirable locations.
Courtesy: Mason Real Estate Company
214-505-4746
This fully renovated mid-century retreat on a .36-acre lot in Overton Park blends flexible living and indoor–outdoor comfort. Its single-story layout offers four bedrooms, one easily serving as a dedicated office or guest room for work-from-home or overnight guests. A private front entry and enclosed courtyard create a sense of arrival. Inside, natural light floods the open living, dining and kitchen spaces. Warm hardwood floors complement modern finishes, while the kitchen boasts quartz counters, fine finishes like a built-in glass rinser, and a huge walk-in pantry. The adjacent dining area easily seats a crowd while overlooking the pool. The split-bedroom design ensures privacy. The primary suite offers a spa-like bath with soaking tub, open shower and dual vanities plus two oversized closets, one reinforced as a storm shelter. Two secondary bedrooms share a well-appointed bath, with a powder room for guests. A fourth flex room functions as an office or guest bedroom. New sliding glass doors lead to a sparkling pool and private backyard oasis. The enclosed front courtyard can become a serene garden or outdoor lounge. Few homes in the neighborhood feature a dedicated front entry and multiple outdoor retreats. Recent updates include all-new windows, electrical, plumbing, sliding glass and exterior doors, spray-foam and blown-in insulation, proactive termite protection, and updated roof and HVAC. These upgrades enhance energy efficiency and comfort. Enjoy Overton Park Elementary, proximity to TCU and premier shopping and dining at Clearfork and along the Trinity River trails.
Courtesy: Winston Properties, LLC
817-579-5555
Newly updated condo in great location. 1.5 miles from TCU and blocks from Tanglewood and Overton Park. Gated and covered parking space. One bedroom, one bath. New: paint, vinyl plank flooring, sink faucets, light fixtures, smooth cooktop range, microwave, hardware, toilet, sinks and countertop. Great floor plan with lots of closet space. Dues include insurance for the roof, electric, water, sewer, trash and HVAC service. Laundry facility on site, community courtyards and community swimming pool. Come see.
Courtesy: Elite Real Estate Texas
Discover your perfect Fort Worth retreat in this inviting 3-bedroom, 2-bath single-family home located close to Texas Christian University — ideal for students, faculty, first-time buyers, or anyone who loves convenient urban living with neighborhood charm. Step inside to a warm and welcoming layout featuring comfortable living spaces, great natural light, and thoughtful design throughout. Whether you’re relaxing after a long day or entertaining friends and family, this home offers the perfect blend of comfort and functionality. The well-appointed kitchen flows easily into the adjacent living areas, and the bedrooms provide restful space for everyone. Outside, enjoy a private backyard — perfect for weekend BBQs or a garden oasis. Located near the established, tree-lined neighborhoods surrounding TCU, you’ll have quick access to local shops, eateries, parks, and entertainment, all while being just moments from campus life and all that Fort Worth has to offer. Don’t miss this opportunity to own a cozy, convenient home near one of Fort Worth’s most sought-after communities!
Courtesy: Fadal Buchanan & AssociatesLLC
817-750-0012
Located just a short walk from Texas Christian University, this beautifully updated 3 bedroom, 3 bath home with guesthouse, offers the perfect blend of elegance, character, comfort, and convenience. The charming front elevation showcases warm cedar shutters and a beautifully crafted cedar front porch cover, adding rustic elegance and inviting curb appeal to the home. Inside, you'll find gleaming hardwood floors throughout and an open-concept kitchen featuring granite countertops, a large island, stainless steel appliances, refrigerator, and a washer and dryer all included. With a spacious living room and a generous layout that offers both functionality and style. Step outside to enjoy the large backyard. Located in back of main home is a fully updated guest house, that is complete with a private entrance, full kitchen, washer and dryer, dishwasher, microwave, and refrigerator. Situated in a highly sought-after neighborhood near TCU, perfect for students, or faculty members. You're also just minutes from shopping, dining, and entertainment. This is a rare opportunity to own a versatile, beautifully maintained property in one of Fort Worth’s most desirable locations!
Courtesy: Leah Dunn Real Estate Group
817-480-6885
Charming Austin Stone gem located less than one mile from TCU and just minutes from campus and game-day excitement. Situated on a spacious corner lot, this home features new paint inside and out, wide-plank laminate flooring throughout most living areas and new carpeting in the bedrooms. Recent updates enhance both style and comfort, including warm tones throughout, energy-efficient windows, recessed lighting, and soaring 8.5-foot ceilings. The excellent floor plan is filled with natural light, and a versatile bonus room can easily serve as a bedroom, second living area, or home office. The recently updated primary bathroom is a standout, showcasing an oversized subway-tiled shower with seamless glass doors and a modern vessel sink. Full of character and thoughtfully updated, this home is truly a jewel! Note: Some photos are virtually staged for visual perspective.
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Fort Worth is located in Texas. Fort Worth, Texas 76109has a population of 908,469. Fort Worth 76109 is less family-centric than the surrounding county with 34.02% of the households containing married families with children. The county average for households married with children is 34.97%.
The median household income in Fort Worth, Texas 76109 is $67,927. The median household income for the surrounding county is $73,545 compared to the national median of $69,021. The median age of people living in Fort Worth 76109 is 33 years.
The average high temperature in July is 95.6 degrees, with an average low temperature in January of 34.9 degrees. The average rainfall is approximately 36.7 inches per year, with 1.3 inches of snow per year.
