Welcome to this beautifully updated 3-bedroom, 2-bathroom home nestled in the highly desirable Reata Trails community in Georgetown. Featuring stylish, durable vinyl flooring throughout, walk in closet and spacious floorplan, this move-in-ready home offers the perfect blend of comfort, functionality, and low-maintenance living. Step outside and enjoy multiple outdoor living spaces, including a charming front patio ideal for morning coffee and a spacious covered back patio perfect for entertaining, weekend BBQs, or relaxing evenings at home. The oversized private backyard provides endless possibilities with plenty of room for kids, pets, gardening, or future outdoor enhancements. Ideally located near parks, schools, shopping, dining, and major commuter routes, this home offers both convenience and a welcoming neighborhood atmosphere. Whether you're a first-time buyer, growing family, or busy professional, this home checks all the boxes. Schedule your private showing today and discover everything this Georgetown gem has to offer!
Tucked into the highly sought-after Lakeside at Lake Georgetown community, this beautifully designed one-story home offers the perfect blend of comfort, functionality, and lifestyle. Featuring 4 bedrooms, a dedicated office, and 3 full bathrooms, this thoughtfully designed open-concept floor plan is ideal for both everyday living and entertaining. At the heart of the home, the spacious kitchen showcases a large center island, granite countertops, stainless steel appliances, abundant cabinetry, and seamless flow into the expansive family room. Elegant plantation shutters add timeless charm and privacy to both the family room and the serene primary suite. The private primary retreat offers a relaxing escape, while the secondary bedrooms provide flexibility for guests, family, or hobbies. The dedicated office creates the perfect work-from-home setup without sacrificing living space. Beyond the home itself, Lakeside at Lake Georgetown offers an exceptional lifestyle surrounded by natural beauty and modern conveniences. Residents enjoy miles of scenic walking and biking trails, easy access to Lake Georgetown for kayaking, fishing, boating, and swimming, plus neighborhood parks, playgrounds, splash pads, barbecue areas, and shaded gathering spaces.Buyers love Lakeside for its peaceful setting, highly rated Georgetown ISD schools, low tax rate with no MUD tax, natural gas community features, and close-knit neighborhood feel. Conveniently located near downtown Georgetown, shopping, dining, and everyday essentials, this community offers the perfect balance of tranquility and accessibility.If you are looking for modern one-story living with access to outdoor adventure and an incredible community atmosphere, this Lakeside at Lake Georgetown home checks every box.
All photos have been virtually staged or digitally enhanced for presentation purposes. None of the furnishings exist including the refrigerator. 704 Independence Creek Ln is a single-family residence in the Sun City Georgetown Neighborhood 47 Planned Unit Development of Georgetown, Texas. Built in 2008 by Del Webb-Pulte, the property exemplifies the master-planned retirement community’s emphasis on low-maintenance living and access to resort-style amenities. Property overview The home spans approximately 1,712 square feet with three bedrooms and two bathrooms on a 0.14-acre lot. A private greenbelt borders the fenced backyard, which features an extended covered flagstone patio with ceiling fans. The structure rests on a slab foundation with stone-veneer and stucco exterior. Interior features Hard tile flooring defines the main living areas, while hardwood floors extend through the bedrooms and study. French doors open to the back porch, enhancing natural light and indoor-outdoor flow. Interior details include crown molding, barn-style doors between the kitchen and utility room, and pull-out shelving in cabinetry. Appliances such as a gas range, microwave, and dishwasher are paired with a central air-conditioning and natural-gas heating system. Community and amenities Located within Sun City Georgetown—a 55-plus active-adult enclave—the home benefits from membership in the Sun City Community Association. Nearby amenities include golf courses, clubhouses, fitness centers, pools, walking trails, and social clubs. Annual association fees support common-area maintenance and community insurance.
You will want to hurry to have the opportunity to call this home. Well Maintained original owner home in desirable neighborhood. Wood floors throughout with added durable wood-look vinyl floors to main bedroom and sun room. Enclosed sun room has a mini-split unit to cool and heat your favorite new room. Sun Room overlooks a luscious backyard full of flowering plants and trees. You can also enjoy private backyard on the extended deck or the concrete pad with pergola cover. Plantation Shutters throughout. Windows replaced 2019 with Pella. Whole house natural gas Generator will power the entire home with an automatic transition and serviced yearly since 2023. Fireplace is an electric insert and could be converted back to gas logs since gas starter still in place. This home has 4 total rooms. Main Bedroom + Study + 2 Spare Bedrooms. Study has built-in desk inside closet which could be turned back to closet. Main bathroom has been updated with garden tub and tile shower. Pet Door is a "Power Pet". Gas line is plumbed at cooktop if you prefer gas cooking. 2026 Water Softener does convey. Refrigerator in home does not convey, but there will be a different fridge to convey. Greenhouse and Storage Shed in backyard do convey. Come call this home.
Welcome to 1204 Texas Ash LN, Georgetown, TX 78628, a single-family residence constructed in 2022 that presents in great condition. This attractive property, with its French Provincial architectural style, offers a distinctive living experience for those seeking comfort and elegance. The heart of this home is a thoughtfully designed kitchen, equipped with stainless steel appliances and stone counters. A central island, complete with a built-in microwave and an integrated sink, provides both functionality and a focal point for culinary endeavors. Within the home, the bathrooms offer modern conveniences, with two sinks and a walk-in shower enhancing the daily routine. The bedrooms include a walk-in closet, providing ample storage and organization. Additional features include a private yard for outdoor enjoyment, a dedicated laundry room for convenience, and an attached two-car garage. A patio, including a covered section, extends the living space outdoors, perfect for relaxation or entertaining. Residents also benefit from access to a community pool. Discover the exceptional lifestyle opportunities that await in this Georgetown residence.
Stunning Corner Lot Home with Elegant Upgrades & Outdoor Retreat in Fabulous Morningstar Community. Discover this beautifully upgraded home, thoughtfully enhanced by the interior designer owner to showcase its true beauty and full potential. Located on a desirable corner lot with no close neighbors, this residence offers both privacy and tranquility. Inside, you’ll find an open-concept layout featuring 3 spacious bedrooms and 2 modern bathrooms, crafted with high-quality materials throughout. The interior design exudes sophistication and comfort, perfect for relaxing or entertaining guests. Step outside onto the spacious backyard deck, built with premium materials and designed for outdoor living, whether it’s morning coffee, weekend gatherings, or simply enjoying the peaceful setting. Conveniently located just minutes from HEB, local coffee shops, Torchy’s Tacos, several parks, and everyday shopping and dining. Costco is approximately 10 minutes away, making errands and entertainment incredibly convenient. Located within the fabulous Morningstar community, residents enjoy access to a several community pool, playgrounds, walking trails, basketball court, common areas, and even a zip line — creating the perfect setting for family fun and outdoor activities.
Beautifully remodeled single-story home on a peaceful 1-acre cul-de-sac lot. This move-in ready 3-bedroom, 2-bath home offers 1,624 sq/ft of thoughtfully updated living space with a desirable split-bedroom floor plan, no interior steps, and no HOA in a lower property tax area. Surrounded by mature trees and set back from the street with a long driveway leading to a circular parking area and attached 2-car garage, this property offers privacy, charm, and everyday comfort. Inside, the vaulted living room ceiling and cozy fireplace create a warm, inviting atmosphere, while the completely remodeled interior provides a fresh, clean, modern feel throughout. The spacious kitchen features a new gas range (Jan. 2025) and new refrigerator (April 2025). Additional recent updates include a new roof installed in Dec. 2025. Enjoy outdoor living from both the large covered front sitting porch and covered back patio — perfect for relaxing, entertaining, or enjoying the peaceful natural setting. Rare opportunity to own a beautifully updated home with space, privacy, mature trees, and a quiet country-style feel while still being conveniently located near Georgetown amenities, shopping, dining, and commuter routes. It's darling, clean, and turnkey, ready for its next owner to move right in!
ICONIC STYLE & UNBEATABLE CONNECTIVITY: Position yourself at the center of it all. This isn’t just a home; it’s a launchpad for the best of Georgetown. Perfectly situated just minutes from the "Most Beautiful Town Square in Texas," the scenic trails of San Gabriel Park, and the Georgetown Executive Airport. Commuting is easy with quick access to I-35 and the 130 Tollway. CURATED INTERIORS WITH A MID-CENTURY EDGE: Step inside to find a space that balances 1980s solid bones with sophisticated, modern soul. The main living area is anchored by a rare, iconic Malm style "Carousel" fireplace. The updated galley-style kitchen is designed for efficiency and style, featuring quartz countertops and a high-end appliance suite. The primary retreat offers a private en suite experience, recently refreshed with a new marble-topped vanity and designer tile work in the bath. THE "BONUS" ADVANTAGE: DETACHED EXECUTIVE STUDIO: Escape the distractions of the main house in your private backyard sanctuary. The detached studio is fully climate-controlled and finished out. Whether you need a professional home office, gym, creative workshop, or a bonus playroom, this versatile space adds immense value and functionality. MOVE-IN READY: Ask about our available non-realty item packages to make this transition seamless. A professional pre-listing inspection has been completed and is available for your review—we’ve done the heavy lifting so you don't have to. FINANCIAL EDGE: Benefit from a low 1.82% tax rate, offering significant monthly savings over nearby new construction. Experience the perfect blend of unique character and modern convenience. Schedule your showing today and see why this is the best value on the Westside!
2.5% assumable VA loan available for qualified buyers—rare opportunity in today’s market! This 4 bed, 4 bath home sits on a spacious acre lot and features modern finishes throughout. The open living area is anchored by a floor-to-ceiling stone fireplace, creating a warm focal point. The kitchen and dining flow seamlessly, ideal for everyday living and entertaining. Enjoy the outdoor kitchen and expansive yard with room to relax or host. A unique blend of space, style, and financing advantage. Schedule your showing before it's gone!
New Construction 1 Story 2,051 Sq Ft 4 Bed 3 Bath Storage Available Fall 2026 The Oxford is a thoughtfully designed single-story home offering 2,051 sq. ft. of versatile living space with 4 bedrooms, 3 bathrooms, and a 2-car garage with storage. This plan blends open-concept living with smart flexibility for modern households. Step through the entrance foyer to find a front secondary bedroom with a walk-in closet and access to a nearby full bathroom, making it ideal for guests or a home office. The heart of the home opens into a bright family room with vaulted ceilings, seamlessly connected to the casual dining area and kitchen. The kitchen features a center island, ample cabinet and counter space, and a walk-in pantry, making everyday cooking and entertaining effortless. The family room offers access to the covered outdoor living area. Just off the family room, Bedrooms 2 and 3 each include walk-in closets and share a full bathroom with a convenient hall storage closet. The primary suite, located at the back of the home for privacy, features a spacious bedroom and an ensuite bath with separate vanities, a walk-in shower, linen storage, and a large walk-in closet. The utility room is conveniently located nearby for easy laundry access.
NEW CONSTRUCTION BY PULTE HOMES! Available June 2026! The two-story, new construction Dinero features a spacious and private owner's suite on the first floor, plus a loft and three bedrooms on the second.
Gorgeous single-story home, meticulously maintained and thoughtfully updated, featuring a spacious 3-car garage and exceptional curb appeal. Recent improvements including a newer roof and water softener add peace of mind and long-term value. A convenient sidewalk and gated access provide an efficient path from the garage to the backyard. Lush landscaping creates a beautiful first impression in the front and a peaceful retreat on the back patio. Inside, the private primary suite is thoughtfully separated from the secondary bedrooms, while the 4th bedroom or office offers flexible living options. The huge open kitchen flows seamlessly into the living and dining areas, making it ideal for gathering, entertaining, and everyday living.
BUILDER PROMO MEMORIAL DAY SALE on THIS HOME - 0 CLOSING COSTS & MOVE IN PACKAGE included with Free Washer, Dryer and 2 inch Faux Wood Blinds IF CONTRACTED BY MAY 31st, 2026! CONTACT GFO HOME FOR DETAILS. Welcome to GFO Home’s Beautiful Brand New Wilson Two-Story floor plan from our upscale Freedom Series- located in Amenity-Rich Highland Village Community! This spacious 2,600 sf home boasts 4 Bedrooms, 3 Bathrooms, and a 2-Car Garage. Highlights on the main floor include 8-foot doors throughout, a Guest Suite with full Guest Bathroom, an Open Concept Family Room with soaring 2-story Vaulted Ceilings & large Upgraded Stacked Windows for ample natural light, as well as an Upgraded Gourmet Chef’s Kitchen featuring a large Center Island, Stainless Steel Appliances, Quartz Countertops, Walk-in Pantry, and attached Breakfast & Dining Area. Enjoy a spacious Covered Patio leading out to the Private Backyard, as well as a luxurious Primary Suite and Spa-Inspired Primary Bathroom with a designer Free-Standing Tub, Frameless Glass Walk-In Shower, and Oversized Walk-In Closet. Plus, discover additional functionality with a laundry room & mudroom off the garage entrance. Upstairs, you’ll find the Game Room loft overlooking the family room for endless fun, and 2 additional Bedrooms with 1 more full Bathroom. Experience high-end living at its finest with GFO Home's Wilson floor plan in the beautiful & scenic Planned Community of Highland Village- minutes away from the brand-new Parmer Center with HEB, new Benold Middle School, and more! Highland Village features great onsite amenities such as sports courts, playgrounds, and scenic walking trails. Enjoy living in vibrant Georgetown, featuring a Historic Downtown Square with shopping, dining, and year-round fun. Plus local Parks, Trails, Lakes, and Hill Country beauty. Zoned to Top-Notch Georgetown ISD. Estimated Completion in early June!
Gorgeous and filled with character, this home is beautifully surrounded by mature trees and offers the freedom of no HOA. Spacious rooms throughout create an inviting sense of comfort, beginning with a large front yard featuring easy-to-maintain landscaping and a long driveway that leads to a detached 2-car garage. A generous front porch welcomes you inside to a thoughtfully designed floor plan enhanced by expansive windows and abundant natural light. The living room showcases a dramatic floor-to-ceiling stone fireplace and flows seamlessly into the kitchen, complete with wood and tile countertops, an island, breakfast bar, white cabinetry with pullout drawers, stainless steel appliances, and a pantry. The dining area is accented by built-in shelves, while an oversized flex space with its own fireplace and bar offers endless possibilities for entertaining, relaxing, or creating a game room, media room, or second living area. A convenient half bath completes the main level. Upstairs, all bedrooms are privately tucked away, including an oversized primary suite with a fireplace, large balcony, walk-in closet, and ensuite bath featuring a dual vanity, luxury steam shower and walk-in closet. Two additional large bedrooms offer exceptional flexibility, each with its own closet plus built-in desk and shelving. Outside, the large fenced backyard is designed for enjoyment with a spacious patio, deck, and dedicated garden area. Ideally located near Lake Georgetown and a wealth of shopping, dining, and recreation, with easy access to I-35 and Highway 29, this one-of-a-kind home blends charm, space, and convenience in a truly special setting.
This beautiful home offers the perfect blend of comfort, convenience, and Central Texas charm. Nestled in an established neighborhood in west Georgetown, this property places you just minutes from scenic parks, golf courses, shopping, dining, and the vibrant Historic Georgetown Square. Immaculately maintained, this home is move-in ready with new carpet and fresh paint throughout, plus a newer roof (3 years) and HVAC system (2 years). With convenient access to shopping, schools, recreation, and major commuter routes into Austin and Round Rock, this property offers the ideal balance of peaceful suburban living and nearby city conveniences. Whether you're looking for outdoor adventure, dining and entertainment, or a welcoming community atmosphere, this home places it all within easy reach.
Westin Homes NEW Construction (Retreat II, Elevation B) CURRENTLY BEING BUILT. This stunning two-story home features 4 bedrooms, 3.5 baths, and a design that perfectly balances elegance and functionality. A breathtaking rotunda entry sets the tone, leading to a private study and an inviting open layout. The chef’s dream kitchen flows seamlessly into the family room and informal dining area, creating an ideal space for gatherings and everyday living. The private primary suite on the first floor offers a luxurious retreat with a spacious walk-in closet. Upstairs, you’ll find three additional bedrooms accompanied by both a game room and a media room, providing plenty of space for relaxation and entertainment. Outdoor living is enhanced by a covered patio, while a 2-car garage and front and back sod add convenience and curb appeal. Located just minutes from the Historic Georgetown Square, Parmer Ranch offers the perfect blend of small-town charm and modern living. Enjoy community amenities including Parmer Park, a zip line, resort-style pools, and more. Come visit Westin Homes today to discover why Parmer Ranch is a wonderful place to call home!
NEW CONSTRUCTION BY PULTE HOMES! Available August 2026! The Hewitt’s open plan offers luxury and space, with a kitchen overlooking the great room and dining area, and an Owner's Suite with walk-in closet.
The Elton - This new single-level home is host to an inviting open floorplan with convenient access to a covered patio, ideal for seamless entertaining. Three secondary bedrooms are located off the foyer, and the luxurious owner’s suite is tucked to the side of the home, complete with an en-suite bathroom and walk-in closet. A versatile flex space can be found off the main living area. Photos are for illustrative purposes only. Estimated Completion August 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.
NEW CONSTRUCTION BY PULTE HOMES! Complete and ready! The Sandalwood features an open and inviting gathering area, dining room, and kitchen & a large game room upstairs. This home features upgrades such as quartz countertops, stainless steel appliances and hardwood stairs.
BY APPOINTMENT ONLY — THE ONLY PREMIUM BUILDER IN GEORGETOWN OFFERING PERSONALIZATION FROM THE $400S This exceptional 3,093 sq ft home offers the flexibility and space modern buyers crave. Situated on a premier oversized corner lot, the property stands out with its unique main-floor configuration featuring two bedrooms and two full baths, providing a seamless solution for guests or a quiet work-from-home setup. The heart of the home is the expansive great room, boasting two-story ceilings that flood the space with natural light. Upstairs, you will find a dedicated game room overlooking the living area below, plus a private suite with its own bath. With over 9,200 sq ft of land and a sophisticated interior flow, this property delivers a lifestyle of comfort and convenience rarely found on the market.
Beautifully upgraded 3-bed, 2-bath + office / flex room. Oak LVP flooring flows throughout spacious rooms bathed in natural light! The chef's kitchen stuns with Titanium Granite countertops, new cabinetry, and a massive 8x;8 ft island that opens to the living area, anchored by a centered fireplace. A $30,000 built-in Monogram refrigerator and separate freezer, luxury rarely found outside a custom build. Spa-inspired baths feature new sinks, designer flat-side toilets, and upgraded fixtures. Whole-house water softener and filter, Wi-Fi lights and fans, new baseboards, and a newer roof round out the upgrades. French doors open to a covered patio and large backyard with mature trees and a big yard. Ring cameras front, back, and doorbell, plus a full home security system.
Experience luxury, privacy, & breathtaking views of Lake Georgetown in this stunning 1-acre estate, located in the exclusive gated community of Highland Estates. With fresh exterior paint & many thoughtful upgrades, this home makes a striking first impression with a circular driveway & gorgeous low-maintenance xeriscaping. The property also features a 3-car attached garage plus a detached garage with mini-split HVAC, ideal for a guest suite, workshop, or flex space. Both garages include epoxy floors. Inside, the home offers an open floor plan with soaring ceilings, expansive windows, wood-look luxury vinyl plank flooring throughout the main living areas, & plentiful storage. The living room features a stylish coffered ceiling, a floor-to-ceiling stone fireplace, & serene backyard views. The kitchen offers granite countertops, a center island with bar seating, dark wood cabinetry with pull-out drawers, stainless steel appliances, 2 pantries & a nearby dining area. At the front of the home, you’ll find an office plus a flexible bonus space. A versatile formal living room offers even more room to relax or host. The spacious primary bedroom boasts a bay window, tray ceiling, & a stylish ensuite bath with a dual vanity, soaking tub, separate frameless glass shower, & walk-in closet. 3 additional sizable bedrooms offer flexibility, one with its own ensuite bath, while the other two share a Jack-&-Jill bath. Step outside to an expansive backyard, where a spacious covered patio with a fireplace invites you to unwind with beautiful views of Lake Georgetown. A stone pathway leads to a fire pit with surrounding seating & xeriscaping. Plus, there's a storage shed & an established vegetable garden. Zoned to top-rated schools and located just minutes from Lake Georgetown, shopping, dining, and recreation, this exceptional property offers easy access to I-35 and Highway 29, with Downtown Georgetown under 15 minutes away & North Austin & major employers under 30 minutes away.
Tucked away on a quiet cul-de-sac, this impeccably maintained residence offers a rare combination of versatility, scale, and significant tax savings. The thoughtful floor plan features 3 generous bedrooms plus a dedicated home office; perfectly suited for a quiet workspace or an easy conversion into a 4th bedroom. Car enthusiasts and hobbyists will find their match in the oversized 3-car garage, complemented by an expansive driveway with room for 6+ vehicles. A detached outbuilding adds further utility, serving as an ideal workshop, studio, or garden retreat. The pride of ownership is unmistakable; recent capital improvements include a newer roof with active attic venting and updated gutters (approx. 2 years old). The 1+ acre backyard is a true highlight, a blank canvas with ample room for a pool, outdoor kitchen, or private sports court. Enjoy the financial freedom of NO MUD taxes and NO city taxes. Pristine and move-in ready. Come see why this home stands out from the rest!
Georgetown Living - Water Oak at San Gabriel - From the moment you arrive, this home makes a statement, beginning with a welcoming front porch and a striking stone exterior. The arched entryway and brick-paved front entry set an elegant tone that continues throughout the interior. Inside, the craftsmanship is evident in every detail, from the gracious foyer with soaring crown molding to the cut-glass front door. The open-concept living area features a marble-surround fireplace and flows effortlessly into a dining nook and a chef’s kitchen. This kitchen is specifically designed for entertaining, featuring granite countertops, a herringbone tile backsplash, stainless steel appliances with a built-in oven, and a custom sage-green island and cabinetry providing ample storage. For larger gatherings this home has a large separate formal dining area. The primary suite serves as a private retreat, offering dual vanities, a soaking tub, and a separate walk-in shower. The thoughtfully designed floor plan is completed by three well-sized secondary bedrooms, and oversized laundry. The exterior of the home is equally impressive, functioning as a private sanctuary. The backyard is beautifully terraced and landscaped with pergola archways and a variety of Maple, Sycamore, and Oak trees. A granite path lined with brick and river rock leads to a covered porch equipped with ceiling fans and outdoor curtains, making it perfect for year-round enjoyment. This home is impeccably maintained, full of unique character, and completely move-in ready.
Your search satisfies here - 2408 Nate’s Pl, Georgetown, TX: Explore the property and take the tour: https://show.tours/2408natespl. Former Sitterle Homes model backing directly to the Parmer Ranch greenbelt with designer upgrades throughout. Situated on a premium corner lot, this 4-bedroom, 3-full-bath home offers nearly 3,000 sqft of thoughtfully designed living space with soaring ceilings, cedar beam accents, hardwood flooring, and curated finishes rarely found at this price point. Inside, over $17K in documented owner upgrades shine throughout, adding more value beyond the original model-home finishes. The open-concept kitchen and great room feature quartz countertops, oversized island seating, stainless appliances, double built-in convection ovens that also function as air fryers, gas cooktop, and a Heatilator fireplace with raised hearth. The main-level primary suite includes a soaking tub, walk-in shower, and spacious walk-in closet. Downstairs also offers a private study with built-ins, formal dining, secondary bedroom with adjacent full bath, laundry room, and covered rear patio. Upstairs features 2 additional bedrooms, full bath, and expansive game room. Enjoy unobstructed greenbelt views from the wrought iron fenced backyard and covered patio with wood plank ceiling detailing, pre-plumbed for a future outdoor kitchen. Additional upgrades include custom iron front door, exterior eave lighting system, smart home features, smart thermostat, EV charger pre-wire, fire sprinkler system, water softener loop, and oversized 8-foot garage doors. Parmer Ranch amenities include resort-style pool, fitness center, trails, dog park, amphitheater, playgrounds, picnic areas, and community events. Convenient access to Ronald Reagan Blvd, Williams Dr, Lake Georgetown, Georgetown Square, H-E-B, Cedar Park, Round Rock, and Austin. Zoned to Georgetown ISD with Benold Middle School less than a mile away. Former model homes with greenbelt lots like this rarely become available.

Georgetown is located in Texas. Georgetown, Texas has a population of 66,514. Georgetown is less family-centric than the surrounding county with 25.55% of the households containing married families with children. The county average for households married with children is 41.39%.
The median household income in Georgetown, Texas is $80,416. The median household income for the surrounding county is $94,705 compared to the national median of $69,021. The median age of people living in Georgetown is 44.9 years.
The average high temperature in July is 94.8 degrees, with an average low temperature in January of 36 degrees. The average rainfall is approximately 36.1 inches per year, with 0.2 inches of snow per year.