Super convenient location in the heart of Woodway. Quiet street with easy access to all things Woodway. Lots of updates....large tree covered lot. Big flex room that could be a primary bedroom, game room, office combo, bunk room, etc.
Looking for an investment property or flip? This spacious home in the highly sought-after Woodway area within Midway ISD offers 2,390 sq. ft. of living space priced at just $56 per sq. ft.! This property includes an attached mother-in-law suite with its own private entrance, full kitchen, washer and dryer hookups, one bedroom, and one bathroom — perfect for rental income or multi-generational living. The suite also features a cozy fireplace and its own private porch. The main home offers a wrap-around porch, a kitchen with plenty of cabinet storage, and an attic with room to create additional bedrooms. Both entrances are wheelchair accessible with ramps, and the large backyard provides endless possibilities for outdoor enjoyment or future projects. PROPERTY SELLING AS IS — this home needs some TLC but offers incredible potential and value for investors or anyone ready to take on a rewarding flip!
This beautifully maintained home sits in a highly sought-after neighborhood known for its quiet streets and friendly charm. With exceptional curb appeal, lush landscaping, and a welcoming open floor plan, this home offers both elegance and comfort in every detail. Once inside you will be greeted by tall ceilings, designer flooring, stylish lighting, interior louvered shutters, and tasteful wallpaper accents that create a warm, inviting atmosphere. The living room features a coffered ceiling, crown molding, recessed lighting, and a brick-surround fireplace which is perfect for cozy evenings at home. The chef’s kitchen is a dream come true, featuring a designer granite island with eat-at bar, double ovens, gorgeous backsplash, abundant cabinetry and display shelving, and a cozy breakfast area overlooking the peaceful backyard. Just steps from the kitchen you will find the gracious formal dining room spacious enough to host any gathering. The grand family room offers ample natural light, picturesque backyard views, a wet bar, and a full bathroom, making it the perfect space for entertaining or relaxing. You will fall in love with the primary retreat your own private sanctuary with a tray ceiling, built-in bookshelves and space enough for a sitting area. The en suite bath features dual vanities, two spacious walk-in closets, granite-topped counter tops, a serene garden tub, and a separate tiled shower. Down the hall you will find three additional spacious bedrooms each include extra-large closets, and a third full bathroom with granite counters and dual vanities provides comfort and convenience for guests and family alike. Step outside to discover your park-like oasis, complete with mature trees, multiple gathering areas, privacy fencing, and a security gate. There’s also extra parking, making this home as practical as it is beautiful. Located close to shopping, schools (Midway ISD), fine dining. 15-20 Minutes from Baylor and Downtown Waco.
This spacious and lovely residence is situated within the Hallmark town of Woodway, TX, close to the highly sought-after South Bosque Elementary, and with quick access to restaurants, shops and so much more. Boasting a meticulously maintained and move-in ready design, this four-bedroom, three-bathroom home seamlessly combines modern luxury with cutting-edge smart technology, creating a harmonious blend of comfort, convenience, and style. The kitchen flows effortlessly into generous living and dining spaces—ideal for both everyday living and entertaining guests. A dedicated office offers a peaceful retreat for work or study, while the versatile loft game room provides an inviting area for relaxation or playtime. The media room is where the technology really shows off while featuring a Sony 85-inch TV (included) and customizable Nanoleaf 4D LED backlighting—perfect for movie nights or family gatherings. The luxurious primary suite serves as a private sanctuary, complete 2 massive walk in closets, 8 ft doors and a spa-inspired en-suite featuring dual vanities, a soaking tub, and a walk-in shower. Three large additional bedrooms and two more bathrooms provide ample space for family, guests or hobbies. What the photos cannot show you are things like the energy-efficient open-cell spray foam insulation throughout the home, as well as more smart home features that are extensive and thoughtfully integrated. Features include BiPolar Ionization Air Purifiers, Govee outdoor permanent lighting, an OTA TV antenna, wired and wireless networking options compatible with Astound, a comprehensive security system with eight DVR cameras and CAT 6 wiring, two Nest thermostats, smart locks, a video doorbell, Nanoleaf LED light strips in the living room, Aqara and Nest hubs, and intelligent switches. This home is the perfect balance of sophistication, technology, and practicality.
Located in a quiet cul-de-sac, this newer construction home offers the kind of comfort and calm people hope for when they start dreaming of “home.” You'll love the large windows that brighten the living areas with natural light and the open layout that keeps everyone connected. The isolated primary suite is its own retreat with dual walk-in closets and a spa-like bath with a separate tub and shower. Out back, a covered patio overlooks a spacious yard where there’s plenty of room to play, plant, or simply unwind at the end of the day. Complete with a 3-car garage, there’s plenty of space for storage, hobbies, or that extra vehicle you never want parked outside. This is the kind of home that feels good the moment you step inside — peaceful, welcoming, and easy to love!
Welcome to this gorgeous, like-new home in the desirable and growing Tanglewood Estates subdivision. This thoughtfully designed 4-bedroom, 3-bath residence includes a versatile flex room—ideal for a home office, second living area, or playroom. The open-concept layout offers generous living space, highlighted by a floor-to-ceiling fireplace and a chef-inspired kitchen that’s perfect for both everyday living and entertaining. Durable vinyl and tile flooring throughout ensure low-maintenance comfort and easy cleaning. Situated on an oversized city lot with no rear neighbors, you’ll enjoy peaceful, unobstructed views that bring a quiet, country-like atmosphere—while still being conveniently close to city amenities. Don’t miss the opportunity to make this exceptional home yours.
Great home in the heart of Woodway. This must see updated 3 bedroom, 2 bath home features open living and dining area. Living area has wood burning fireplace and vinyl plank wood look flooring. Updated kitchen features lovely granite counters, breakfast area, tile floors, stainless appliances to include, refrigerator, dishwasher, double oven and gas cook top. Primary bedroom has walk-in closet. Guest bedrooms are ample size. Large backyard for entertaining. Rear entry, two car garage. Midway ISD. $279,900
Bringing timeless architecture together with sophisticated modern finishes, this brand-new home embodies classic Southern charm and contemporary elegance. Designed by the renowned Southern Living architectural group C3 Studios, LLC, the floor plan emphasizes natural light, open spaces, and seamless flow—perfect for entertaining. Featuring 4 bedrooms + loft, 4.5 baths, and a 3-car garage, this 3,357-sq-ft masterpiece (including a fully finished bonus suite over the garage) offers flexible living options for today’s lifestyle. The bonus room with full bath makes an ideal guest suite, media room, or private office. Every detail reflects top-of-the-line craftsmanship and curated finishes for the discerning buyer. Perched on a prime hilltop lot with sweeping 30-mile views, this home enjoys the privacy and peace of the Badger Ridge subdivision (no HOA!), while still being minutes from Downtown Waco, Baylor University, shopping and dining. Zoned to the highly sought-after Midway ISD, this property offers a rare blend of elegance, location, and livability.
Step into luxury living in the sought-after Badger Ranch subdivision with this impeccable patio home. With a blend of elegance and functionality, this residence is a true gem. The spacious living area features wood floors and a cozy corner fireplace, perfect for gatherings or quiet evenings in. Adjacent is the open-concept kitchen, adorned with granite counters, a gas cooktop, and a striking copper sink. A breakfast bar adds convenience, while the nearby dining areas offer ample space for entertaining. The primary bedroom is the ultimate retreat, with an ensuite bathroom featuring a deep soaking tub, separate shower, and an unbelievably spacious walk-in closet. Two additional large bedrooms, flooded with natural light, provide comfort and privacy. Storage is abundant throughout the home, with three pantries, a large laundry room, and an oversized garage offering plenty of space for organization. You'll appreciate upgrades throughout, such as warm wood flooring, heavy crown moldings, and recessed lighting. In the backyard, you'll discover lush landscaping with mature trees, a large covered porch, and a separate patio by beautiful raised garden beds—a perfect haven for outdoor enjoyment. Residents of Badger Ranch enjoy access to an array of amenities, including tennis courts, a community pool and clubhouse, two central lakes for catch and release fishing, and a nature trail leading to public land along the South Bosque River. Don't miss your chance to experience luxury living in this prime location, just steps away from the South Bosque Elementary School and The Outlook, with its dining and wellness offerings. Make this your forever home today!
A Timeless Mediterranean Masterpiece Awaits in Westlake Estates Be the first to build and own a modern Mediterranean masterpiece in Westlake Estates, Woodway’s premier lakeside community. This is a rare opportunity to see your dream home come to life, built from the ground up by the luxury team at Lowen + Loewen, right next to Lake Waco. This unique two-story residence spans 3,695 sq ft and is designed with an unmatched personality and style. Inside, high ceilings and expansive windows create an open, airy atmosphere, with a striking spiral glass staircase as the home's grand centerpiece. The floor plan includes 4 bedrooms, a dedicated office, 3.5 bathrooms, and a convenient butler’s pantry. The home also features a generous 1,263 sq ft three-car garage and is situated on a private 0.34-acre lot. The exterior showcases elegant stucco siding and a classic tile roof. Step outside to a massive 844 sq ft covered back patio, a perfect sanctuary for relaxation. fireplace and grill, offering the ideal space to entertain or simply enjoy breathtaking sunset views. Living in Westlake Estates is a lifestyle. The community offers winding walking paths, serene green spaces, and an expansive putting green for residents to enjoy. Its prime location provides easy access to Lake Waco, Woodway Park, the Arboretum, and local shopping, perfectly blending tranquility with convenience. This home is the pinnacle of Woodway living—a premium property built with the highest degree of care. Call us today to begin building your legacy.
Enjoy Executive Style Living in this exquisite Twin Rivers Subdivision located in Woodway TX. Minutes from Baylor University, Baylor Scott & White Medical Center and Industrial Park. This home is located in the beloved Midway ISD and South Bosque Elementary School area. Twin Rivers has it all, including a private golf course, community pool, tennis courts, park, fitness room, club house, a recreational center for parties and pickleball courts. This executive home features 4 bedrooms, 3 full bathrooms and 2 half bathrooms, a private office downstairs, and a hobby bonus room upstairs with a half bathroom. Twin Rivers Lake can be seen from the balcony as you bask in the orange rays of the beautiful sunrise. You will notice the home is built with high quality materials, granite countertops, hardwood flooring, and wrought iron stair railing. The open concept feature allows for plenty of room to entertain. The open view of the kitchen, living, dining and breakfast area makes for a large space to mingle. The lot is oversized at .33 acres and includes a privacy wood fence. Other oversized features include a 3 car garage to easily park your vehicles and golf cart! If you are searching for high ceilings, oversized rooms, large lot, fireplace, 3,533 sq. ft. of living space, an office and a separate bonus room upstairs, this place is for you. The irrigated landscaping is kept immaculate with St. Augustine grass making it easy to ground your feet anytime without any pricklies! If you enjoy gardening, there is more than enough room to turn this backyard into your ideal flower, plant or vegetable garden. Last, the stove features 5 gas burners to create those special entrees with amazing aromas not typical with electric burners. Other kitchen features include a double oven, convection microwave, dishwasher, disposal, spice racks and lots of space for pots, pans, glasses etc.. Don’t wait to secure this one of kind exquisite home in Twin Rivers now available.
Another 'diamond in the rough', this outstanding remodel opportunity located in the heart of Woodway is a terrific blank canvas equally adept for a high-end remodel as it is a basic update for rental purposes! ~~~ Offering a single floor, four bedroom, two bathroom layout with a nifty powder room off the kitchen near the garage; this 2,296square foot home boasts dual dining areas, a prominent central living room with vaulted ceilings, and a wonderfully fun, imaginative central atrium (there is simply no limit to what can be done here!). ~~~ Tucked behind the living room, four bedrooms (or three bedrooms and an exceptional, light filled office) fan out around the primary hallway. A central hallway accommodates guest rooms while the home's primary suite features three closets, a GIANT soaking tub, and secluded shower. ~~~ Outside, a fun and funky patio with covered bridge overlooks the super spacious backyard and play area. A storage shed and two car garage keep everything tucked neatly away while the fenced yard and mature trees ensure that picnics, fetch, and footie are all easily enjoyed. ~~~ Within walking distance of Poage Park and just across the street from a newly remodeled home asking well over $250.00 per foot, this home presents a fabulous opportunity for those in the know. Recently appraised for well over $500,000 subject to a remodel budget of $70,000, this might just be the deal you've been looking for! ~~~ Midway schools, four bedrooms, three bathrooms, and a spacious yard just blocks from Poage Park under $400,000 is as rare as a unicorn wearing roller skates. Call or text today so that you can set up your 2026 for success! When you do, be sure to ask about completion of the home and working with the design firm, The McLeod Company, to reimagine this home or finish it out to your specifications!
Don’t miss this spacious 4-bedroom, 3-bath home in the heart of Woodway featuring two primary suites, each with its own private bath. All bedrooms are generously sized, and updated walk-in showers add style and comfort. The home offers wood-look tile flooring, a vaulted living room with wood beams, and a fireplace that can be wood-burning or gas. The kitchen is well-appointed with granite counters, double ovens, cooktop, and pantry. There is a detached 2 car garage plus 1 car carport or covered storage. The backyard is a great size with space to add a pool. It is fully fenced with wood privacy with fenced gates. Conveniently located near I-35 and Hwy 6, just minutes from shopping, the Arboretum, and Lake Waco. Location, location, location! This property is also available for lease.
Luxury meets comfort in this stunning new-construction home located in the prestigious Tanglewood neighborhood. Thoughtfully designed with high-end finishes and an effortless flow, this 3-bedroom, 3.5-bath residence offers an elevated lifestyle in the heart of Midway ISD. The main-level primary suite is a true retreat, featuring a spa-inspired en-suite bath with an oversized walk-in shower with rain head, and walk-in closet. Every detail reflects comfort and sophistication. At the heart of the home lies a designer kitchen that blends style and function, complete with top-of-the-line appliances, custom cabinetry, and large island—all overlooking an open-concept living and dining area bathed in natural light. A generous walk-through pantry and laundry room add both elegance and ease to your daily routine. A lovley private study offers a refined workspace or library, ideal for today’s lifestyle. Upstairs, a spacious second living area anchors two beautifully appointed guest suites, each with its own private full bath. A versatile flex room provides endless possibilities—media room, fitness studio, or a fourth bedroom. Situated just minutes from HEB, upscale dining, and premier shopping, this home offers luxury living with everyday convenience. The Tanglewood community features two beautifull parks, and its central location makes it one of Waco’s most desirable addresses.
Discover the perfect blend of space, comfort, and convenience with this stunning four-bedroom, three-bath home situated on over 2 ½ acres. Featuring a striking rock exterior and thoughtfully updated interior, this two-story residence offers timeless style with modern upgrades throughout. Inside, you’ll find an inviting layout designed for today’s lifestyle—generous living areas, a modernized kitchen, and spacious bedrooms ideal for both family living and entertaining. The property also includes a versatile workshop and a greenhouse, perfect for hobbyists, gardeners, or those seeking extra storage and work space. Set in a central location, this home provides the best of both worlds: privacy and room to spread out, yet just minutes from Midway ISD, shopping, and hospitals. Whether you’re raising a family, investing, or looking for a retreat with convenience, this property is an exceptional opportunity. Call me today to schedule your private showing and see how this home can meet your needs.
LOTS OF POTENTIAL! DREAM BIG! Welcome to 303 Westlake, a distinctive property in the coveted Midway ISD. Featuring 5 Buildings, over 5,000 sq ft under roof, 3 septics, 3 FULL RV Hook Ups!!! The main residence features a chef-inspired kitchen with generous prep and storage space, seamlessly paired with a comfortable bedroom retreat and full bath. An expansive covered breezeway connects to a flexible wing, ideal for a private office, workshop, or creative studio, making this home perfectly suited for both relaxation and productivity. A charming secondary dwelling enhances the property’s appeal, showcasing a spacious living room, one bedroom, and a full bath—a perfect guest house, private retreat, or income-producing opportunity. Outdoors, this property continues to impress with multiple parking accommodations, including an oversized garage, covered carport, and multi-use storage structure. For those with a passion for travel or hosting, the property also boasts three full RV hookups, ensuring both convenience and comfort for extended guests. With its blend of sophistication, flexibility, and thoughtful amenities, 303 Westlake is a rare offering that caters to both lifestyle and investment potential. Schedule your private tour today and experience the possibilities.
This charming 3-bedroom, 2-bath home is full of warmth, natural light, and thoughtful updates. From the moment you step inside, you’ll notice how open and inviting the living room feels — perfect for movie nights, gatherings, or quiet mornings with coffee by the fireplace. The kitchen truly is the heart of the home, featuring beautiful cabinetry, plenty of prep space, and newer appliances that make everyday cooking effortless. A versatile bonus room gives you the flexibility to create the perfect office, playroom, or 4th bedroom — whatever fits your lifestyle best. Out back, you’ll find a spacious yard made for Texas living — ideal for barbecues, evenings under the string lights, or simply unwinding after a long day. The side-entry driveway and breezeway connecting the 2-car garage add a touch of charm and functionality, while mature trees and thoughtful landscaping provide privacy and curb appeal. Located in Midway ISD, this home is in one of Woodway’s most walkable neighborhoods — close to local schools, parks, and bike paths that connect to Woodway Park and the Arboretum. Whether you’re a first-time buyer or looking for a home that blends comfort, character, and convenience, this one checks all the boxes.
WOODWAY FIXER-UPPER PRICED BELOW MARKET VALUE!!! Located in a desirable, established neighborhood within Midway ISD, this four-bedroom, three-bathroom home sits on a corner lot of nearly half an acre. The floor plan is spacious and open, with the living, dining, and kitchen areas all open to one another. The kitchen includes stainless steel appliances, a double oven, granite countertops, and ample cabinetry. The primary bedroom has its own full bath, while two additional bedrooms and a hall bath complete one side of the home. A separate fourth bedroom with its own en suite bath is secluded. The backyard is generously sized and features a covered patio, in-ground pool, storage shed, and plenty of grassy space. Most of the flooring has already been removed, giving buyers a head start on updates. This property is being sold as-is, presenting a solid opportunity for buyers looking to renovate and add value in a great location.
Wonderful 4 bedroom 3 bath home with pool located in the heart of Woodway. Located on a corner lot with many beautiful trees and landscaping. Brand new roof (less than a year old). Large family room with wood-burning fireplace, built-ins, skylights, and wood shutters. Nice kitchen with built-ins, dining area, wood shutters, newer oven and newer dishwasher. Formal dining room. Isolated 4th bedroom with full bath. Large primary bedroom with dual vanities, closets, storage, and newer oversized tile shower. Home has a bonus sunroom! Ths home also has an inground pool wiht beautiful deck. Pool liner is 4 years old estimated. Sprinkler system throughout entire yard.
Discover the perfect blend of modern elegance and thoughtful design in this beautiful new-construction, single-story home located in the coveted Tanglewood Estates. This 3-bedroom, 2-bath layout presents an ideal setting for comfortable, stylish living. Spacious living areas flow seamlessly into the kitchen and dining spaces—perfect for entertaining or family gatherings. Chef's dream kitchen with a gas range, double oven, custom cabinets, quartz countertops, refrigerator, and island for extra seating and prep area. Expect clean, modern finishes tailored for today’s lifestyle: three well-proportioned bedrooms, including a primary suite and bath with double vanities, soaking tub, tiled shower and large walk-in closet. All living spaces are on one level, offering ease of access and a relaxed layout. The attached two car garage allows for practical and accessible parking with direct entry into the home. Other upgrades associated with this home are: foam insulation, high efficiency HVAC unit, sod and sprinkler in both the front and back, fully fenced, and gutters. Located in Tanglewood Estates, one of Woodway’s newest luxury neighborhoods, known for proximity to amenities such as HEB, Wal Mart, First Woodway Church, and all things on Hewitt Drive!
Nestled within the prestigious Tanglewood Estates subdivision in Woodway, TX, this property offers a remarkable blend of contemporary design and timeless elegance. With 5 bedrooms, 3.5 bathrooms, and a versatile flex space upstairs, this home is a perfect match for modern family living. The heart of the home is a beautifully designed kitchen that features stainless steel appliances, modern cabinetry designs, and an island that overlooks the living room and gas fireplace. The main floor boasts 3 bedrooms, an office, and a primary suite with a luxurious shower, freestanding tub, and walk-in closet. The second floor features a flex space that can be customized to suit your lifestyle - use it as a home office, media room, or a playroom for the kids. Families residing in Tanglewood Estates have the advantage of the natural gas options, sidewalk lined streets, a 3 acre park, 1 acre pocket parks, and being a part of the esteemed Midway Independent School District. With its spacious layout, top-notch schools in the Midway ISD, and a vibrant dining scene, this property offers the perfect blend of comfort, style, and convenience for your family's next chapter. BUYER CAN STILL CUSTOMIZE - UNDER CONSTRUCTION - PROJECTED COMPLETION JAN 2026 OR EARLY FEB 2026
Your Dream Home Awaits in Woodway, TX! This stunning new construction two-story home offers the perfect blend of style, comfort, and modern convenience with 4 bedrooms, 2.5 baths, and 2,094 sq. ft. of thoughtfully designed living space. Step inside and fall in love with the open-concept layout, where the spacious living, dining, and kitchen areas flow seamlessly together—ideal for both entertaining and everyday life. The primary suite is tucked away on the first floor, featuring a spa-like ensuite with designer finishes and a sleek backlit mirror. A convenient powder bath on the main level is perfect for guests, while upstairs you’ll find three additional bedrooms and a full bath—plenty of room for family, friends, or a home office. Every detail has been carefully chosen, from the luxury flooring and plush carpeting to the modern backlit mirrors in every bathroom, giving the home a polished, high-end feel. Situated in desirable Woodway, Texas, this home offers the perfect combination of function, style, and location. Move-in ready and designed for today’s lifestyle—you don’t want to miss it!
Welcome to Woodway's serene cul-de-sac, where this elegant five-bedroom, three-bath home blends privacy with stunning water views. The living room captivates with wooden beams and a cozy wood-burning fireplace, ideal for family and friend gatherings. The kitchen combines functionality and style, featuring granite countertops, custom cabinets with pull-outs and spice racks, and a central island. Recessed lighting showcases these exquisite details. The primary bathroom offers a spa-like experience with a heat warmer upon existing the shower, sky light, garden tub, and a water softener enhancing comfort, along with his-and-her walk-in closets. Spacious four additional bedrooms, 14x15 bedroom works as a perfect office, includes built-in bookshelves and desks for professional or academic needs. The versatile loft area with skylights includes a built-in entertainment center, while the walk-in attic includes a flex room providing tranquil space for play or meditation. Outdoors, enjoy a brick exterior, large shade trees, sprinkler system, an inviting in-ground pool with a slide and diving board, gazebo with an outdoor sink. If you wish to have a hot tub the connections are already in place. Workshop attached to the three-car carport is perfect for hobbyists and craftspeople. Storage room for pool supplies and a separate space for garden preparation.
Beautiful 4 bed 3 bath home on 1.64 acres in Midway ISD! This home, built in 2021, provides modern comfort and country charm! Featuring 2 primary suites-perfect for multi generational living or guest accomodations. The gourmet kitchen is a chef's dream, showcasing quartz countertops, a farmhouse sink, double oven, pot filler and a walk in pantry ideal for entertaining or everyday living. This home also features an upstairs office space located in the garage, perfect for a private workspace, studio or hobby room. Step outside to enjoy the 30x42 shop with electricity, RV parking, a barn with fenced pasture and a chicken coop-a fantastic setup for animals, hobbies, or extra storage. This property sits on a generous 1.64 acres, giving you room to roam while still being just minutes from Hwy 6 for a quick commute into Waco. Don't miss this unique opportunity in a desirable location with room to grow! SELLER WILL HAVE NEW VINYL PLANK FLOORING INSTALLED THROUGHOUT THE HOUSE WITH AN ACCEPTABLE OFFER.
Welcome to this charming unique property located in prestigious Forest Ridge addition Woodway. Midway ISD with highly sought after South Bosque Elementary School attendance zone. This home backyard features covered patio with screened-in Hot Tub and Bamboo Thicket with brick pathway entrance including privacy picnic area. Large master bedroom with French Door access to backyard. Large double entrance with double shower head including scenic view window and dual vanities. Wonderful floor layout with plenty of storage space with area for your private in-home office. Your first visit just may enhance this property as your forever home! Home is ready for your occupancy. Please lights and thermostat in current setting. ============================================================================================

Woodway is located in Texas. Woodway, Texas has a population of 9,310. Woodway is more family-centric than the surrounding county with 31.97% of the households containing married families with children. The county average for households married with children is 29.92%.
The median household income in Woodway, Texas is $105,483. The median household income for the surrounding county is $53,723 compared to the national median of $69,021. The median age of people living in Woodway is 42.2 years.
The average high temperature in July is 95.4 degrees, with an average low temperature in January of 35.1 degrees. The average rainfall is approximately 35.9 inches per year, with 0.4 inches of snow per year.