Embrace the opportunity to own a waterfront property in beautiful Poulsbo, featuring sweeping views of Liberty Bay and downtown Poulsbo! This inviting single-level home set on approximately 0.57 acres offers approximately 2,400 square feet of comfortable living space. Rooms are spacious and the versatile floor plan offers room to live, work, and entertain. This home offers tremendous potential to create a customized retreat that reflects your style. Whether you're dreaming of a full-time residence, weekend getaway, or waterfront project, this is an opportunity to bring new life to a truly special Poulsbo setting. A detached 480-square-foot garage adds valuable space for vehicles, hobbies, storage, or workshop use.
Tri Pointe Homes is back in Poulsbo! Homesite 21 features our A-235 Plan, offering 3–4 bedrooms and 2.5 baths with thoughtfully designed spaces that flex with your lifestyle. From a storage closet or home office to a media nook or homework station, this home offers versatility where you need it most. Step inside to an inviting open foyer that leads to a spacious kitchen with a generous island that flows seamlessly into the great room and dining area. Upstairs, make the space your own! Choose an additional 4th bedroom or keep the space open as a versatile loft—perfect for a media room, play space, home office or cozy retreat. The roomy primary suite completes the upstairs with views looking out to greenspace. Best of all, construction has not yet started, giving you a rare opportunity to personalize your future home! Collaborate with our design team at our stunning Design Studio to select finishes that reflect your unique style. Plateau at Liberty Bay offers nearly 14 acres of protected space with parks and BBQ pavilion. Truly a MUST SEE! Be sure to explore the included smart home package and ask about the Buyer Bonus available with Tri Pointe Connect! Photos are of a completed model home; layout, colors and features may vary. Reg Policy #4675: Buyer Broker must accompany and personally register Buyer at first visit, or no BBC will be paid. Call to schedule a tour!
Perfectly situated in the middle of 5 lush acres of parklike grounds, this gracious home features a grand entry, hardwood floors throughout, main floor primary with 5 piece bath, spacious walk in closet, and private patio (wired for spa). Chef's kitchen with huge slab granite counter tops, gas range, walk in pantry and beautiful trim throughout the home. Main floor also has a formal living room, dinning room, breakfast nook, family room with marble surround gas two sided fireplace that backs to the library with tons of built ins. Upstairs are three large bedrooms each with walk in closets and ensuites, plus a bonus/flex room/office. Huge yard with playground area. There are wide well groomed trails leading to an enchanted forest area with a firepit and outdoor theater area and a little further down to a picturesque pond and creek with a rustic covered viewing area. This is a very private feeling home! Newer generator, New Roof, fresh interior paint throughout. This was once a Bed and Breakfast. Peace and serenity abound yet only minutes to Poulsbo, Port Gamble or Kingston. This is truly a rare find!
Tri Pointe Homes is back in Poulsbo! Surrounded by the natural splendor of the Olympic and Cascade mountain ranges, Plateau at Liberty Bay is surrounded by beautiful views of the Kitsap Peninsula, nearly 14 acres of protected space with parks and BBQ pavilion. Homesite 22 offers the exciting opportunity to visit our award-winning Design Studio and work with our Designer to personalize the finishes that are important to you. The 250 Plan is designed with flexibility in mind, giving you options to create a home that fits the way you want to live. Choose to convert the den into an additional bedroom and even add a shower to the powder bath—giving you added flexibility for guests, a home office or the way your lifestyle commands! Be sure to explore the included smart home package and ask about the Buyer Bonus available with Tri Pointe Connect! Photos are of a completed model home; layout, colors and features may vary. Reg Policy #4675: Buyer Broker must accompany and personally register Buyer at first visit, or no BBC will be paid. Call to schedule a tour!
Welcome to Viking Park, this premier 55+ community is conveniently located near all North Kitsap amenities. This home has been freshly painted inside, with new carpet installed, new refrigerator, new cooktop, and a new dishwasher, which offers a welcoming & move-in-ready feel. This home has two spacious bedrooms, a versatile den/office area and a deep single car carport with a garden shed. Viking Park also features a clubhouse, covered BBQ area, and RV/boat storage. Convenient to shopping, medical facilities, historic downtown Poulsbo, and Liberty Bay waterfront park.
Tucked away on a quiet road, this custom Northwest Contemporary estate offers privacy, space, & exceptional versatility on 2.53 acres. Designed with 4,000+ square feet of single-level living, the home features vaulted ceilings, skylights, & expansive windows that fill the living spaces with natural light. The spacious kitchen offers a gas chefs stove with double ovens, a walk-in pantry & abundant workspace. The kitchen opens to the dining & a living area with a gas fireplace. Two sunrooms, including one stretching nearly the full length of the home, create inviting year-round spaces that connect the indoors with the surrounding landscape. With potentially 5 bedrooms, 3.75 baths, multiple flexible living spaces, & a large bonus room, the floor plan accommodates multigenerational living, guests, or working from home. The primary suite features four large wall closets, an ensuite bath, & private access to the grounds. Abundant storage throughout includes generous closets & multiple attic storage areas. Outside, enjoy established gardens, fruit trees, wooded privacy, RV parking with full hookups, & an oversized 1,056-square-foot three-car garage. A 7-bedroom septic system & generator-ready wiring add functionality. Perched above Liberty Bay, the property captures views of the bay, Puget Sound, & Cascade Mountains, with potential for additional view enhancement through selective clearing. Just minutes from downtown Poulsbo, marinas, shopping, dining, ferries, & Naval Base Kitsap.
Welcome to the highly sought after 55+ Seabird mobile home park community. This affordable 2-bedroom move in ready home is conveniently located in the heart of historic downtown Poulsbo. New floor coverings & vinyl windows throughout. Fresh exterior & interior paint. New washer & dryer installed. Includes low maintenance landscaping, covered carport parking and storage shed. Enjoy a connected lifestyle with the short distance to shops, marina, restaurants, Sluys bakery, Kitsap library, medical clinic and waterfront parks.
Exceptional Poulsbo opportunity situated on 4.83 private, wooded acres with potential future development possibilities. Buyer to verify zoning, subdivision feasibility, utilities, and permitted uses with Kitsap County. A gated entry and paved driveway lead to a private, secluded setting. The layout includes 4 bedrooms and 2.5 baths, with maple hardwood floors downstairs, carpet upstairs, and fir doors and trim throughout. The primary bath features custom tile work, and the primary suite includes a propane stove. Skylights bring natural light into the main living areas, and the great room is wired with built-in speakers.The kitchen has custom cabinetry in maple, hickory, and pine, a newer double oven, and a 5-burner propane cooktop with downdraft venting on the island. Outdoor features include apple trees, blueberry bushes, dogwoods, and palm trees, along with newly painted decking, a hot tub pad, and RV parking. A detached two-car garage (772 sq ft, built 2007) has an unfinished upper level that could be converted to an office, studio, or ADU — buyer to verify with the county. The home is wired for a generator and includes an ADT security system. The property is just minutes from two major naval installations as well as shopping, dining, and everyday services. A 2.25% VA assumable loan may be available; contact the listing agent for details.
If you've been looking for a country lifestyle just minutes from the charms and amenities of downtown Poulsbo, your search is over. This stunning, 3,300+ sqft retreat sits on 2.57 private acres and offers 18+ fruit trees & 5 rose varieties - Honeycrisp & Cosmic Crisp apples, Rainier cherries, Asian pears, figs, kiwi, blueberries, raspberries & more. Located on peaceful unincorporated Big Valley Road for extra privacy. A classic covered porch is just the beginning of the charm. Two story entry, abundant natural light, and three living room spaces. Open kitchen with eating nook shines with Bosch induction cooktop & dishwasher, Silestone counters, SS appliances, and easy-care LVP flooring. Unwind in the giant bonus room w/ wet bar, built in cabinets, and pellet stove or retreat to the spacious primary suite w/ spa-style bath & jetted tub. Major updates offer peace of mind: roof replaced within the last 3 yrs, Pella fiberglass windows (5 yrs), repainted trim/gutters/soffits, rebuilt Trex deck, new water softener & curtain drain. Stay powered & connected w/ a whole-house backup generator, Tesla charger, fiber optic internet & propane. Home has been meticulously cared for and is ready for you to call this home!
Gorgeous Poulsbo Craftsman estate sits on 4.33 private acres in just minutes from downtown Poulsbo and Silverdale. Spanning 4,083 square feet, the home features cherry hardwood floors, custom cabinetry, slab granite finishes, an inviting fireplace, and spacious living areas filled with natural light. The flexible floor plan includes an exquisite upper-level primary suite with gas fireplace, a private trex deck and dual walk-in closets with washer & dryer hook-ups. A main floor guest wing with a separate entrance, sitting room, private deck and washer and dryer hook-ups. The downstairs walk-out basement offers tons of flexible space for entertaining, guests and storage. Don’t miss the oversized 978 sqft detached garage/shop with a half bath and built-in workbench. Perfect for projects and hobbies. Outside you’ll find a beautifully manicured property with multiple decks, patios, sustainable gardens and a potting shed. This is a rare opportunity to enjoy private country living and still be just minutes to nearby shopping, dining, Navy Bases and Highway access for an easy commute.
Ask about assumable VA loan at 4.99%!! Built in 2023 this new Calvista home showcases one of the community's most desirable floor plans. Where modern comfort meets the charm of Poulsbo w/ Peekaboo mountain views—the beloved "Little Norway" of the Pacific Northwest. This beautifully designed 5-bedroom home offers the perfect balance of space, style, & everyday functionality. From the moment you step inside, you'll appreciate the open-concept design featuring quartz countertops, stainless steel appliances, soft-close cabinetry, a spacious island, inviting living spaces made for gathering, and custom features. The flexible main-floor bedroom & ¾ bath provide the perfect setup for guests, multigenerational living, or a private home office. Upstairs, retreat to the spacious primary suite, where views of the Olympic Mountains greet you each morning. Unwind in the spa-inspired ensuite featuring a deep freestanding soaking tub positioned to take in the peaceful scenery. Three additional bedrooms, a versatile loft, & an upstairs laundry room complete the second level. Outside, enjoy a private patio overlooking a tranquil greenbelt, low maintenance back yard and a fully fenced—ideal for summer BBQs, entertaining, or simply relaxing after a long day. Just minutes from Poulsbo's waterfront, locally owned shops, restaurants, parks, marinas, & easy commuting options, this home offers the lifestyle you've been waiting for.
Welcome home to this pristine home offering Olympic Mountain views. To maximize buyer affordability Seller is offering $10k in credits toward buyer's closing costs. Preferred Lender bonus: if buyer elects to use Evergreen Mortgage, the lender is offering 0.75% of the purchase price toward closing costs. Ask your broker for a copy of the flyer for details.. This immaculate home beautifully blends modern comfort with classic PNW charm. Inside, a bright, open-concept great room greets you with a cozy fireplace, flowing effortlessly into the dining nook and a chef-inspired kitchen featuring a massive island, premium appliances, sleek finishes, and a spacious walk-in pantry. Upstairs, discover a bonus room perfect for movie nights or a home office, laundry room and three additional bedrooms. Retreat to the luxurious primary suite featuring a spa-like bath with a dual-sink vanity, deep soaking tub, separate shower, and a generous walk-in closet. Step outside to a large, fully fenced, south-facing backyard—a private, sun-drenched sanctuary for entertaining with no home directly behind. The property is complete with a 2-car garage w/epoxied floors and storage, plus forced air with a heat pump for year-round A/C comfort. Perfectly situated in the heart of Poulsbo, minutes from historic downtown, waterfront parks, and highly rated North Kitsap schools, with easy commuting access to area ferries, PSNS, Bangor, and Keyport bases. Move-in ready—schedule your tour today!
5K SELLER CLOSING CREDIT! Inquire to find out more! Stunning two-story Poulsbo home with soaring tall ceilings and a grand living room that impresses the moment you walk in. A majestic stairwell anchors the space with elegant style, while the luxurious master bathroom offers a spa-like escape with a tiled walk-in shower and a spacious walk-in closet. The open-concept layout flows into a beautiful kitchen featuring white shaker cabinets, quartz counters, a subway-tile backsplash, stainless appliances, and a large center island with pendant lighting. Enjoy wide-plank floors, a sleek gas fireplace, and a wall of sliding doors leading to a nice, spacious fenced backyard with a concrete patio—perfect for entertaining. This well-kept home features updated paint and BRAND new carpet. You will love being served by the highly rated North Kitsap School District, known for its strong graduation rates and excellent neighborhood schools. Minutes to charming downtown Poulsbo, waterfront, parks, and ferry access to Seattle. Move-in ready and waiting for you—don't miss this one!
Welcome to this charming Poulsbo Place cottage, perfectly blending style, comfort, and ultimate convenience. Located just steps from downtown Historic Poulsbo’s vibrant marina and boutique shops, this beautifully maintained 3-bedroom, 2.5-bath home offers an idyllic Pacific Northwest lifestyle. The light-filled main level welcomes you with beautiful wide-plank flooring and an open layout. Unwind in the inviting living room, featuring a cozy fireplace flanked by elegant, custom wood built-in shelving, extended ledges, and a matching media console. The space flows seamlessly into a premium kitchen updated with stunning quartz countertops, a classic subway tile backsplash, crisp white shaker cabinets, and stainless steel appliances. Enjoy the accessibility and ease of main-floor living with the spacious primary owner’s suite positioned on the first floor. Upstairs features two generous bedrooms, a full guest bathroom, and a sun-drenched family bonus room. Situated on a quiet lane directly across from the picturesque community rose garden, the outdoor spaces are just as delightful. Enjoy a private covered porch with durable composite decking, perfect for open-air dining. An attached 2-car garage provides excellent parking and extra storage. Nestled within a highly desirable neighborhood filled with scenic walking paths, you are also just a short drive to Bainbridge Island and Kingston ferries for a seamless Seattle commute. Embrace turnkey town living at its finest!
Welcome to this bright and airy home featuring an open-concept floor plan that seamlessly connects the kitchen, dining, and living areas. The spacious kitchen boasts a large island with seating and a walk-in pantry, while 9' ceilings on the main floor enhance the sense of space. A versatile den and upstairs loft offer flexible living options, complemented by a convenient second-floor laundry room and an impressive super primary bath. Enjoy outdoor living on the covered patio overlooking your fully fenced and landscaped backyard. A gas fireplace adds warmth and ambiance, while the craftsman exterior delivers timeless curb appeal. Built-in energy-efficient features help keep utility costs in check year-round. Ask us about our limited-time interest rate promotion with our preferred lender!
Be the first to own this 4 bed, 2.5 bath stunning new construction home, offering 2,755 sq ft of thoughtfully designed living space. With a focus on modern living and flexibility, this home gives you the opportunity to personalize your finishes and upgrades, making it a one of a kind. The open-concept main floor living area with versatile den/office space and second floor laundry adds to the home's functionality. Your primary bedroom features a large walk in closet and en-suite bathroom, providing a relaxing and peaceful retreat. Built to ENERGY STAR® standards, this home is designed for efficiency, comfort, and long-term savings. Personalize your new home to fit your lifestyle and budget. (Lot premium may apply) “Ask us about our interest rate promo with preferred lender for a limited time!”
Fantastic gated 2+acre property in the heart of Kitsap County, ideally located near Poulsbo, Silverdale, Keyport, and Bangor Naval Base. Enjoy the convenience of being just minutes from shopping, dining, schools, parks, ferries, and major commuter routes while surrounded by the privacy and space of your own Pacific Northwest retreat.The property features a comfortable 2-bedroom, 2-bath home with a functional floor plan and plenty of opportunity to update, personalize, or expand to fit your vision. Whether you're searching for a primary residence, investment property, or a live-work opportunity in Kitsap County, this property offers exceptional flexibility.A standout feature is the 1400+ sq ft shop, providing abundant space for storage, hobbies, equipment, vehicles, or a workshop. The shop may also offer commercial use potential, making it an excellent option for contractors, small business owners, or entrepreneurs (buyer to verify all permitted uses, zoning, and commercial opportunities).The level, usable acreage offers room for RV parking, boats, trailers, gardens, outdoor recreation, or future improvements. With a secure gated entrance, ample parking, and endless possibilities, this property is ready for your ideas. Conveniently located near Naval Base Kitsap, the Olympic Peninsula, and the Seattle ferry system, you'll enjoy the perfect balance of rural privacy and everyday accessibility. Don't miss this unique opportunity!
NEW roof, NEW carpet, FRESH interior paint and NEW Lennox Elite Heat Pump. The home sits on almost 2 acres, surrounded by mature landscaping, large barn, fenced pastures, a bridge across the creek, garden beds, green house and chicken coop. This property is set up to be a great mini farm! There are two gated driveways, one for the barn and one for the house which features a fenced parking area, keeping your animals secure and away from the road! The home features 3 bedrooms and 2.75 bathrooms and offers a functional layout with defined living, dining, and kitchen areas. The living room, sunroom, and office features large windows that allow an abundance of natural light and views of the property! The kitchen is equipped with ample counter space, cabinetry, walk in pantry, and space for two refrigerators. Located off of the dining room is a wet bar and steps away is deck overlooking the property, set up to entertain indoor and out! The primary suite includes an en-suite bathroom, walk in closet and balcony overlooking the farm. Located on top of the barn are solar panels which were installed the spring of 2019 by Cascadia Solar. The total capacity is 9.3 kwh, provided by 30 SolarEdge panels. This property is conveniently located to Poulsbo, Kingston, ferries, shopping, and bases. The property is located 1 mile from Port Gamble Heritage Park trail head on Stottlemeyer rd, providing access to 4000 acres of public trails.
** Price Improvment* Nestled in the highly desirable Baywatch community of Poulsbo, this beautifully maintained home features captivating views of Liberty Bay and spectacular sunsets from the inviting front porch. Filled with natural light, the main level showcases an open-concept kitchen and living room with windows that nicely frame the water views, creating a warm and welcoming atmosphere for both everyday living and entertaining. A cozy fireplace adds charm and comfort on cool winter evenings. The main floor offers three bedrooms, including a comfortable primary suite with a private en-suite bath creating a peaceful retreat, along with a second full hall bath serving the additional bedrooms. The lower level features a spacious family room / office and a convenient half bath, providing flexibility for work, relaxation, or guests. Additional highlights include a separate bonus room with laundry, an attached two-car garage, and a fully fenced backyard. Ideally located just minutes from downtown Poulsbo’s charming waterfront, boutiques, restaurants, and marina, this exceptional property offers the perfect blend of comfort, convenience, and scenic Northwest living.
First time to the market! This home truly has it all! Like new, this beautifully maintained property offers the perfect blend of comfort, functionality, and peaceful country living just minutes from Poulsbo amenities! Inside, you'll find two spacious bedrooms, an open and inviting living area, a well-appointed kitchen with plenty of workspace and storage, and a gorgeous covered porch that's perfect for morning coffee or relaxing evenings. The private primary suite features a walk-in shower, generous walk-in closet, and its own linen closet for added convenience. A versatile den provides endless possibilities—create a home office, library, yoga studio, craft room, guest space, or whatever suits your lifestyle. Set on 2.4 picturesque acres, the property is filled with mature fruit trees, colorful gardens, open spaces to enjoy, and a cozy firepit for gathering with friends on warm summer evenings. Wander through your own peaceful woodland, expand the gardens, or bring your vision to life on these beautiful grounds. Back on market through no fault of the home. Here's your chance to grab acerage in Poulsbo for under $650k!
VA Assumable Loan (for qualified buyers)! Fantastic opportunity to own a private 1.5-acre certified backyard wildlife sanctuary in one of Poulsbo's most desirable locations. Property offers seasonal water views and is the perfect setting for entertaining or simply enjoying peaceful living. Recent updates include mini-split heating and cooling, newer electrical, insulation, water heater, water softener. New paint inside and outside. Double-pane windows, and LeafFilter gutter guards. Most appliances stay, and a seller provided flooring allowance gives buyers the opportunity to add their own finishing touches. Build equity through updates, expand the existing home, or explore ADU potential while creating your dream property. The unfinished basement offers additional storage, workshop space, or future expansion possibilities. Enjoy a private well, no HOA dues, and a level, usable lot with room for gardens, recreation, RV parking, or outbuildings. Conveniently located just minutes from downtown Poulsbo, waterfront activities, shopping, dining, marinas, ferry terminals, and the casino. Properties offering this combination of acreage, privacy, updates, seasonal views, and future potential are increasingly rare. Come explore the possibilities and make this special property your own!
Built to be a forever home, this cherished waterfront gem, on coveted Pearson Point, boasts 97' of medium-bank shoreline with easy beach access. This is the perfect spot for enjoying life on Liberty Bay. Nestled among nice homes in one of Poulsbo's most sought-after neighborhoods, this idyllic property captures tranquil views of the bay, the Poulsbo marina & an ever-changing display of boats & abundant wildlife. Designed for comfort & ease, this home features soaring ceilings & an inviting open-concept floor plan where the spacious kitchen, dining area & living room—with cozy propane hearth—flow seamlessly to expansive waterside decks, creating exceptional spaces for entertaining or simply soaking in the view. Two bedrooms, two baths & an office complete the main level. The upstairs light-filled primary suite is a true retreat, offering breathtaking water views & a generous ensuite bath. Downstairs, an unfinished basement provides incredible storage for all your outdoor gear & seasonal items. Thoughtful updates include a new roof along with fresh interior & exterior paint. A detached two-car garage, includes a generous studio, game room or office, while an additional one-car garage offers ideal storage. The sunny front & back yards provide ample room for gardening, outdoor gatherings, or relaxing in the hot tub after a day on the water. Peaceful, private, & just minutes from downtown Poulsbo, this exceptional waterfront property embodies the best of Pacific Northwest living.
First time on the market since this custom home was built in 2000! Privately nestled on 3.25 park-like acres in desirable Bay Ridge, this beautifully updated 4-bedroom + bonus room home offers the perfect blend of privacy, space, and convenience. A paved, driveway winds through mature trees to the home, set back from the road for a peaceful setting. Inside, enjoy vaulted ceilings, a dedicated office, formal dining room, family room with fireplace, and an updated kitchen featuring quartz countertops, tile backsplash, island, newer stainless appliances, touchless faucet, under-cabinet lighting, and new slider. Upstairs offers 4 bedrooms plus a bonus room with wet bar. The spacious primary suite features a walk-in closet and remodeled bath with quartz counters, tiled shower, and soaking tub. Updated Jack-and-Jill bath, new tile in the dining room and bathrooms, new carpet, and refinished window sills add to the home's fresh feel. Major improvements include a 50-year roof, HardiePlank siding with exterior paint, new crawlspace, tankless propane water heater, and generator wiring. Enjoy Trex decking, flagstone patio, greenhouse, fire pit, hot tub, raised garden beds, RV/boat parking, and beautifully landscaped grounds. Minutes to downtown Poulsbo, Liberty Bay, shopping, dining, Bangor, Keyport, and ferries.
Thoughtfully reimagined to maximize both flexibility and lifestyle, this exceptional Poulsbo estate is just 15 minutes from the Kingston–Seattle fast ferry, offering convenient access to downtown Seattle while enjoying exceptional privacy and space. The home features dual primary suites—one on the main level and one upstairs—plus five additional rooms that easily adapt to your needs. Highlights include a spacious daylight lower-level rec room, two dorm-style rooms with closets, a bright upper loft, and the signature 250+ sq. ft. view studio, created from a former indoor/outdoor deck and ideal as an art studio, fitness room, home office, or creative retreat. Outside, the gated acreage has been extensively enhanced with mature landscaping, expanded gardens, a greenhouse, fruit trees, and a private gulch trail system winding through the peaceful grounds. Expansive decks capture sweeping territorial, mountain, and Sound views with unforgettable sunsets, while the large recreation field invites games, gatherings, and outdoor enjoyment. Five covered parking spaces between the attached garage and barn-style carport provide exceptional room for vehicles, boats, and toys, with EV charging adding modern convenience. Exceptionally private and just minutes from downtown Poulsbo, this is a truly special Pacific Northwest retreat.
A rare 30-acre legacy property just minutes from downtown Poulsbo. Wander wildflower meadows, fern-lined forest trails, and cedar-lined paths to a handcrafted yurt and secluded sleeping cabin. This private retreat offers peace, beauty, and endless potential. A 2-bedroom farmhouse and vintage barn remain as echoes of the property’s century-old story—inviting a new chapter to unfold. Noll Farm is rooted in heritage and ready for its next chapter.
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Poulsbo is located in Washington. Poulsbo, Washington has a population of 11,652. Poulsbo is more family-centric than the surrounding county with 38.3% of the households containing married families with children. The county average for households married with children is 29.93%.
The median household income in Poulsbo, Washington is $79,248. The median household income for the surrounding county is $84,600 compared to the national median of $69,021. The median age of people living in Poulsbo is 43.8 years.
The average high temperature in July is 76.5 degrees, with an average low temperature in January of 34.7 degrees. The average rainfall is approximately 40.9 inches per year, with 2.5 inches of snow per year.