SPACIOUS 4 BEDROOM, 3 BATH RANCH ON 1 ACRE WITH WALKOUT BASEMENT AND MODERN UPGRADES! This beautiful home offers an open floor plan featuring hardwood floors throughout the main living areas. The gourmet kitchen includes granite counters, walk-in pantry, and an island, and ample space for cooking and entertaining. The main level boasts a master suite with a walk-in closet and a private bath with a jetted tub/shower combo, along with two additional bedrooms, a second full bath, and convenient main-level laundry. The walkout basement is perfect for gatherings with a large family/rec room, full bar with sink, an additional bedroom, and a full bath. Enjoy gas log fireplaces on both levels for cozy evenings. The oversized 30'x30' 3-car garage is perfect for large trucks. Home is spray foam insulated, providing energy efficiency. This home resides only 1 mile from Wyandotte County Lake and in Piper School District with no restrictions. Bring your boats, trailers, RVs, chickens, etc. Nestled in a great country location with the conveniences of the city nearby, this home offers the best of both worlds!
NOW AVAILABLE for immediate move-in….. This stunning PORTICO floorplan (former Model Home) showcases the pinnacle of luxury living—a 3-bedroom, 3-bath villa with dedicated office space and a versatile bonus suite with a wet bar, making it perfect for both everyday living and entertaining guests. The gorgeous courtyard patio perfectly combines elegance and functionality for indoor / outdoor living in the heart of KC at the Legends. Engineered hardwood floors throughout that offer both beauty and durability. The rich, natural tones and smooth finish enhance the home’s aesthetic, adding warmth and elegance. The arched hallways not only enhance the aesthetic appeal but the graceful curves are fully compliant with ADA standards, ensuring they are accessible for all seasons of life. This owner’s suite is “set apart” ===== a luxurious retreat designed for comfort and privacy, featuring a lovely sitting room, spacious closet that doubles as a safe room, and a spa-like bathroom with zero entry walk-in shower! The Villas at Piper Valley is the latest in luxurious, maintenance-free living for active adults aged 55 and older. This vibrant community is designed to blend convenience, comfort, and excitement into one exceptional lifestyle with walking trails and planned amenities of a clubhouse, fitness studio and Pickleball Courts. With easy access to 435 and KCI International Airport, a quick drive to downtown KCMO, located between 4 major hospitals, with plenty of shopping, lots of restaurants, public & private golf courses. Spectating hub with Sporting KC, NASCAR, Baseball, movie theaters & amphitheater down the street! If you’d rather relax & step out of the hustle of KCK, the peace and quiet of Wyandotte County Lake & Park provides a 1,500-acre wooded wonder and a 400-acre lake around the corner. This premier location is ideal for any active adult and within arm’s reach of Parkville, Weston, Fort Leavenworth Overland Park & Lawrence!
This is a must see! Beautiful ranch, upgrades throughout the home upstairs and downstairs. Finished walk out basement with a second kitchen/wet bar, 3 full baths and one is handicap accessible, harwood, tile, fenced in backyard, covered deck, and so much more. The master bath features double vanities, HUGE walk in shower/whirlpool tub combo, and a large master closet, 7 person hot tub, front landscape water system, neighborhood pool is in walking distance. This home has been immaculately loved!
FANTASTIC 3-BEDROOM, 2-BATH RAISED RANCH IN AN IDEAL LOCATION! This charming home offers a spacious layout with eat in kitchen, formal dining room, family room, and a cozy living room perfect for gathering with loved ones. The master suite provides comfort and privacy with its own bath and shower. The finished basement features a spacious rec room, perfectly set up for a projection TV, creating the ultimate entertainment space. Situated on a super nice corner lot, this property boasts both convenience and appeal. Don’t miss the opportunity to make this wonderful home your own!
This charming 3-bedroom, 1-bathroom home is the perfect starter house! With plenty of natural light filling the living room, you'll immediately feel at home. The kitchen features cute cabinets and modern stainless steel appliances, making meal prep a breeze. Beautiful flooring runs throughout, adding a touch of warmth and style. Plus, you'll love the one-car garage and spacious driveway. It's a great way to begin homeownership or make a smart rental investment.
Situated on a generous 5-acre lot, this home features a ranch-style design with a cinder block barn and a shed, enhancing the country feel. Inside, the open floor plan creates a welcoming atmosphere, seamlessly connecting the great room and dining area. The primary bedroom is a retreat of its own, boasting a large ensuite with a separate tub and shower, and a walk-in closet that provides ample storage. Two additional bedrooms on the main floor share a spacious bathroom, making it ideal for families or guests. The main floor is adorned with updated luxury laminate flooring, offering both style and durability. The very large partially finished basement presents a fantastic opportunity for customization, allowing you to tailor the space to your needs and preferences. Additionally, the laundry room doubles as a mudroom with plenty of storage, adding to the home's practicality.This five acre lot is in Piper school district surrounded by newer sub divisions, shopping, restaurants and close to the Legends. This five acre homesite offers a unique blend of city convenience and country charm, perfect for those who want the best of both worlds. Whether you're seeking a peaceful escape from the city or a place to create your own rural oasis with modern city amenities, this home has it all.
In the 55+ community of Hazelwood Villas, an impressive residence is available. This home features a 3-bedroom, 3-bathroom Reverse 1.5 layout with a fully finished walk-out basement. On the main level, you'll find 2 bedrooms and 2 bathrooms, including a spacious Primary Bedroom with a double vanity, shower, and closet. The open floor plan includes a large living room, a kitchen with stainless steel appliances, granite countertops, and a stacked stone bar, along with an attached dining room for easy entertaining. The lower level offers a sizable rec room, a 3rd bedroom with full egress, a newly renovated spa-like bathroom with ceramic tiles and a shower over tub combo, and LOTS of additional storage. This exceptional property also features ample closet space, a heated two-car garage, and new Renewal by Andersen windows and doors with a 20-year transferable warranty. Relax on the composite deck with tree views or on the lower level patio under the pergola.
BACK ON MARKET- NO FAULT OF SELLER ***Recently REMODELED Western WYCO RANCH*** Are you looking for something completely redone...in move in condition...on a nice lot??? Check out this property with tons of improvements!!! NEW Kitchen cabinets...remodeled bath....FULL FINISHED Basement...and a 2-Car garage!!!! The lower level boasts a non-conforming 4th bedroom...a half bath...a workshop area...AND a nice family room...perfect for those football games!!!! Situated just MINUTES from I-70, I-435 and the Legends!!! Come home to this house TODAY!!!! Bring us an OFFER!!!!
****BACK ON MARKET, NO FAULT OF SELLER, BUYER FINANCING FELL THROUGH*** Welcome to your dream family move-in ready home! This stunning property, less than a decade old, features a freshly painted exterior and interior and is nestled in the heart of a highly sought-after school district, offering top-notch education opportunities for your children. In addition to the fresh paint, the home has new carpet throughout most of the home. Boasting 4 spacious bedrooms, it's the perfect haven for a growing family. As you pull into the driveway of this charming residence, you'll immediately appreciate the convenience of the attached 3-car garage, providing ample space for vehicles and storage alike. Step inside and be prepare to be captivated by the airy, open-concept layout flowing from the living room through the kitchen and dining area, designed to facilitate seamless interaction and effortless entertaining. The heart of the home lies in the expansive kitchen, featuring stainless steel appliances, walk in pantry, complete with a stylish island, offering both additional prep space and a cozy spot for casual meals. Enjoy the convenience of having all of the bedrooms on the same level, especially for families with smaller children. The master suite is spacious featuring an en-suite with a large walk-in closet! The laundry room is also conveniently located next to the bedrooms. The possibilities are endless in the unfinished sub basement! Whether you envision a playroom, home gym, or additional living space, this blank canvas awaits your personal touch. Also for your entertaining purposes there is a patio situated right off of the kitchen and dining area. Located just moments away from The Legends Shopping District and I-435, this home strikes the perfect balance between tranquility and convenience. Say hello to your family's forever home! ***Sellers are providing a home warranty for buyer from Home Warranty INC****
GREAT NEW 3 BEDROOM 2 STORY WITH 2 CAR GARAGE! “The Holly” is a new plan that features open floor plan, large country kitchen, granite counters, breakfast nook, & Luxury vinyl plan floors. Open great room with tall ceilings and fireplace. Second level features a wonder master suite with luxurious master bath including double vanities, granite counters, shower, and large walk-in closet. Second level also has 2 more bedrooms, full bath, and laundry! Taxes and room sizes estimated. Pictures are similar to what home will look like finished. Seller is a licensed real estate in Kansas and Missouri.
Brand new 3 bedroom ranch plan! The Daniel Plan features hardwood floors in kitchen, dining room, and living room, walk-in pantry, granite counters in kitchen, HUGE great room with fireplace, and a wonderful master suite on the main level. Master bedroom features a large walk-in closet, spacious master bath large corner shower! Pictures are similar to what home will look like finished. Taxes and room sizes are estimated. Seller is a licensed real estate agent in Kansas and Missouri.
SUPER SPACIOUS 3 CAR GARAGE SPLIT ENTRY WITH UPGRADES GALORE. THE ASHER PLAN FEATURES GRANITE COUNTER TOPS THROUGHOUT, HARDWOOD IN KITCHEN AND DINING ROOM, TILE IN BATHS, LAUNDRY AND ENTRYWAY. FAMILY ROOM AND 4TH BEDROOM IN BASEMENT. MAIN FLOOR LAUNDRY, OPEN FLOOR PLAN, LARGE MASTER SUITE W/ WALK-IN CLOSET AND LARGE MASTER BATH. PICTURES ARE SIMILAR TO WHAT HOME WILL LOOK LIKE FINISHED. ROOM SIZES AND TAXES ARE ESTIMATED. SELLER IS A LICENSED REAL ESTATE AGENT IN KANSAS AND MISSOURI.
LOWERED PRICE $10K, COME AND SEE TODAY!! Located in a welcoming Kansas City, KS neighborhood, this 4-bedroom, 2.5-bathroom home offers both modern design and convenience. The kitchen stands as the heart of the home, featuring new cabinetry, granite countertops, and stainless steel appliances. Inside, the living spaces are inviting and functional. Outside, a spacious backyard and large deck create the perfect environment for outdoor activities and gatherings. Come see for yourself!NEW HVAC SYSTEM.
Brand New Price!! This beautiful home features five bedrooms, two full baths, and one non-conforming bedroom/office. It is filled with natural light and boasts a brand-new kitchen complete with granite countertops and new cabinets, stainless st appliances, the spacious living room provides a fantastic area for barbecues and outdoor entertainment. Set on nearly one acre of land, the gorgeous front porch is perfect for enjoying your morning coffee. Additional highlights include a brand-new roof, energy-efficient windows, new HVAC system, and much more! Extra big driveway that can accommodate at least 8 cars.
A LITTLE BIT OF COUNTRY IN THE CITY! Check out this 2 story home on .8 acres with a walk-out basement. This lot sits back and is next to 5 acres of neighbor's timber. Fabulous wrap-around porch to sit and relax! Over-sized detached 2-car garage. Enormous fenced yard to enjoy. This home has plenty of space -- Huge Primary BR has vaulted ceiling & walk-in closet. Another guest BR, full bathroom and a huge recreation room (11x18) complete the 2nd floor. Buyers could create an additional BR out of the recreation room. Smaller BR and full bath on main level. Walk-out basement boasts 4th non-conforming BR, 2nd recreation room (10x19), large laundry room, & storage room (7x19). Main & basement level has 95% efficiency HVAC. Tankless water heater. Basement includes appliances for a 2nd kitchen area w/ electrical & plumbing complete - New owners can just add cabinets. Roof is just under 5 yrs old. Buyer's agent to verify taxes and square footage. Seller to give allowance ($6,850) towards A/C replacement for upstairs unit with acceptable offer and closing. Bid estimate in in supplements.
Come check out this charming 3 bedroom, 1 bathroom bungalow situated on .43 acres. NEW roof, NEW 200 amp electrical service, NEW relined sewer stack and NEW partial sewer line with additional cleanout added next to house. Walk through the front door from the covered front porch into the large living room with vaulted ceilings and tons of natural light. Head through to the kitchen and notice the new quartz countertops, ample storage and plenty of lighting. All appliances stay! The dining room is off the kitchen and leads to the enclosed laundry/storage area, garage and back porch. Each of the bedrooms has new carpet and there is new LVP flooring throughout the main area of the house. The exterior of the house has steel siding and a fresh coat of paint. Be sure to check out the large, oversized back yard. The house was staged when pictures were taken, but has since had staging items removed. Sellers are licensed agents in Kansas and Missouri. Owner/Agent
Experience ulimate Lakeside Luxury Living! Stunning custom-built home is a lifetime opportunity! Brand-new roof that was installed Sept 2024. Nestled on one of the finest lots at the lake, this residence offers breathtaking million-dollar views & a private dock just out the back door/lake garage! Step into a home designed for both elegance & comfort. Enjoy panoramic lake views from the expansive covered screened deck or from the spacious composite deck with its distinctive herringbone pattern. Inside, you’ll find high ceilings soaring from 12 to 14 feet, gleaming wood floors, & exquisite granite countertops throughout. The chef’s kitchen is a culinary masterpiece, featuring custom granite counters, top-of-the-line stainless steel appliances—including a double oven & gas cooktop—and beautifully crafted cabinetry. The main level’s versatile fourth bedroom can serve as an office, a guest room, or even a convenient kitchen pantry with its cabinet doors opening directly to the kitchen. The luxurious primary suite offers a serene retreat with an updated en-suite bath showcasing a state-of-the-art shower with seven sprayers. The main level is designed with convenience & style in mind, offering additional bedrooms & high-end finishes. The lower level is an entertainer’s dream, boasting a full bar, a pool table, a concrete room, a rec room, & ample storage space with walk-out access to the patio. Additional highlights include three cozy fireplaces, a walk-in cedar closet, zoned heating & cooling, & a home wired for a generator. Oversized two-car garage, plus an extra fourth garage for water toy storage, provides plenty of space for all your needs. Enjoy the best of both worlds with resort-style living & easy access to The Legends shopping, top golf courses (Dubs Dread right across the street & Falcon Lakes nearby), KCI Airport, & major highways. Deck repair & power washing is scheduled.
FINALLY ==== RELAX. CONNECT. ENJOY! A new luxury lifestyle for active adults has arrived in Kansas City! The Villas of Piper Valley is bringing to life some of the most thoughtful design spaces that blend beautiful interiors and peaceful outdoor living within a close-knit, boutique style community that encourages activity and connection! Lot #23 is NOW available for RESERVATION. With limited “walk-out” basement inventory available in the city, this incredible opportunity won’t last long for you to customize your wants and dreams with a team of professionals who will help you celebrate transitioning into an “EXCITING” new season of life without the Exhausting Outdoor Maintenance! This homesite offers an incredible setting for courtyard evenings with one of the highest elevation planes in the community with a chance to catch a glimpse of the fireworks from Sporting KC or Monarchs Baseball on a clear night! Slated for the prestigious Portico floorplan with a finished “WALK-OUT” basement, you will enjoy 3 bedrooms / 3 full baths + office or library…..If you don’t need all of that finished space, inquire within about alternative options that might better accommodate your needs, style and budget! Located by the Legends with easy access to 435 and a QUICK, “ONE STOPLIGHT” trip to KCI International Airport. Once you are home, you are perfectly positioned between 4 major hospitals, with plenty of shopping, lots of restaurants + public & private golf courses! Call TODAY to coordinate a personalized tour and explore some options with our New Home Navigator to better understand the process with a detailed timeline designed to provide a STRESS FREE, exceptional building experience. The HARD WORK & YARD WORK are OVER, let us HELP you finally enjoy the GOOD LIFE! The Portico Floorplan may also be available on future homesites within the community or “available now” MOVE IN READY inventory. A furnished MODEL is available for you to explore on site by appointment only.
This award-winning builder has introduced a NEW FLOORPLAN at the Villas at Piper Valley, DELIVERING the perfect space for you to transition into affordable, low-maintenance living! Meet THE CAPRI. This beautiful 2 bedroom / 2 full bath / 2 car garage Villa provides an open floor plan, kitchen island, walk-in pantry, spacious owners suite, walk-in closet/safe room. Lot #15 is planned to showcase this new plan featuring a covered patio where there is STILL time for you to pick your colors and review upgrade options with our design team before the walls go up! This close-knit boutique community encourages ACTIVITY and CONNECTION. This homesite is just steps away from the anticipated community center, giving you more time to enjoy doing what you love to do, like taking a walk, making new friends at clubhouse, keeping healthy in the fitness studio or enjoying some friendly competition on the pickleball courts! Treasure life’s moments with loved ones instead of spending your spare time doing yard work! Enjoy easy access to 435 and KCI International Airport, a quick drive to downtown KCMO & perfectly located between 4 major hospitals, with plenty of shopping, lots of restaurants + public & private golf courses. This community is an incredible hub for local spectating with Sporting KC, NASCAR, Monarchs, Movie Theaters and an epic Amphitheater close by. If you are also looking for natures BEST, then you will LOVE that Wyandotte County Lake and Park is just around the corner with a 1,500-acre wooded wonder & a 400-acre lake for you to enjoy! This premier location is within arm’s reach of Parkville, Weston, Fort Leavenworth Overland Park & Lawrence! Call TODAY to coordinate a personalized tour and explore your options with our New Home Navigator to align a detailed timeline that is convenient to help deliver an exceptional experience! The Capri Floorplan may also be available on alternative homesites in the community, call to inquire about your options today!
AVAILABLE NOW & MOVE IN READY! The Villas at Piper Valley is a 55+ ACTIVE ADULT community located in Kansas City, Kansas close to the Legends. This brand-NEW villa is finished & nestled against a private hillside with zero entry accessibility throughout for the best of indoor / outdoor living! With arched hallways, warm tones and clean lines where LOVELY natural light abounds, this 2-bedroom 2 full bath + office set up provides the space you need with luxury amenities you deserve. The kitchen hosts tons of cabinets, separate pantry, a beautiful center island with bar seating & stylish pendant lighting connecting your beautiful living room with cozy fireplace! You will love the massive walk-in closet with built-in shelving, giving you additional peace of mind, where it serves as your storm shelter. The primary bath is truly what dreams are made of, featuring dual vanities, tons of cabinets and counter space with a SPA LIKE, tiled, zero entry walk-in shower! ++ LOCK IT, LEAVE IT, TRAVEL AND EXPLORE! ++ With easy access to 435 and KCI International Airport, a quick drive to downtown KCMO, this villa is perfectly located between 4 major hospitals, with plenty of shopping, lots of restaurants and both public & private golf courses. This community is such an incredible hub for spectating with Sporting KC, NASCAR, Monarchs Baseball, Home Field, movie theaters and an epic amphitheater just down the street! If you want to relax & step out of the hustle, the peace and quiet of Wyandotte County Lake and Park provides a 1,500-acre wooded wonder and a 400-acre lake around the corner. Schedule a showing today to experience this close-knit boutique community that encourages ACTIVITY and CONNECTION. New Home Inventory is hard to find in Kansas City and this one is a WINNER! Ask the seller how to qualify for a LIFESTYLE LOAN, making it possible for you to BUY NOW and have NO monthly mortgage payments --- EVER! ASK ABOUT BUILDER INCENTIVE OFFERING NO HOA DUES UNTIL 2027!
Move right into this newly renovated Designer home! This beautifully and fully updated home offers high-end charm with luxury finishes and light fixtures. Enter to a functional and naturally light-filled space - large living and dining on the main floor. Home was renovated in 2022. Open kitchen with stain/scratch resistant QUARTZ countertops that mimic marble, new backsplash, offers stainless appliances, Kohler sink, Kraus faucet, and window bump out for your plants overlooking the backyard. Lower level has been designed as a home theater - has a laundry room, and a powder room. Primary bedroom has a walk-in closet and ensuite bathroom with double vanities and a high-end shower with niche. Bedrooms offer room to sleep work or play. Beyond the porch, there is a freshly mulched curved area and fire pit. Right across the street, access to the private neighborhood pond and trails - great for nightly relaxing walks! This one is hard to duplicate. Plan to see it quickly! Owner Agent
Incredible opportunity to own in The Lake at Whispering Ridge! Lots of updates here including finished walkout basement, adding an estimated thousand square feet and a great playroom, family room, a third full bathroom and a fourth fully conforming bedroom. This is the best value available in the neighborhood! Beautiful hand-scraped hardwoods adorn the main level. Kitchen features tile backsplash and large island, all with granite countertops. Master bath provides a luxurious getaway, separate walk-in shower, dual vanities, ceramic tile floor and large walk-in closet. Enjoy your evenings overlooking wildlife and views of the scenic woods from your covered deck. Boy's room wall decoration will be removed prior to closing. 3 car garage provides plenty of space for your hobbies, toys and storage! Laundry on main bedroom level. Fence provides easy access to front or back through any of the three gates. Fantastic opportunity in a great location. Backs to private woods. Don't miss it!
WOW, a maintenance free villa in the heart of KCK at The Legends. This Palazzo Floor Plan is ideally located on LOT #1 of this active adult community! The quality & comfort of this villa is anchored by a private garden courtyard where the builder has chosen to convert an optional 4 seasons room into a 3rd bedroom, giving you extra space on ONE floor for an office / guest room / game room or art studio. The owner’s suite boasts a HUGE walk-in closet that also serves as a storm shelter. This easy to navigate accessible floorplan has tons of kitchen cabinets, full pantry, center island with seating and stylish pendant lighting with awesome courtyard views from your “spacious” 17’ x 12.5’ dining / eat in kitchen & hearth room! You will love the bonus sized laundry room with storage nook. The Villas at Piper Valley community is nestled next to a winery right off 115th & Leavenworth Rd, with walking trails and planned clubhouse, fitness center and Pickleball Courts! With arched hallways & gorgeous design, you will see why Epcon Communities has been nationally recognized as a trusted builder for over 35 years and finally arrived in KC, giving you assurance of high-quality new construction where the landscaping is covered as you bridge into a new season of life! With easy access to 435 and KCI International Airport, this location is a quick drive downtown for flowers at the River Market while perfectly located between 4 major hospitals. Enjoy plenty of shopping, lots of restaurants and both public & private golf courses. This is such an incredible hub for spectating with Sporting KC, NASCAR, Monarchs, Home Field, movie theaters and an amphitheater just down the street! If you want to relax, the peace and quiet of Wyandotte County Lake and Park provides a 1,500-acre wooded wonder and a 400-acre lake just minutes around the corner. This premier location is ideal for any active adult and still within arm’s reach of Parkville, Weston, Fort Leavenworth Overland Park & Lawrence!
She is a BEAUTY! This completely renovated 4 bedroom / 2.5 bath home sits on almost a 1/2 acre of land in Piper! Such an amazing location off Hutton Road between Wolcott and Hollingsworth. You will LOVE the PEACE and QUIET with a backyard offering this much space ++ a lovely covered deck for catching those beautiful evening views, this one is MOVE IN READY! New kitchen, New bathrooms, New water heater, 2 year old roof and a FRESH finished walk out basement with ½ bath! FRESH AND NEW INSULATED GARAGE WITH EXTRA ROOM FOR ALL THE THINGS! There is so much privacy with this one ===== Snag this one before its GONE! HUGE KC VALUE…. Minutes from The Legends, Sporting KC, Homefield, Monarchs, American Royal and NASCAR with easy access to 435 for an easy “ZERO STOPS” trip to KCI International Airport from your driveway!
3 bedroom ranch plan! The Daniel Slab Plan features LVP floors in kitchen, dining room, and living room, walk-in pantry, granite counters in kitchen, HUGE great room with fireplace, and a wonderful primary suite on the main level. Primary bedroom features a large walk-in closet, double vanity with granite countertops and a spacious corner shower! This home has NOT been started yet! Contract now and pick your finishes. Pictures are similar to what home will look like finished and may include upgrades. Taxes and room sizes are estimated. Seller is a licensed real estate agent in Kansas and Missouri.
The median home value in Kansas City, KS is $163,900. This is lower than the county median home value of $164,800. The national median home value is $338,100. The average price of homes sold in Kansas City, KS is $163,900. Approximately 52.04% of Kansas City homes are owned, compared to 36.72% rented, while 11.24% are vacant. Kansas City real estate listings include condos, townhomes, and single family homes for sale. Commercial properties are also available. If you see a property you’re interested in, contact a Kansas City real estate agent to arrange a tour today!
Kansas City, Kansas 66109 has a population of 155,745. Kansas City 66109 is less family-centric than the surrounding county with 28.26% of the households containing married families with children. The county average for households married with children is 31.06%.
The median household income in Kansas City, Kansas 66109 is $50,707. The median household income for the surrounding county is $52,366 compared to the national median of $69,021. The median age of people living in Kansas City 66109 is 33.8 years.
The average high temperature in July is 88.9 degrees, with an average low temperature in January of 19.5 degrees. The average rainfall is approximately 40.2 inches per year, with 16 inches of snow per year.