Fantastic well kept home in a great location. Featuring main floor master with outside entrance to the deck, main floor laundry room, and huge open living room/kitchen/dining. Faulted ceilings, hardwood floors, and large windows capturing lots of sunshine and showing off the city views. The kitchen has granite counters, wine fridge, and all appliances are included. Downstairs is a bedroom, bath, large bonus area for workout room/play area/shop, etc. Large family room with access right out to the back yard area. Small kitchenette for guests to enjoy their own space. Attached triple car garage with extra space for a workbench and shelving. Small fenced in area for the dog, storage shed, & trex deck. The city views are spectacular. Freshly painted exterior too! This is a must see!
Motivated sellers! This light, bright and airy Craftsman home is the perfect blend of classic design and modern functionality. Offering 1,320 square feet of thoughtfully designed living space, this home features 3 well-sized bedrooms and 2.5 baths, ideal for both families and those seeking a cozy retreat, as well an adorable office/sewing/reading space. The primary bedroom features a full en-suite. The upstairs boasts unique ceiling lines that enhance the home's character, creating a sense of openness and spaciousness. The spacious open-concept first-floor living area has a nice sized kitchen and is perfect for entertaining or relaxing with loved ones. Step outside to find two beautifully maintained, fenced yards—both in the front and in the back—offering ample space for outdoor activities, gardening, or just enjoying the fresh air. Whether you're hosting a summer barbecue or sipping morning coffee on the porch, these outdoor spaces are sure to become your favorite spots.
15 acres with sweeping views of the Missoula and the Bitterroot valleys. This conveniently located parcel is between Missoula and Frenchtown. The O'Keefe Creek neighborhood gives each home plenty of space with a country feel yet an easy commute to Missoula and the north Reserve shopping district on a paved and county-maintained road. This land is located in the Frenchtown school district. The property has an already built garage/ shop. Call Camas Fieldhouse/ Jake Booher at 406-880-7296 or your real estate professional for more information.
This beautifully designed residence by generational Montana builders boasts an inviting main floor featuring vaulted ceilings and an open floor plan that creates a warm and airy ambiance. The cozy fireplace adds a touch of elegance, perfect for chilly evenings. The large deck features breathtaking views of Lolo Peak—an ideal spot for morning coffee or evening gatherings. The master bedroom is complete with heated flooring in the luxurious split master bath and a generous walk-in closet for all your storage needs. The lower level is perfect for entertaining or relaxing, featuring a spacious recreation room along with three additional bedrooms. Step out onto the walk-out patio to enjoy the expansive backyard, perfect for outdoor activities and gardening. Don’t miss your chance to make this beautiful home yours—schedule a tour today! Call Colin Rimel at 406-370-2408 or your Real Estate Professional.
LOCATION, LOCATION This Fairway Estates Home is nestled on the 7th hole of the beautiful Highlands Golf Course in a very quiet and clean neighborhood..The property is situated on over a quarter of an acre, the back yard is fully fenced with rod iron, ready for your pets. including a charming gazebo and multiple decks that overlook the golf course(conservation easement) provides a peaceful oasis.Spanning 4 levels this home goes on forever & ever.The home comprises 4 bedrooms, 2.5 Bathrooms PLUS a lower level living room, an oversized office, a large bonus/game room with wet bar, and a double car garage.The main floor welcomes you with an inviting living room featuring vaulted ceilings with a cozy gas fireplace. The formal dining room flows seamlessly from the living area. The well-appointed Kitchen is equipped with a cooktop island and provides ample space with generous cabinets & countertops. The kitchen sitting area with convenient deck access-perfect for outdoor entertaining. On the upper level you will find four bedrooms and two full bathrooms, including a primary suite with ensuite bathroom. The lower level features a living room (off the main level kitchen), powder bath & laundry/mud room with access to the garage. Step down a few steps to the basement level where you will find a spacious office or creative studio with a gas fireplace and built-in desk to accommodate work-from home needs. Also, an additional versatile oversized bonus/game room equipped with a mini wet bar. This is an entertainer's paradise! There is also a large storage room that is plumbed for an additional bathroom, making this a possible mother-in-law quarters. The property is enhanced by multi-level decks, mature landscaping, open space behind the house, sidewalks, a school bus stop is a half block away, friendly neighbors, no HOA's, in ground sprinkler system and an efficient air conditioning system, ensuing comfort year-round. The abundant parking space is a a practical bonus, accommodating guests and family alike. This house offers an abundance of opportunities and possibilities for it's future occupants with a variety of options.
Welcome to your dream home in the highly sought-after Maloney Ranch neighborhood! This beautifully designed 4-bedroom, 2.5-bathroom residence features an inviting layout with soaring vaulted ceilings and an abundance of natural light. Step inside to discover a dramatic two-story entryway that sets the stage for this elegant home. The spacious living area is centered around a cozy gas fireplace, perfect for gatherings and relaxation. The chef’s kitchen is a standout, showcasing dark walnut custom cabinets, solid surface countertops, a large center island with a breakfast bar, and an under-counter wine refrigerator. A walk-in pantry adds to the convenience and functionality of this stunning space. The large master suite offers a private retreat with an en-suite bathroom, providing the ideal sanctuary at the end of the day. A dedicated home office makes remote work a breeze, while three additional well-appointed bedrooms provide ample space for family or guests. Located just steps away from Jeanette Rankin School and with scenic walking trails nearby, this home offers the perfect blend of convenience and tranquility. Also comes with a hot tub wiring set up if desired. Don’t miss this opportunity to make this house your forever home! Contact Lisa Dugdale at 406-431-5403 or your Real Estate Professional today to schedule your private showing.
Stunning views of Missoula Valley and surrounding mountains from this 11,000-square-foot lot make this a prime building spot! It's one of the last best up-hill building lots in Missoula's Farviews/Pattee Canyon neighborhood and is surrounded by lovely homes. Minutes from downtown and the University. Sewer, water, electricity, and gas are right nearby, it's ready for someone's dream home to be built. Corner pins and site survey recently completed Contact Maggie Springer @ 406-240-9545 or your real estate professional to learn more!
For sale: A stunning 5-acre parcel located on Harpers Bridge Rd. in scenic Missoula, MT. This expansive property offers the perfect combination of tranquility and convenience, nestled amidst the beauty of the countryside while being just minutes away from downtown Missoula. Surrounded by picturesque views of rolling hills, towering trees, and nearby river access, the land provides ample opportunity for building your dream home, establishing a small ranch, or creating a peaceful retreat. The lot boasts level terrain, with plenty of space, outbuildings, and even gardening or recreational areas. Zoned for residential and agricultural use, this parcel is perfect for those looking to embrace the Montana lifestyle. With easy access to outdoor activities like fishing, hiking, and horseback riding, the property is also close to local schools, shops, and services, ensuring both rural charm and urban convenience.
This squeaky clean, move-in ready home is just steps from Hellgate Elementary School and close to all the conveniences of North Reserve St and Missoula. The home is situated on a great lot with views of the surrounding fields & mountains & features gorgeous landscaping with privacy fencing, gardens, a great private deck & underground sprinklers. There's a large two car garage, alley access & additional parking, plus you're close to the common area & community garden! The main floor includes LVP flooring, a spacious kitchen with a newer gas range and ample countertops, and a convenient 1/2 bath. The large primary bedroom features a private bath with walk-in shower and a roomy closet. Large windows let in lots of light and the front porch offers a cheery place to relax. There's a newer Lennox A/C unit, a Nest thermostat, a Ring doorbell system and a washer and dryer. The HOA plows the walks and maintains the park nicely. With no backyard neighbors, this is the nicest home on the street!
Bring your own builder! Located on a level lot with expansive views to the North on an interior street in the desirable Ranch Club community. This community includes lifestyle amenities as well as golf memberships and calendar of events that will keep even the most active person engaged. The Ranch Club is located only a short distance from Reserve Street and downtown, allowing you to enjoy all Missoula has to offer, while still resting in Montana's scenic beauty. Call Shelly Evans at 406-544-8570 or your real estate professional for more information.
This property features a fully remodeled, historic condominium in the heart of downtown Missoula. Inside, the space greets you with gorgeous hardwoods throughout and original exposed brick, giving the condo warmth and character. With an open floor plan, the layout is designed for efficiency, offering a comfortable and liveable home. The condo has also been a successful short term rental. The kitchen features a large quartz island, providing ample space for cooking and dining, a La Cornue range and other high-end appliances. A gas fireplace adds ambiance and comfort to the kitchen and living area. The spacious bathroom features a soaker tub and attractive tile work. Step out onto your large, private patio, perfect for relaxing and taking in the vibrant downtown Missoula atmosphere, complete with a retractable awning and an outdoor fireplace for added comfort. A Juliette balcony also offers excellent views of Higgins and the city. Located minutes from some of Missoula’s best restaurants, art galleries, and shops, this stylish and turnkey condo provides an amazing location and flexibility—whether as your next home or a short-term rental property.
Welcome to your new oasis at 4100 Mullan Rd! Featuring the largest floor plan this stunning top level end unit condominium features 2 spacious bedrooms and 2 bathrooms, perfect for comfortable living. As you enter, you’ll be greeted by an inviting open-concept layout with tall vaulted ceilings that seamlessly blends the living and dining areas. Natural light floods the space, highlighting the contemporary finishes and warm tones throughout. The well-appointed kitchen boasts sleek appliances, ample counter space, and a breakfast bar, making it ideal for both cooking and entertaining. Step out onto your private balcony, where you can enjoy breathtaking views and unwind in your own outdoor retreat. Whether sipping morning coffee or enjoying evening sunsets, this space is perfect for relaxation. Both bedrooms are generously sized, providing plenty of room for rest and rejuvenation. The primary suite features an ensuite bathroom, while the second bedroom is versatile enough for guests or a home office. Additional highlights include in-unit laundry, designated parking, and access to community amenities. Located in a desirable area, you’ll be just minutes away from shopping, dining, and outdoor activities. Don’t miss the chance to make this beautiful condominium your new home! For more information call Tyler Hobbs 406-544-9794 or your real estate professional.
Investors/contractors or anyone with ambition this is the property you have been waiting for. There are two houses on this large lot located between Missoula and Lolo. The "upper" house is one level and features an open main room, a nice tiled bathroom, 2 bedrooms and an oversized 2 car garage. The "lower" house is a good solid structure and was nice at one time but is now in need of a full remodel and has some systems that are not working. It has one main floor bedroom and is on a full basement. Both houses have tested positive for meth. Seller will cooperate on the mitigation costs. The driveway is freshly graveled and features a full drive through loop. There is plenty of parking for multiple vehicles or trailers. The views are great. This property is priced to sell and has lots of opportunity to build equity. Square footage of the lower house is 1224 total, 612 per level. Please do not access without an appointment. Be sure to ask for and review disclosures. This property was bank owned. The property has been cleaned up and some repairs done. The lower house currently has some systems that do not work such as the septic and furnace. Current assessed value is $442,000. Real estate agents along with the listing agent feel the fixed up value after both houses are remodeled inside is up to $500,000. Buyers to do their own determination of fixed up value. Meth mitigation bid for the upper house is $16,000. Buyer could do some or all the work themselves to save costs. Buyer is responsible to do the interior remodel and replace the kitchen, bathroom vanity, venting, etc after the meth mitigation. The mitigation company will guarantee their work. In the current condition the property will not qualify for traditional financing. Strong buyers can obtain lending from local banks.
Situated on the north end of Missoula, Montana, the Sky Range Ranch is an expansive 351.96± acre ranch and equestrian property presenting a rare opportunity to own a piece of local history and natural beauty. Dating back to circa 1883, the ranch features a historic home that is one of the oldest in the region. In addition to the historic home, a studio apartment, and a manager bunkhouse, provide comfortable accommodations for guests. The property includes all of the essential equestrian facilities such as a horse barn, outbuildings, corrals, and pastures with custom steel horse fencing. LaValle Creek meanders for approximately half a mile through the property, offering both scenic views and valuable water resources for irrigation and wildlife. Enjoy sweeping vistas of the Missoula Valley, Lolo Peak, and Snowbowl Mountain from the home and various vantage points throughout the property. Approximately 28± irrigated acres, along with historic water rights, support farming and grazing activities. The sale includes farming and irrigation equipment for immediate use. The quality horse hay produced at the ranch is in high demand with the local equine community. Well-maintained with mature landscaping, the property reflects meticulous care and attention. It is perimeter and cross fenced for livestock rotation. Despite its serene ambiance, the property is conveniently located only 3.5 miles from the airport and 8 miles from downtown Missoula. Rarely do we see ranch properties with so many desireable attributes this close to town. The Sky Range Ranch is a standout in today’s ranch market.
This sounds like a great opportunity! With the property already divided into two parcels, you have flexibility for building your dream home or potentially developing further. The fact that it has been perc tested is a big plus, as it indicates the land is suitable for a sand mounded septic system. If you desire to have two homes on the property you can do a shared well and shared sand mounded septic. Missoula Electric is on the east side of the road.
Welcome to this stunning new construction in the desirable 44 Ranch Subdivision built by In Focus Homes LLC! This 3-bedroom, 2.5-bath home is designed for modern living, featuring an open-concept layout with a chef’s kitchen, complete with granite countertops, stainless steel appliances, and a large island perfect for entertaining. The spacious primary suite includes two walk-in closets and a luxurious en-suite bath. Outside, you'll enjoy a your patio and an oversized detached two-car garage. The home is conveniently located near parks, walking trails, and top-rated schools, offering endless possibilities in a fantastic neighborhood!" Landscaping coming soon.
Welcome to Orange Street Apartments, a distinctive historic property that offers a blend of timeless charm and modern convenience. This unique estate features three separate buildings with a total of seven rental units, each with its own character and appeal. The first building (2,756 SF) comprises of four fully leased studio apartments. Step inside to find a harmonious blend of contemporary upgrades and the vintage allure that defines this historic structure. Two of the units have been updated in the past few years including flooring, paint and new appliances. The second building (1,640 SF) near the alley is a duplex, offering flexibility and opportunity. The lower unit is a cozy one-bedroom, while the upper unit boasts two bedrooms. Both have been operating successfully as short-term rental units, providing a steady income stream. Adjacent to the duplex is the charming carriage house (768 SF), a quaint and versatile space with endless potential. Orange Street Apartments is a rare opportunity to own a piece of history, complete with modern amenities and a variety of rental possibilities. This property is a true gem, full of character and promise in a fantastic location. Please call Macall McGillis at 406.546.9296 or your real estate professional.
Charming, fully updated bungalow in the heart of Missoula with unbeatable walkability and bikeability! This 2-bedroom, 2-bathroom home also features a versatile bonus room, perfect for a home office, guest space, or flex area to suit your needs. Modern updates throughout the home blend style with comfort, and it's being offered fully furnished, ready for you to move right in. Located directly across from the scenic Bitterroot bike trail, you'll have direct access to a path stretching from Hamilton to the Clark Fork River, ideal for biking, walking, and exploring the beauty of Montana. Additional highlights include a large paved driveway, an unfinished basement for extra storage or additional living opportunity, partial privacy fence and a prime central location just minutes from all that Missoula has to offer. This is an incredible opportunity to own a stylish and well-situated home in one of Montana's most desirable cities!
Located on a fenced corner lot in the heart of Missoula and previously used as a rental generating $3,600 in monthly rent, this beautifully renovated mid-century home is move-in ready. Offering 5 bedrooms and 2 bathrooms, the 1,946 sq. ft. home combines modern updates with classic appeal. The remodeled kitchen features custom concrete countertops and newer appliances, while updated bathrooms, new lighting, and Mohawk luxury vinyl plank flooring enhance the home's modern feel. Custom reclaimed wood sliding barn doors and new interior trim enhance the character of the home. New windows, paired with Hunter Douglas window coverings, offer added comfort and efficiency. Fresh interior and exterior paint give the home a refreshed look both inside and out. With a bonus room downstairs and a spacious common area, this home provides ample space. Across from a park and within walking distance of schools and conveniences, this home is perfectly situated for those seeking a walkable neighborhood.
This meticulously maintained and updated Linda Vista home will surprise you! Enter into vaulted ceilings, an open floorplan and lots of space. The main floor includes a large kitchen with granite counters and plenty of cabinet space, dining area, and living room. A primary suite with an attached full bathroom has an entry onto the large back deck. The main floor includes two additional bedrooms upstairs, a laundry room, and another full bathroom. Downstairs find a daylight basement with another large bedroom. The second living space downstairs includes a granite-topped wet bar including a mini-fridge. Additional space for an office as well as a storage room adds to the great layout of this home. The large lot is just under .4 acres, there is a fenced backyard, large deck, an included hot tub and pergola! An attached two-car garage and a storage shed ensure you have room for all of your gear and equipment. This home has low-maintenance vinyl siding, the plumbing has been updated, central A/C was recently installed, many newer, energy-efficient windows, and additional blown-in insulation. There's a lot of value to this well-kept, updated home! Make an appointment to see this home today, call Mandy Snook 406.360.1057 or your Real Estate Professional.
Discover Your Mountain Retreat at 1076 Grizzly Mountain Road, Missoula, Montana Escape to tranquility with this rustic log home nestled on a serene 10.7-acre parcel of private land. Surrounded by beautiful forested trees, this property offers the perfect blend of rustic charm and modern comfort. Step inside to an inviting open floor plan that seamlessly integrates living, dining, and kitchen spaces, perfect for entertaining or cozy evenings by the wood-burning stove. The unfinished walk-out basement presents endless possibilities for customization, allowing you to create your dream space. Stay warm and cozy year-round with the efficient propane furnace and enjoy the natural beauty that surrounds you. Whether you're looking for a year-round residence or a weekend getaway, this peaceful haven is a must-see. Embrace the beauty of nature and the comfort of log home living—schedule your private tour today! Don't miss out on this unique opportunity to own a slice of Montana paradise!
Welcome to your new luxury townhome, where sophistication meets convenience. This stunning residence built by Gooden Construction features high-end upgrades designed for those who seek both style and comfort. The home features energy-efficient Pella Impervia windows that blend durability with sleek aesthetics. Inside, enjoy the warmth and timeless elegance of white oak floors throughout, providing a seamless flow between spaces. The gourmet kitchen is a chef's dream, equipped with GE Monogram appliances, known for their superior performance and modern design, and sleek quartz countertops. Beautiful Showcase walnut cabinets add a rich, contemporary touch to the space, offering ample storage while enhancing the home's overall appeal. Matching walnut flanks the modern gas fireplace adding warmth to the home. Every aspect has been thoughtfully considered in this stunning 2400 sq ft residence. Simplify your life without compromising your lifestyle— this townhome delivers luxury, comfort, and convenience in every detail. This exceptional townhome offers the ultimate in flexibility and comfort, featuring two spacious primary suites, one on each level, perfect for multi-generational living or hosting guests. Convenience is at the forefront, with two laundry rooms—one on each floor—making daily chores a breeze. Step into the light-filled loft area, perfect for a home office or relaxation space, and take in the stunning views of the surrounding mountains that provide a serene backdrop to your daily life. With three bedrooms, the loft, and the expansive bonus room, this home offers endless opportunities. Additional upgrades include smart-home digital showers, a wet-bar under the stairs, and custom designed closets. Call Emily Mackenroth (406)544-9914, Leland Reed (406)207-2727, or your real estate professional.
This exceptional property in the Missoula Development Park is ideal for those looking to integrate their business operations with comfortable on-site living. The luxury residence offers spacious living quarters, while the additional guest quarters or office space provides a professional setting for meetings and day-to-day operations. The light industrial attached shop offers the flexibility to support a variety of business needs, from light manufacturing to storage or maintenance. Located on Expressway Blvd, this property ensures excellent connectivity with easy access to I-90, HWY 93, and Missoula International Airport, making it convenient for both business logistics and travel. The beautifully landscaped grounds offer a serene, park-like atmosphere, setting this property apart from standard commercial spaces. Two paved entrances, one for the private residence and the other for the shop and yard, ensure smooth access and privacy for both business and personal use. With 2.19 acres, the property provides ample room for further development or expansion, whether for business growth or personal additions. Its combination of residential comfort, commercial functionality, and future potential make it an excellent opportunity for an owner-operator looking for a well-rounded investment.
Move-In Ready with a $10,000 Seller Concession! Located in the coveted Big Flat area, where properties are hard to come by, this custom-built home blends luxury with natural beauty across 5 stunning acres, just 15 minutes from Missoula International Airport. In addition to its prime location near the Clark Fork River and recreational spots for outdoor activities like hiking, fishing, and kayaking, the property now includes a $10,000 seller concession, offering buyers added flexibility for closing costs or upgrades. The custom rock landscaping and exclusive cantilevered concrete steps create a unique, welcoming entrance. Step inside to a spacious lower level with a cozy entry nook and a versatile entertainment room featuring a custom dry bar, mini-fridge, granite countertops, and floating shelves—perfect for movie nights or hosting guests. Upstairs, panoramic views of Missoula through giant picture windows bring the beauty of the outdoors inside. The open floor plan is ideal for gatherings, with the living area centered around an electric fireplace surrounded by natural stone. The kitchen is designed for any occasion, with an expansive 11-foot island, custom cabinetry, granite and quartz countertops, a gas stove with a ZLine hood, pull-out microwave, and a large walk-in pantry. The bright dining room, framed by oversized windows, fills with natural light. The primary suite, located on the upper level, is a peaceful retreat with a spacious walk-in closet and a luxurious en-suite bath featuring a soaking tub, oversized walk-in shower, double vanity, and abundant natural light. Another oversized room with a full bathroom offers flexibility for use as a guest suite or office. The upper level also includes a laundry room with custom cabinetry, laminate countertops, and space for crafts or hobbies. Downstairs, two large bedrooms share a full bath, with additional storage throughout, including a dry storage room and utility closet. A two-car garage features frosted glass doors and trench drains that efficiently manage snow and ice melt, ensuring that water drains away underneath your vehicles for added convenience.
Current sale is subject to sale of buyers property. Spectacular, majestic Grant Creek mountain and valley views from this spacious like new one owner custom designed two story 6 bedroom, 4 bath 3859 sqft quality custom Dave Edgell built home with a large 3-car garage situated on a premium 11,744 sqft tranquil gradual grade downhill view lot overlooking and backing a pristine private neighborhood park on school bus route within the renowned Hellgate Elementary School District and just minutes from North Reserve corridor, I-90 and Airport. For more information please call Kent Pratt at 406-544-7001 or your real estate professional. This spacious energy efficient meticulously cared for 2001 built home boasts 3 levels of tastefully finished functional living space. Dramatic tall 2-story great room ceilings with cornerstone accented gas fireplace, newer textured pre-finished hardwood flooring and the picturesque picture windows welcome you into the main level of this comfortable home adjoining open dining area with glass French doors to the expansive freshly stained view deck overlooking the Park. Gourmet open center island tiled kitchen with gorgeous maple cabinetry that feature an assortment of pull-out shelving and solid surface countertops and a full complement of black matching appliances. A central formal dining room with decorative archways and chandelier would also make an excellent office/den. The large conveniently located laundry/mudroom with sink, upper and lower cabinetry with pull-out locker and folding counter. Private spacious well lit main level primary suite with ample walk in closet offers a spa-inspired decorative tiled bath with an elongated two sink vanity, walk-in tile steam shower and seperate water closet. Open decorative wood baluster staircase overlooking the great room leads to the well lit cozy upper level media/den room with large closet, two additional large bedrooms both with ample closets and a well appointed full bathroom with tub-shower combo. The full finished daylight walkout lower level features a huge central family room area plumbed for wet bar with decorative stone accented gas fireplace and glass French doors to the large concrete/paver stone patios. Double French doors access the exercise home gym room with large closet and includes all gym equipment. Two additional spacious legal bedrooms with ample closets and a 4th well appointed full guest bath and the large mechanical storage room with newer Lennox high efficiency furnace and water heater round out the lower level of this deluxe home. This home also features central sound system with in-wall/ceiling speakers, security system, central vacuum system and water softener. This home is being sold with all the furniture present in the home excluding all art and accessories.
The median home value in Missoula, MT is $512,500. This is lower than the county median home value of $521,400. The national median home value is $338,100. The average price of homes sold in Missoula, MT is $512,500. Approximately 43.4% of Missoula homes are owned, compared to 49.89% rented, while 6.71% are vacant. Missoula 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 Missoula real estate agent to arrange a tour today!
Missoula, Montana has a population of 73,300. Missoula is more family-centric than the surrounding county with 31.86% of the households containing married families with children. The county average for households married with children is 30.06%.
The median household income in Missoula, Montana is $54,423. The median household income for the surrounding county is $61,423 compared to the national median of $69,021. The median age of people living in Missoula is 33.6 years.
The average high temperature in July is 84.6 degrees, with an average low temperature in January of 17.9 degrees. The average rainfall is approximately 15.2 inches per year, with 39.5 inches of snow per year.