Welcome to The Grange! New homes in Clemson, SC! Live, work and play in the 2023 HBA of Greenville Community of the Year! Located in Clemson, SC, minutes from top ranked Clemson University, Lake Hartwell, Lake Keowee, and 35 minutes to Downtown Greenville. Situated just off Hwy. 123 and within the city limits of Clemson. Stay active with access to dining, shopping, trail systems, and the fine arts. The Grange offers award winning quality craftsman architecture, James Hardie Color Plus siding, and lawn maintenance included. This is the first phase of a master planned community within the attendance area of Clemson Elementary, R.C. Edwards Middle, and D.W. Daniel High School. Upon entering the Drayton, you are greeted with a welcoming foyer that shows how open and bright the home is. Adjacent to the entry is a study with french doors making it a perfect home office. The formal dining room leads into the spacious and modern kitchen featuring beautiful grey cabinetry and white Quartz countertops, tiled backsplash, double door pantry, center island with sink for additional seating, and stainless steel appliances including a gas range/oven and built in microwave. The extended breakfast nook leads out to the covered back porch which overlooks your large backyard making it a perfect place for summer cookouts. The airy family room features high ceilings and tall windows giving the room lots of natural light and the gas fireplace gives it that cozy feel. Up the Oak staircase you come to your open loft space which is great for an extra living area.The spacious Primary Suite features double sinks, generous walk in closet and an amazing Roman tiled shower with double showerheads and a built in seat. Two additional bedrooms, both with walk in closets, full bath with double sinks, and convenient upper-level laundry room complete the second floor. All our homes feature our Smart Home Technology Package including a video doorbell, keyless entry and touch screen hub. Additionally, our homes are built for efficiency and comfort helping to reduce your energy costs. Our dedicated local warranty team is here for your needs after closing as well. This home will be complete early next year so come by today for your personal tour and make The Grange your new home!
PRIME LOCATION in downtown Central, this unique restaurant has so much potential. A highly visible historic building, situated beside the railroad tracks, it overlooks the entirety of main street and the business district, making it a perfect location to serve the public. Just inside the front door is a warm reception area to greet guests, with an open design leading to 4 main dining rooms, as well as a smaller area which could serve as a bar/beverage area or an additional half dining room. The back portion of the building has a spacious kitchen with stainless commercial equipment, fire suppression, and hood system. Opposite the kitchen, you will find a sizable dishwashing and dish storage area, and manager’s private office space. Two restrooms are located for guests out front, and a third separate employee restroom is located in the back. A large 12x10 walk-in cooler, installed in 2021, is located behind the restaurant, in addition to a 12x30 storage unit with a delivery ramp. There is an abundance of space for storing a large inventory of supplies. A new architectural shingled roof and new HVAC units were installed in 2021. A fenced-in courtyard is found on the front lawn which provides seating for al fresco dining and ambiance. To the left of the restaurant is a large private parking area included in the sale of this property as well as convenient public parking directly in front of the business. To the right of the building are handicap parking spaces, and a sturdy entrance ramp to accommodate those with special needs. Charming, warm, and unique in many ways, this property is well designed for the restaurant business, with many upgrades making it very desirable. 2.5 miles to Clemson, .5 miles from SWU, and located directly on the CATbus route, it is an ideal location for a restauranteur.
Originally this 11.48 acre property was zoned for residential multifamily development but was recently rezoned for single family homes and split into three estate home sites. Each homesite comes with multiple acres as well as all the amenities offered in Central, South Carolina. Each parcel has gentle slopes with a place to build your dream home, less than five miles from where the blue ridge yawns its greatness in Clemson, South Carolina. Each parcel has creek frontage in addition to a maturing hardwood forest. Envision pulling into your future driveway as you take a look at the lots available. LOT #1 â?? 3.2 acres - $120,000.00 LOT #2 â?? 4.92 acres - $130,000.00 LOT #3 â?? 3.36 acres - $120,000.00 This property is also less than 1 mile from the private college, Southern Wesleyan University. In addition to the ample educational opportunities, this acreage is nestled amongst other established towns. For instance, Liberty is under 15 minutes away, Easley roughly 20 minutes away, and Pickens roughly 25 minutes away. Work opportunities abound this tri-city area boasting approximately 130 manufacturing plants for work. If you like getting out on the water, donâ??t forget about the 56,000 acre Lake Hartwell nearby! If you are looking for nightlife on the weekends, Greenville is less than a 45-minute commute. Donâ??t miss your chance to build on your own land in this growing area of the Upstate!
Our very best selling Dorchester plan which is a 2860 s.f. ranch plan with a finished loft, bedroom, and bathroom on the second floor. Awesome Clemson community just minutes to Clemson University and Hartwell and 3 minutes to Lowes and Patrick square
Indulge in this tranquil retreat just under 10 miles from Clemson University and located in the Daniel HS district. Upon arrival, you'll be charmed by the inviting curb appeal and well-established landscaping. This home, filled with natural light and adorned with hardwood floors, is both open and comfortable. Host gatherings in the formal dining room, breakfast nook, well-equipped kitchen, or spacious screened porch. Unwind on the back deck (great place to grill as well) or stone patio while listening to the soothing sounds of your private KOI pond and waterfall. The primary suite on the main level features dual sinks, a separate tile shower, a jetted tub, and two walk-in closets. With a split bedroom layout, guests and/or family enjoy privacy with 2 bedrooms and a full bath. Also on the main floor, home office/flex room, and laundry room. Above the garage, the current owners have fashioned a delightful recreation/game room, which could serve as a fourth bedroom or hobby room. The oversized two-car garage and gently sloping driveway allow ample parking for guests. This home has been a successful AirB&B for the current owners or could be a great home for full time living with great privacy.
Open House:
Friday, 11/15 12:00-3:00PM
Discover your dream home in the prestigious gated Millcreek subdivision, nestled on 8.95 acres of serene countryside. This newly constructed modern farmhouse perfectly balances rustic charm with contemporary luxury, offering an upscale and cozy lifestyle close to the natural beauty of Lake Hartwell and Lake Keowee. Just minutes from Clemson University, this property is ideal for those seeking a peaceful retreat with convenient access to education, recreation, and community. Step inside to find an open living space filled with natural light, featuring high ceilings, exposed beams, ship-lap accents and premium finishes. Five bedrooms including an oversized bonus room, four full, and one half bathrooms are featured in this well thought out design. The gourmet kitchen boasts top-of-the-line Cafe’ Distinct by Design appliances, Shaker style cabinets with dovetail drawers, and a large Quartz island with seating for four that is perfect for entertaining or family gatherings. Relax by the fireplace of the vaulted living room or in the private master en-suite with a spa-like bathroom and walk-in closet. Or step outside to enjoy the expansive grounds, ideal for an inground pool, outdoor activities, gardening, or simply soaking up the natural beauty of your surroundings including sunsets from your front porch. With its combination of modern amenities and classic farmhouse design, this home offers a unique opportunity to own an estate lot here in Mill Creek Farms. One of the area's most sought-after locations near Clemson with a gated entry. Looking for a place to spread out and plant your roots, well this is it. Call today for your personal tour! Projected completion date 12/2024.
Charming 2+ beds/2 full bath bungalow near downtown Central. Perfect starter home, investment property, or family home. Updates include kitchen and bath. Two bedrooms and two baths, but two other rooms could also easily be used as bedrooms. Schedule your showing before it is gone!
Welcome to The Grange! New homes in Clemson, SC! Live, work and play in the 2023 HBA of Greenville Community of the Year! We are located minutes from top ranked Clemson University, Lake Hartwell, Lake Keowee, and 35 minutes to Downtown Greenville. Situated just off Hwy. 123 and within the city limits of Clemson. Stay active with access to dining, shopping, trail systems, and the fine arts. The Grange offers award winning quality craftsman architecture, James Hardie Color Plus siding, and lawn maintenance included. This is the first phase of a master planned community within the attendance area of Clemson Elementary, R.C. Edwards Middle, and D.W. Daniel High School. This home will be complete in November! This Kendrick home has over 3000 square feet of functional living space, perfect for entertaining. Upon entering the home from your covered front porch you will have a dedicated study with french doors to your right for a great home office space. To the left of the foyer is the formal dining room with coffered ceilings that leads into your butlers pantry and a walk in pantry! You then enter your amazing kitchen with beautiful light grey cabinetry, white Quartz countertops, center island with farmhouse sink for additional seating, under cabinet lighting, and upgraded appliance package including double oven, gas cooktop, and 30" range hood. The kitchen opens up into your breakfast and family room which has a gas fireplace and large windows for lots of natural light. The family room leads out to a covered back porch overlooking your large backyard. The Primary Suite is located on the main level and features split vanities, spacious walk in closet and a beautiful tiled shower with built in seat. The laundry room is also conveniently located on the main level. Up the Oak staircase are 3 additional bedrooms, 2 full bathrooms as well as a loft space for that extra entertaining space you need. But there's more! The home also comes standard with in ground irrigation, HOA provided lawn maintenance, City Provided trash pick-up, and a great location. All our homes feature our Smart Home Technology Package including a video doorbell, keyless entry and touch screen hub. Additionally, our homes are built for efficiency and comfort helping to reduce your energy costs. Our dedicated local warranty team is here for your needs after closing as well. Come out today for your personal tour and make The Grange your new home!
UNIVERSITY VILLAGE Great Opportunity For Investors Or Parents Of College Students. Condo With Four Bedrooms, Four baths. Amenities include Pool, Club House, Bistro, Gym, Sand Volleyball, Basketball, Computer Lab, Free Tanning Beds, and Rec Room. Many activities hosted by property management. Property located between Clemson and Central on the CAT BUS Route and within an easy drive to Clemson University, Southern Wesleyan University and Tri-County Technical College.
Rarely does the opportunity present itself to acquire a large riverfront estate tract. The Twelve Mile River Tract 2 provides that opportunity! This woodland estate fronts on the Twelve Mile River, and is conveniently located to Clemson University, Lakes Hartwell, Keowee and Jocassee and just 40 minutes from Greenville! This land has it all! Rolling topography in the upland portion of the property provides multiple areas suitable for a homesite. There is an internal road providing access into the northeast corner of the property near the river. Additional internal roads, trails, and openings could be cleared for more access, wildlife food plots or pasture. This land provides excellent recreational opportunities! There is good hunting potential for deer, wild turkey, and other small game. An internal creek crosses through the property and empties into the Twelve Mile River, where the tract has approximately ¼ mile of frontage. Both of these water features provide travel corridors and water sources that are critical to attracting and holding wildlife. The tract's river frontage is in the center of the Twelve Mile Blueway, a 30-mile water trail that stretches from Town Creek near Pickens all the way down to Lake Hartwell. This stretch of river provides excellent whitewater kayaking, including multiple Class II and III rapids concentrated in the stretch of the river bordering this property. There is a put-in located at Cateechee Point Park just upriver from the property, and kayakers can choose between a two-mile float to a take-out on Lay Bridge Road or a 5-mile trip all the way down to Lake Hartwell to the take out at Equoni Point Park on Madden Bridge Road. The river and Lake Hartwell have fishing for panfish, crappie and several bass species. Note: There is FEMA Flood Zone area along the Twelve Mile River. There is a landfill on the adjacent property containing sediment from the removal of two old dams on the Twelve Mile River in 2011. 66 acres of additional adjacent acreage is also available, which includes an additional ¼ mile of frontage on the river.
A wooded tract with significant frontage on Camp Creek and the Twelvemile River, conveniently located near Clemson University, Lakes Hartwell, Keowee and Jocassee and just 40 minutes from Greenville! Access to the property is via Old Henderson Road. Multiple sites are available that would be suitable for construction of a residence, cabin, or an RV campsite. Power and phone/internet are available, and well and septic systems would be required. There is no zoning or deed restrictions on the property, so the only limits to what you can do are your own imagination! This land provides excellent recreational opportunities! There is very good hunting for deer, wild turkey, and other small game. Camp Creek flows along the southwestern portion of the property and empties into the Twelve Mile River, where the tract has over a quarter mile of frontage. Both of these waterways provide travel corridors and water sources that are critical to attracting and holding wildlife. The spring-fed tributary creek as well as larger Camp Creek feature several beautiful small waterfalls and rock shoals. The tract’s river frontage is in the center of the Twelvemile Blueway, a 30-mile water trail that stretches from Town Creek near Pickens all the way down to Lake Hartwell. It provides access for whitewater kayaking, including Class II and III rapids concentrated in the stretch of the river bordering this property. There is a put-in located at Cateechee Point Park just upriver from the property, and kayakers can choose between a two-mile float to a take-out near the bridge on Lay Bridge Road or a 5 mile trip all the way down to Lake Hartwell to the take out at Equoni Point Park on Madden Bridge Road. The river and Lake Hartwell have fishing for panfish, crappie and several bass species. Location is excellent! Clemson University is less than 20 minutes away, and you can be in downtown Greenville, SC in just 40 minutes! Lakes Hartwell, Keowee and Jocassee are all within 30 minutes with public access. Thousands of acres of public land in the nearby SC and NC mountains offer hiking, waterfalls, camping and other outdoor activities Note: There are FEMA Flood Zone areas in the bottoms along Camp Creek and the Twelve Mile River. There is a landfill on the adjacent property containing sediment from the removal of two old dams on the Twelve Mile River in 2011. 62 acres of additional adjacent acreage is also available for purchase, which includes another ¼ mile of frontage on the river.
Welcome to your ideal home! This beautifully updated 3-bedroom, 3-bath brick ranch is nestled on over 1 acre directly between Clemson and Central. Inside, you'll be greeted by elegant hardwood floors and refreshed touches throughout. The fully finished basement includes a versatile mother-in-law suite, offering extra comfort and privacy. Not to mention endless storage and extra space. Enjoy luxurious tiled showers in the updated bathrooms, and rest easy knowing the home has been enhanced with new plumbing and wiring. Step outside to relax by the above-ground pool or explore the expansive grounds. With no rental restrictions and a serene county setting, this property offers the perfect blend of updated amenities and peaceful living. Don’t miss this fantastic opportunity to make it yours!
Stately Modern Farmhouse on a large .85 acre estate lot close to Clemson. High quality construction you will appreciate, well thought out features, & a floor plan you will love. 4 bedrooms, 3.5 baths, formal living & dining rooms, oversized & welcoming foyer, office (or flex room), & expansive covered porches for perfect outdoor living space opportunities. The Sirrine Plan is 4295 total square feet under roof & has gorgeous touches - double front door entry into the foyer, a walk through butler’s pantry, statement kitchen island, gas fireplace, plush Owners suite, classy finishes, 10-foot ceilings, closets aplenty, large upper level bonus room with full bath.
Ranch home with screened back porch, beautiful kitchen with double oven and gas cooking, beautiful LVP floors throughout the home, formal dining room with Waynes coating on the bottom, and more! Longleaf Vickery is tucked away in a quiet area of Clemson, however, the community has a quick 5-10 minute drive to grocery stores, medical facilities, etc. Downtown Clemson is just a quick 15 minute drive, and only 10 minutes to Clemson University! Easy access to golf courses, Lake Keowee and Lake Hartwell. There is so much to do and see in Clemson, SC!
New homes in Clemson, SC! Live, work and play in the 2023 HBA of Greenville Community of the Year! We are located minutes from top ranked Clemson University, Lake Hartwell, Lake Keowee, and 35 minutes to Downtown Greenville. Situated just off Hwy. 123 and within the city limits of Clemson. Stay active with access to dining, shopping, trail systems, and the fine arts. The Grange offers award winning quality craftsman architecture, James Hardie Color Plus siding, and lawn maintenance included. This is the first phase of a master planned community within the attendance area of Clemson Elementary, R.C. Edwards Middle, and D.W. Daniel High School. This home will be ready for you in November. This Craftsman style Wakefield home with over 2500 square feet of well appointed living space! Upon entering the home from your expanded covered front porch there is a spacious entry hall with 2 bedrooms and full bath with two separate vanities adjacent to the foyer. The amazing chefs kitchen features staggered white cabinetry, dark Quartz countertops, large center island with farmhouse sink for extra seating, tile backsplash, under cabinet lighting, and stainless steel appliances including a double wall oven and gas cooktop. The living room with its tall windows and a gas fireplace leads out to the covered back porch which overlooks your large backyard. The Primary Suite with trey ceilings is situated off the living room and features double sinks, an expansive walk in closet and beautiful tiled shower with built in seat. The laundry room and a powder room are also conveniently located on the main level. Up the Oak wood staircase is a fourth bedroom with walk in closet and full bath. All our homes feature our Smart Home Technology Package including a video doorbell, keyless entry and touch screen hub. Our dedicated local warranty team is here for your needs after closing as well. Come by today for you personal tour and make The Grange your new home! *Virtual tour shows basement, this home does not have a basement.
Includes 18 total lots on Waccamaw Ln and Osceola Trl. Great investment opportunity with 14 buildable lots, 14 septic tanks already in place and all new utility lines. Located 7 miles from Clemson University and Lake Hartwell and 1.7 miles from Southern Wesleyan University. Approved for Stick Build, Mobile Home or Tiny Home communities.
CUTE and Cozy!! We've got a sweet little home waiting for your TLC! Oh, the potential with this cutie pootie! When you first pull into your driveway, you'll notice your 2-car carport that will keep your vehicles out of the weather! You can then enter your new home from the side door entry, or from your front porch. You'll find the cutest little kitchen just waiting for you with cabinet space galore! Then you'll find your dining room waiting for entertaining. Step down into your living room where you will find your cozy fireplace ready for you and a good movie! Off the living room, you'll find your master bedroom/bathroom. The master bathroom has had some recent upgrades you'll find to be perfect! Your two additional bedrooms are shared with a hallway guest bath, and are ready for anything your imagination can throw their way. When you're ready to head outside, you'll find a little deck area that is perfect for grilling/entertaining. Need somewhere to park your lawnmower... no problem! You'll enjoy the outdoor garage/shop found behind your new home. This house is just waiting for you to call it HOME...so give me a call today!
Welcome home to the beautiful Dover floorplan. This 3 bedroom 2.5 bath home features an open floor plan with an extended great room area for entertaining. Gourmet kitchen with a very large island, double ovens and gas cooktop with an oversized pantry! Large Owners Suite with retreat area, large walk in closet and beautiful Owners Bath. Longleaf Vickery is located in the heart of Clemson, yet the neighborhood has a quiet and peaceful feel to it! 15 minutes from Downtown Clemson and only 10 minutes to Clemson University with easy access to Lake Keowee!
Awesome Clemson community only 5 minuteds to Clemson and Lake Hartwell and minutes to Lowes at Patrick Square !Two story Westbury plan with 4 bedrooms and a bonus room all on the 2nd floor. 2169 s.f. Newly built home in quiet, secluded communiy
Includes 18 total lots on Waccamaw Ln and Osceola Trl. Great investment opportunity with 14 buildable lots, 14 septic tanks already in place and all new utility lines. Located 7 miles from Clemson University and Lake Hartwell and 1.7 miles from Southern Wesleyan University. Approved for Stick Build, Mobile Home or Tiny Home communities.
LOCATION, LOCATION! Four duplexes in the heart of Central near Southern Wesleyan and Clemson Universities. Located in a residential area with a neighborhood feel. Could walk or bike to quaint downtown area with shopping and restaurants. All 8 units have same 2 bedroom 1 bath floor plan. All in good condition. Excellent rental history. Large outdoor lawn around each duplex and private patio in rear for grilling, etc. Plenty of parking for multiple vehicles. Managed by Foothills Property Management, Leases and Management Agreement to convey.
Welcome home to the beautiful Dover! Nestled on a .275 acre homesite backing to common open space, this home has everything you could imagine!! The Dover is our most popular ranch plan! At the front of the home you will find an inviting foyer and two secondary bedrooms with a shared bath. As you move through the home you will be greeted by a stunning formal dining room followed by the open concept kitchen. With it's beautiful curved quartz island and stunning gourmet kitchen option with double ovens and gas cooktop, it is sure to please all you chefs out there. The gorgeous light-filled extended great room features a beautiful gas log fireplace-great for those rainy days you want to curl up with a good book. The primary suite is a true oasis complete with sitting area and screened porch. Longleaf Vickery is located in the heart of Clemson just minutes from anything you could possibly need...yet nestled off the beaten path for peace, relaxation and tranquility. A plethora of shopping and dining awaits just minutes away...downtown Clemson is just a quick 15 minute drive and only 10 minutes to Clemson University! Easy access to both Lake Keowee and Lake Hartwell. Location, Location, Location!!
Price improvement!!! Price has been lowered to $299,000! The home next door (identical floor plan and similar finishes) sold for $329,900 meaning this home has the potential to provide an opportunity for instant equity....who doesn't love that? This low maintenance, super cute, recently built (2018) single level home sits on a quaint and quiet street in Central, SC. You will be so close to restaurants, shopping Clemson University and Southern Wesleyan University. There are 3 bedrooms and 2 full baths with open concept living and dining area. It's such a cute, low maintenance home with ZERO stairs and NO HOA! The rocking chair front porch and the oversized swing provide the perfect setting to enjoy your favorite iced beverage or cup of coffee. As a bonus, the storage shed conveys with the sale! Also short and long term rentals are allowed! Interior walls and trim have recently been painted! Can move right in! Come see this adorable home in the ideal location of Central, SC. Call for a showing today.
Welcome to The Grange! New homes in Clemson, SC! Live, work and play in the 2023 HBA of Greenville Community of the Year! Located in Clemson, SC, minutes from top ranked Clemson University, Lake Hartwell, Lake Keowee, and 35 minutes to Downtown Greenville. Situated just off Hwy. 123 and within the city limits of Clemson. Stay active with access to dining, shopping, trail systems, and the fine arts. The Grange offers award winning quality craftsman architecture, James Hardie Color Plus siding, and lawn maintenance included. This is the first phase of a master planned community within the attendance area of Clemson Elementary, R.C. Edwards Middle, and D.W. Daniel High School. Home will be complete in October! Upon entering the Drayton, you are greeted with a welcoming foyer that shows how open and bright the home is. Adjacent to the entry is a study with french doors making it a perfect home office. The formal dining room with coffered ceilings leads into the spacious and modern kitchen featuring beautiful white cabinetry and light Quartz countertops, tiled backsplash, double door pantry, center island with farmhouse sink for additional seating, and stainless steel appliances including a gas range/oven and built in microwave. The extended breakfast nook leads out to the covered back porch which overlooks your large backyard making it a perfect place for summer cookouts. The airy family room features high ceilings and tall windows giving the room lots of natural light and the gas fireplace gives it that cozy feel. Up the Oak staircase you come to your open loft space which is great for an extra living area.The spacious Primary Suite features double sinks, generous walk in closet and an amazing Roman tiled shower with double showerheads and a built in seat. Two additional bedrooms, both with walk in closets, full bath, and convenient upper-level laundry room complete the second floor. All our homes feature our Smart Home Technology Package including a video doorbell, keyless entry and touch screen hub. Additionally, our homes are built for efficiency and comfort helping to reduce your energy costs. Our dedicated local warranty team is here for your needs after closing as well. Come by today for your personal tour and make The Grange your new home! Builder to provide first year of HOA dues. See Sales Agent for additional pricing information.
Farmhouse built in 1900 with updates over the years situated on 2 parcels totaling 19.34 acres. Includes barn, covered storage bays, outdoor restrooms, , and multiple outbuildings. Home is in livable condition with all structures being sold "AS IS". Land is partially fenced with several acres of pasture and Fifteen Creek running along back treed portion of land. The home is 2792 square feet with 4 bedrooms and 2 full baths. All rooms are large with multiple porches and fireplaces. An additional room on 2nd floor could be used for sleeping, craft, or playroom. Kitchen comes with all appliances including dishwasher, large pantry, and island workspace. Main level has formal living and dining, family room, large laundry room, en-suite master, and 2nd full bath. By way of 2 staircases find additional very spacious bedrooms upstairs. Centrally located near Southern Wesleyan & Clemson Universities with all the necessities of shopping, etc. just minutes away. This is an opportunity to own farm acreage with a livable home while restoring property to its original beauty.
The median home value in Central, SC is $375,269. This is higher than the county median home value of $256,200. The national median home value is $338,100. The average price of homes sold in Central, SC is $375,269. Approximately 16.12% of Central homes are owned, compared to 74.41% rented, while 9.47% are vacant. Central 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 Central real estate agent to arrange a tour today!
Central, South Carolina has a population of 5,229. Central is more family-centric than the surrounding county with 53.66% of the households containing married families with children. The county average for households married with children is 30.75%.
The median household income in Central, South Carolina is $36,596. The median household income for the surrounding county is $53,188 compared to the national median of $69,021. The median age of people living in Central is 23.7 years.
The average high temperature in July is 89.9 degrees, with an average low temperature in January of 30.9 degrees. The average rainfall is approximately 51.5 inches per year, with 2 inches of snow per year.