** NEW ROOF** Lakefront Opportunity! This spacious home offers separate living quarters—perfect for multi-generational living or rental income. The upstairs has been vacant and features 3 bedrooms and 2 full bathrooms, ready for you to make it your own. The lower level includes 5 additional rooms, a large gathering space, and a full bathroom, currently rented on a month-to-month basis. ( also listed as commercial property) Live upstairs and let the downstairs pay your mortgage, or continue leasing both levels as an investment! The property also includes two carports and a partial foundation already in place—ideal for building a second home or garage. Conveniently located just minutes from shopping, downtown, and the hospital. Don't miss this rare lakefront find!
Welcome to 488 Masters Lane — a stunning custom-built Craftsman home offering just over 5,200 sq. ft. of exceptional lakefront living on the shores of Cherokee Lake. Designed and built by a local builder, this residence blends timeless craftsmanship with modern comfort and an inviting, open layout. Step inside to discover the great room with gas fireplace and 20' vaulted ceiling! On the main level you will find 3 spacious bedrooms, 2.5 baths. The thoughtful floor plan features expansive living areas, a chef's kitchen, and large windows that capture breathtaking lake views throughout on the main level with the lower level with separate access providing a whole additional living space with large main room and separate kitchen for visiting family and friends! The lower level also has a full bathroom and two additional flex rooms perfect for offices, hobby spaces, or guest accommodations. Enjoy peaceful mornings or entertaining evenings on your covered back deck overlooking the water, or take advantage of your direct lake access for boating, fishing, and relaxing weekends on the water. The 2-car garage, ample storage, and quality finishes throughout add to the home's perfect blend of elegance and functionality. Nestled right off of Highway 11W in Bean Station, the home is less than 20 minutes from Morristown, 45 minutes to downtown Knoxville, and a hour from Pigeon Forge and The Smoky Mountains! Schedule a tour today!
Build your dream home on this beautiful 1.17-acre lot in one of East Tennessee's most desirable gated lakefront communities. Enjoy breathtaking views of Cherokee Lake and the peace and privacy of lake living—all while being just a short drive from Rogersville, Morristown, and Knoxville. This gently rolling property provides the perfect setting for your custom site-built home (minimum 1,400 sq. ft. required). Underground utilities are already in place, preserving the community's clean, unobstructed streetscapes. Residents enjoy access to community docks, making it easy to spend your days boating, fishing, or simply relaxing by the water. Don't miss this opportunity to own your own slice of East Tennessee paradise—where convenience meets tranquility. Call today to schedule your private showing!
Don't miss this opportunity to own a prime .74-acre lakefront lot in the stunning Bluewater Peninsula community on the Cherokee Lake. This lot offers the perfect canvas for your custom dream home with breathtaking mountain and lake views. Located in a gated community, Bluewater Peninsula offers privacy, peace and convienence with being just minutes from Morristown making it a perfect location. Community Requirements: Stick-built homes only Minimum 1800 sq ft heated space, with at least 1400 sq ft on the main level 18 month completion timeline once construction begins Building plans require approval by the architectural committee Whether you're looking to retire, relocate, or just build your dream home in the amazing Lakeway Area, this lot offers it all. Gorgeous mountain and lake views in a gated community right in the heart of East Tennessee. The perfect lot to make your dreams a reality.
Charming Brick Ranch in Bean Station — Convenient, Updated, and Move-In Ready! Welcome to 415 Rocky Springs Rd, a desirable brick ranch offering comfortable one-level living in an established and peaceful neighborhood. This well-maintained home features 3 spacious bedrooms and 1 full bath, ideal for those seeking simplicity and convenience without sacrificing space. Step outside to enjoy a brand-new 12x30 covered back deck, perfect for relaxing, entertaining, or taking in the serene surroundings. The level lot spans just over 0.4 acres and includes two storage sheds and a custom-built chicken coop — and if the buyer wishes, the chickens can convey with the property! Inside, you'll find a newly added custom laundry room, along with thoughtful updates throughout the home, including fresh paint, modern fixtures, and interior improvements that enhance its warm and inviting feel. Located in Bean Station, this home offers easy access to Morristown and Knoxville, while benefiting from county-only taxes—no city tax! Plus, with no neighbors directly in front, you'll appreciate the added privacy and open view. Whether you're a first-time buyer, downsizing, or looking for a peaceful retreat, this home is ready to welcome you.
This flat 1/2 acre lot is in a great spot with Cherokee lake access just a short walk away & Morristown just a few minutes driving! The building on site is 30x30 on an advantech sub-floor and could be finished out into living space if desired. Public water meter is in place, electric pole on property as well.
Investment or lifestyle opportunity near Cherokee Reservoir. Situated on nearly half an acre in the Bean Station area, 337 White Lane offers a compelling option for buyers seeking a short-term rental, second home, or low-maintenance primary residence in an area with established Airbnb and Vrbo activity. This 2-bedroom, 1-bath home features approximately 880 square feet of efficient living space designed for durability and ease of ownership. Recent improvements include tile flooring, fresh interior paint, updated trim, and a brand-new deck that enhances outdoor living. Foundation repairs have been completed and include a warranty, addressing a key consideration for both homeowners and investors. The partially finished basement provides functional storage and utility space, offering added flexibility for a variety of uses. Washer and dryer convey, along with all kitchen appliances, making the home move-in ready. The lot size allows for outdoor enjoyment while maintaining easy upkeep. Located minutes from Cherokee Reservoir with convenient access to boating, fishing, and outdoor recreation, the property also offers an easy drive to Jefferson City, Morristown, and Rogersville. Whether used as an income-producing short-term rental, a weekend retreat, or a full-time residence, this home presents a versatile opportunity in East Tennessee.
NEW CONSTRUCTION AT CHEROKEE LAKE! LAKEVIEW AND DOCKABLE! It will be extremely difficult for you to find a lakeview home that is for sale with better panoramic views of Cherokee Lake. So many windows, so many views. From the rear covered porches, you can see six Tennessee counties. Cocke, Grainger, Jefferson, Hamblen, Hawkins, and Sevier, as well as the Great Smoky Mountains. Unobstructed views of the surrounding mountains and Cherokee Lake for miles and miles! The inlets, coves, and islands that dot Cherokee Lake create a scene that viewed from this home is priceless. Photos do not do this property justice; you must see it for yourself. No HOA. High-speed fiber internet is available. The site has underground electricity so there are no ugly power lines to interfere with the views. The way the lot lays there is not a home that can be built in front of you to block the amazing views. This is so critical. Over the years we have met families that bought their dream property, and as lots were sold off, their dream property, with their dream view, was no more. This will not be the case with this one. Dream view today. Dream view tomorrow! Farmhouse home style design built with a solid poured concrete wall foundation, no block construction as is typical in this area. When building a house on a block foundation, it is only a matter of time before the mortar joints crack. This is why we see so many commercials on television to repair foundation issues. This home is solidly built; it isn't going anywhere! An abundance of windows throughout the entire house, 9-foot ceilings with recessed can lights, a featured 10-foot oak barrel ceiling over the foyer. Upgraded granite countertops with thick 4-inch overhangs. Cabinets with soft close drawers. A separate laundry room and a large pantry. Custom tiled zero-entry shower. Two large, covered porches with Rainbow Poplar ceilings, recessed lighting, Trex-style flooring, vinyl deck rails, and as previously mentioned, the fabulous views of Cherokee Lake and the surrounding mountains. AND GET THIS... German Creek Marina is across the road. The seller will transfer two years of pre-paid covered boat slip privileges at the Marina to the buyer of this home at no additional cost. Your boat can be in the water year-round! Gas, supplies, parking, and a seasonal restaurant are onsite for your use. There have been some adjustments to the floor plan displayed in the photos. The garage has been made deeper. The square footage has increased to 1900 sq ft on the main level with the size of the basement increased as well. The basement has nine-foot walls and an abundance of windows with its own entry door. The basement is being offered unfinished at this price, but has already been plumbed for an extra bathroom, for ease of finishing it now or down the road. The builder can finish it partially or completely for an additional cost. Please do not contact us for quotes on this as these areas can be finished in so many different ways which obviously will affect pricing. There is also a room that can be used as either a safe room, vault, or wine cellar. Add all this square footage up and you are looking at approximately 4,000 square feet of living space. Plus, the covered rear decks. Plus, the deeper garage. A lot of house. This home not only adds up to quality construction but practicality throughout! Move to the Cherokee Lake area. Four full, mild seasons. Within an 8-hour drive of 20 states, making it easy for your family to visit and you visit them. Located in Grainger County, with its low property taxes, scenic farmland, but close to all necessary amenities. Close to the town of Morristown. Restaurants, malls, theaters, hospitals, schools, and retail shops are all nearby. Golf courses are close by. Looking for paradise? It doesn't get much better than this. Live the Cherokee Lake Life!
Fantastic building lot in the gated lakeside community of Bayside Subdivision. This waterfront property, once cleared, will offer stunning views of Cherokee Lake. HOA and restrictions in the subdivision ensure your investment is protected. Residents also have access to a community boat dock. Underground electricity and public water are available on this lot. Call to schedule a tour today. All information taken from tax records. Buyer to verify all information prior to making an offer.
Tucked away in the hills of Bean Station, this 3-bedroom, 1-bath, two-story home sits on a stunning 78.65-acre private tract with no neighbors in sight. Surrounded by mostly wooded land, the property offers complete seclusion and endless opportunities for outdoor living—whether you're into hiking, hunting, riding ATVs, or simply enjoying the peace and quiet of nature. Sit on the covered front porch and enjoy the tranqil scenery overlooking the pond. The home includes a flue for a woodstove, adding the potential for cozy, off-grid living. It's well-suited as a primary residence, weekend getaway, or hunting retreat. With abundant wildlife and natural beauty, it's a true escape from the hustle of everyday life. Despite its secluded feel, the property is still just a short drive from local amenities, offering the best of both worlds: privacy and convenience. If you've been dreaming of a quiet country life or a private mountain retreat, this rare Bean Station property delivers. Don't miss your chance to own this unique piece of East Tennessee.
Secluded Homestead with Abundant Natural Resources on 17+ Unrestricted Acres, Close to Morristown and Knoxville in Grainger County. Ready-made for your homesteading dreams, this self-sufficient haven, nestled on fertile, unrestricted land, boasts 40+ fruit trees, 5 ponds - 3 of which are stocked with fish and one is spring fed, plus a year-round and seasonal creek. The large garden has not been treated with synthetic fertilizers, herbicides, or pesticides for at least 10 years, making it ideal for organic growing. Structures include a 24'x36' cabin, three small outbuildings, a workshop, 3 RV spots wired for 50 amps, a chicken coop with a run, and fiber optic high-speed internet connected to the property. One of the sheds is newly built and sturdy, perfect for additional storage or projects. There's also a ready-to-build house site, pastures perfect for goats or pigs, and a lush forest planted for future pine harvest, interspersed with young deciduous maple and oak trees. The property comes fully equipped with 400amp electric service, compost toilet and a gravity-fed potable water system from a tested spring. Designed by the previous owner for complete off-grid living, the land features water-harvesting systems, including well-built ponds and ditches. The new driveway configuration allows for easy in and out when pulling large trailers or campers. In addition to the rich soil and abundant water, wildlife thrives here. You'll find hunting tree stands, crawfish near the wetlands, and ample space for growing, raising livestock, or simply enjoying the tranquility of nature. Whether you're seeking a sustainable lifestyle, peaceful homestead, or a family compound, this property has endless potential. Conveniently located 3 miles from a public boat ramp for Cherokee Lake access, just south of Clinch Mountain, 30 minutes from Morristown for all your shopping needs and just an hour from Knoxville, this one-of-a-kind opportunity is not to be missed!
**Welcome to German Creek Condos: Your Serene Lakefront Retreat!** Nestled on the stunning shores of Cherokee Lake, this modern condo offers breathtaking views of both the tranquil waters and the majestic Clinch Mountains. Imagine waking up each day to the gentle sounds of nature and panoramic vistas that inspire relaxation and adventure alike. Step inside this beautifully designed residence, where contemporary elegance meets cozy comfort. The heart of the home features a spacious great room adorned with a corner fireplace, perfect for gathering with friends or unwinding after a long day. The abundant natural light floods through large windows, creating an inviting atmosphere that seamlessly connects indoor and outdoor living. The expansive kitchen is a culinary dream, boasting granite countertops and ample space for meal preparation. Whether you're hosting dinner parties or enjoying quiet breakfasts with lake views, this kitchen is sure to impress. This condo offers three well-appointed bedrooms—all 3 located on one level with three full baths, there's plenty of space for family and guests to enjoy their privacy. Step outside onto your large patios from both the great room and primary bedroom—ideal spots for morning coffee or evening sunsets over Cherokee Lake. Additional highlights include a generous 722 sqft garage providing ample storage solutions, access to a vibrant clubhouse, and a huge inground pool that invites you to soak up the sun during those warm summer days. For boating enthusiasts, a commercial marina nearby ensures easy access to all your favorite water activities. With 1,819 sqft of finished living space complemented by an additional 722 sqft of unfinished area ready for your personal touch, this condo is not just a home; it's an opportunity waiting for you! Don't miss out on this rare gem at German Creek Condos! Schedule your private tour today and discover how you can embrace lakefront living in style. Contact us now—your dream home awaits! Additional information~ Screen doors on all exterior doors (3) on main level Pool and beautiful clubhouse that can be rented by home owners for parties, etc. for $25 plus $75 cleaning fee Water and Sewer included in HOA fees. Gated Community, Sprinkler system Fulltime Maintenance Man employed by HOA Beautiful Sunsets Marina across the street. Owner is willing to discuss selling the condo furnished.
Welcome to Bayside, a growing gated community on beautiful Cherokee Lake. Whether you enjoy mornings sitting on your porch enjoying the breathtaking view or riding your golfcart down to the community docks to take your boat on a beautiful lake cruise, this great lot is waiting for you, so book your showing today!!
This 1.52 +/-acre lot is located at the top of Leon's Rock Subdivision and provides one of the best views of Cherokee Lake in the area. Located less than a mile away from Huff's German Creek Marina. Survey on file, land clearing already done for you, and utilities at the road. Septic needed. Come and imagine your new home with a lake view! Priced to sell!
You must view this property in person to see all that it has to offer. With a full price offer it can be purchased with all furniture and TVs staying. Great location by the golf course and easy access to the highway. Awesome place for RVs or car collectors. This place is clean as a pin and ready to move in. Schedule your showing today while it is still available.
Discover the potential of this unique two-lot property in the scenic hills of Bean Station! Together, the parcels total 2.39 acres of gently rolling terrain with plenty of natural character. If more acreage is desired the adjacent lot number 3 is also available for separate purchase ( ask for details). Lot 2 offers seasonal views of Cherokee Lake, while Lot 1 features a small pond, adding charm and a peaceful water feature to the landscape for a perfect backdrop for your future home or getaway retreat. Utilities are available. The irregular shape of the property creates multiple possibilities for building sites. Although the triangular shape of the lot offers road frontage on both Rocky Springs Rd and Rhondas Way, The site is most accessible from Rhonda's Way and is a part of Leon's Rock subdivision where stunning views and light HOA restrictions have created a community of high end luxury homes and well kept properties. Whether you're seeking a private homestead, a place to build a family cabin near the water, or an investment in East Tennessee's growing real estate market, this property offers the best of rural beauty and accessibility. Located just minutes from Cherokee Lake public access, and area amenities, you can enjoy boating, fishing, golf and small-town conveniences while staying within easy reach of Morristown, Jefferson City, and Knoxville. Bring your vision—this is your opportunity to create something truly special in the heart of Tennessee! Advertised acres is a combination of lots one and two. Source deemed reliable but not guaranteed.
Discover the potential of this unique two-lot property in the scenic hills of Bean Station! Together, the parcels total 2.39 acres of gently rolling terrain with plenty of natural character. If more acreage is desired the adjacent lot number 3 is also available for separate purchase ( ask for details). Lot 2 offers seasonal views of Cherokee Lake, while Lot 1 features a small pond, adding charm and a peaceful water feature to the landscape for a perfect backdrop for your future home or getaway retreat. Utilities are available. The irregular shape of the property creates multiple possibilities for building sites. Although the triangular shape of the lot offers road frontage on both Rocky Springs Rd and Rhondas Way, The site is most accessible from Rhonda's Way and is a part of Leon's Rock subdivision where stunning views and light HOA restrictions have created a community of high end luxury homes and well kept properties. Whether you're seeking a private homestead, a place to build a family cabin near the water, or an investment in East Tennessee's growing real estate market, this property offers the best of rural beauty and accessibility. Located just minutes from Cherokee Lake public access, and area amenities, you can enjoy boating, fishing, golf and small-town conveniences while staying within easy reach of Morristown, Jefferson City, and Knoxville. Bring your vision—this is your opportunity to create something truly special in the heart of Tennessee! Advertised acres is a combination of lots one and two. Source deemed reliable but not guaranteed.
Build your dream home on this beautiful, level lot! Located in the charming community of Bean Station and Paradise Valley, this property offers the perfect foundation for the custom home you've always wanted. This .73-acre lot is completely level, making construction straightforward and cost-effective. Plus, with utility water and power already available at the road, you'll be one step closer to breaking ground. Enjoy the best of country living with an incredible location. You'll be just minutes from Cherokee Lake, a massive public waterway with over 30,000 acres for fishing, boating, and all your favorite water sports. If you're looking for a peaceful setting to create your perfect home, this lot is a must-see. Feel free to drive by and explore the property anytime. Don't miss this opportunity to secure your slice of paradise!
Build your dream home on this beautiful, level lot! Located in the charming community of Bean Station and Paradise Valley, this property offers the perfect foundation for the custom home you've always wanted. This .59-acre lot is slightly sloped making it perfect for a basement home. Plus, with utility water and power already available at the road, you'll be one step closer to breaking ground. Enjoy the best of country living with an incredible location. You'll be just minutes from Cherokee Lake, a massive public waterway with over 30,000 acres for fishing, boating, and all your favorite water sports. If you're looking for a peaceful setting to create your perfect home, this lot is a must-see. Feel free to drive by and explore the property anytime. Don't miss this opportunity to secure your slice of paradise!
Build your dream home on this beautiful, level lot! Located in the charming community of Bean Station and Paradise Valley, this property offers the perfect foundation for the custom home you've always wanted. This .73-acre lot is completely level, making construction straightforward and cost-effective. Plus, with utility water and power already available at the road, you'll be one step closer to breaking ground. Enjoy the best of country living with an incredible location. You'll be just minutes from Cherokee Lake, a massive public waterway with over 30,000 acres for fishing, boating, and all your favorite water sports. If you're looking for a peaceful setting to create your perfect home, this lot is a must-see. Feel free to drive by and explore the property anytime. Don't miss this opportunity to secure your slice of paradise!
Back on the market!! $5,000 Buyer Incentive! Sellers are now offering $5,000 toward buyer's closing costs or rate buy down! Discover comfortable, move-in ready living in this charming brick home in Bean Station, TN. This single-level home features 3 bedrooms, 1.5 baths, and 1,568 sq ft of well-maintained living space — ideal for families, first-time buyers, or those looking to downsize. Recent updates include a metal roof (approx. 10 years old), a 4-year-old heat pump, and brand-new gutters, ensuring peace of mind and low-maintenance ownership. Enjoy cozy evenings by the wood-burning stove and take advantage of the outdoor storage shed and .35-acre lot in a quiet, established neighborhood. Located just minutes from Cherokee Lake for boating and fishing, and less than 15 minutes to Morristown for shopping, dining, and amenities. Clean, practical, and conveniently located — this home is ready for you! ✅ Schedule your showing today! Being sold AS IS. All information deemed reliable but not guaranteed. Buyer to verify all details to their satisfaction. Drone photography used. Some information taken from tax records.
Lake View! Lot 21 in Leons Rock. This lot has a gorgeous slight roll. Easy to access. Beautiful view. Established neighborhood with restrictions in place that keep all of the yards debris free and beautifully landscaped. Amazing views in almost every direction. 1.43 acres. Well and Septic needed. Electricity at the road. Drone Photography Used. All information taken from the Seller and CRS Tax Records. Verifying all information is the Buyer's Responsibility.
5.32 acre LAKEFRONT property in Bean Station offers incredible views on land that slopes gently toward those amazing lake and mountain views. Over 300' wide and almost 900' front to back this property offers an incredible range of options. A 50' right of way, which is separate from this property, offers access to the lower section meaning that the property could be divided. A large block foundation is in place as well as a high-flow well and a three bedroom septic system. The northeast side of the property has amazing old oak trees that tower above a mini trail system that allows you to walk from the top of the property all the way to the water's edge under the shade of their canopy. This property is waterfront but is not dockable. A public boat ramp is roughly 3/10 of a mile away making lake access easy and convenient without ever having to get your boat on the main road. Very light restrictions - doublewides, modulars, and barndominiums are allowed. Call today for more information.
WELCOME TO BEAN STATION TN! YOU JUST CAN'T BEAT THE LOCATION ON THIS GORGEOUS MOVE IN READY BRICK AND VINYL BASEMENT RANCHER STYLE HOME WHICH OFFERS AFFORDABILITY COMBINED WITH THE CONVENIENCE OF BEING WITHIN MINUTES TO SCHOOLS, SHOPPING AND MEDICAL! DO YOU LIKE TO PLAY GOLF? IF SO, THIS HOME IS WITHIN WALKING DISTANCE STRAIGHT OUT OF YOUR BACKYARD TO A LOCAL FAVORITE POPULAR GOLF COURSE READY FOR YOUR RECREATIONAL ENJOYMENT! BRING THE ROCKING CHAIRS AND RELAX ON THE FULL COVERED FRONT SITTING PORCH...OR RETREAT TO THE SCREENED IN BACK DECK WHICH IS RIGHT OFF THE KITCHEN AND READY FOR THOSE BACKYARD COOKOUTS! THIS HOME IS MOVE IN READY WITH GLEAMING HARDWOODS, A LARGE CHEFS STYLE EAT IN KITCHEN WITH DINING AREA AND DRY BAR, FLOWING STRAIGHT INTO A GENEROUS SIZED LIVING ROOM! THE LARGE MASTER IS ON THE MAIN WITH A NEWLY REMODELED AND UPDATED BEAUTIFUL MASTER BATHROOM AND A HANDY LAUNDRY AREA. SUCH A GREAT SPLIT FLOORPLAN WITH 2 MORE BEDROOMS AND A BATH ON THE MAIN LEVEL! BASEMENT OFFERS A POSSIBLE 4TH BEDROOM /BONUS ROOM AREA OR USE AS YOU LIKE! 2 CAR GARAGE WITH AUTO OPENERS, AND PLENTY OF EXTRA STORAGE! YARD IS FFENCED AND MOSTLY LEVEL WITH SO MANY POSSIBILITIES, AND THERES PLENTY OF PARKING AVAILABLE! BONUS...THIS HOME IS JUST MINUTES TO THE PRISTINE WATERS OF CHEROKEE LAKE! THERES SO MUCH MORE TO TALK, ABOUT... SO DONT WAIT...CALL TODAY FOR YOUR PRIVATE VIEWING!!
0.69 Acre Lot in Gated Lakefront Community Overlooking Cherokee Lake Build your dream home on this beautiful 0.69 acre lot located in a prestigious gated lakefront community with stunning views of Cherokee Lake. Enjoy the peace and privacy of lake living while being conveniently located just a short drive from Rogersville, Morristown, and Knoxville. This property offers the perfect canvas for your custom site-built home (minimum 1,400 sq ft required). The community features underground utilities, ensuring unobstructed views and clean streetscapes. Residents also have access to community docks, making it easy to enjoy boating, fishing, and all the recreational opportunities Cherokee Lake has to offer. Don't miss this opportunity to own your own slice of East Tennessee paradise. Call today to schedule your private showing!

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Andrea D. Conner, License 344441, Xome Inc., License 262361, [email protected], 844-400-XOME (9663), 751 Highway 121 Bypass, Suite 100, Lewisville, Texas 75067
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The median home value in Bean Station, TN is $312,500. This is higher than the county median home value of $215,300. The national median home value is $338,100. The average price of homes sold in Bean Station, TN is $312,500. Approximately 68.82% of Bean Station homes are owned, compared to 15.81% rented, while 15.37% are vacant. Bean Station 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 Bean Station real estate agent to arrange a tour today!
Bean Station, Tennessee has a population of 2,968. Bean Station is less family-centric than the surrounding county with 20.91% of the households containing married families with children. The county average for households married with children is 27.33%.
The median household income in Bean Station, Tennessee is $43,810. The median household income for the surrounding county is $44,917 compared to the national median of $69,021. The median age of people living in Bean Station is 47.6 years.
The average high temperature in July is 86.3 degrees, with an average low temperature in January of 25.8 degrees. The average rainfall is approximately 46.4 inches per year, with 11.5 inches of snow per year.