Open House:
Sunday, 1/25 1:00-3:00PM
Welcome home to 7435 Coastal Drive! This amazing Harrison home is located in Island Point Estates between Highway 58 and Snow Hill Road, and only 30 minutes from downtown Chattanooga. This home is within 10 minutes of four boat ramps. Island Point community amenities include pickleball/ tennis court(s). This mostly brick 1998 Bill Fine single story home features 3 Bedrooms and 2.5 Baths (on main level) with a finished Bonus Room over the three car garage. When you enter the home, you arrive in the Foyer. Directly ahead is the spacious Great Room with hardwood flooring, gas log fireplace, and vaulted ceiling. To the right of the Foyer are the Guest Bedrooms and Full Bath. To the left is the Dining Room. The Great Room is combined with the Kitchen and casual dining area. A patio door leads to a spacious Screened Porch and expansive deck. The Kitchen has granite countertops, tile backsplash, under-cabinet lighting. Stainless Whirlpool appliances include a microwave/hood, electric range, integrated dishwasher, Adjacent to the Kitchen is a hallway leading to the garage, pantry, laundry with built-in desk area. The Primary Suite is a private retreat located away from the living areas on the back of the home with access to the Screened Porch. Featuring fresh paint , the Primary Bedroom is generously-sized and features an updated Bathroom with double sink vanity; jetted tub; walk-in shower with glass enclosure; and walk-in closet. Out the back is a screened deck and large uncovered deck. Stairs lead from the Great Room to a spacious finished basement with a bathroom and kitchen. There is HVAC throughout the basement! Additional parking for a RV in back of the home.
Welcome to this exceptional 11+ acre cleared farm property, offering the perfect mix of space, functionality, and location. The primary residence is a solid all-brick 4-bedroom, 2.5-bath home, with all bedrooms on the main level. A combination of finished and unfinished basement space provides room to expand, along with a half bath for added convenience. The attached 1-car garage has potential to be converted back to a 2-car garage. Steps away from the primary home, the guest house features a full kitchen, living room, and full bathroom—ideal for guests, rental income, or extended family. The current garage area once housed 2 bedrooms and can be converted back into a full 2-bedroom dwelling. Farm infrastructure includes: • Two large 2-level enclosed pole barns, both with electricity—one with water and a half bathroom • A goat barn with water and electricity—perfect for corralling animals • A workshop • A 2-car detached garage located directly behind the accessory unit The land is thoughtfully laid out with fenced areas for animals, two driveways, and a peaceful pond, making it ideal for agriculture, recreation, or livestock. All this, just 5 minutes to the nearest grocery store, 7 minutes to public boat ramp access, and a 35-minute drive to downtown Chattanooga. Whether you're looking to start a farm, enjoy rural living, or invest in land with future potential, this property is ready to fulfill your vision. 3D tours are available for both the primary home and accessory unit. Property is being sold AS IS. Schedule your private showing today!
Prime location-Harrison, TN, 230 ft waterfrontage, 2.36 acres. Excellent topography with privacy. Convenient to Highway 58 Harrison Bay State Park and Bear Trace Golf Course, (designed by Jack Nicklaus and considered to be the best public golf course in the Chattanooga area) grocery, pharmacies and Starbucks. Subject property is located in a private inlet joining the main channel of the Tennessee River. Subject lot can be part of a combination purchase with the adjoining lot #4 (6617 Cape Haven Dr MLS 1519064)for an additional $200,000 for a total of $475,000 which will be a combined total of 350 ft of waterfrontage and 3.44 acres
Prime location-Harrison, TN, 119 ft waterfrontage, 1.08 acres. Excellent topography with privacy. Convenient to Highway 58 Harrison Bay State Park and Bear Trace Golf Course, (designed by Jack Nicklaus and considered to be the best public golf course in the Chattanooga area) grocery, pharmacies and Starbucks. Subject property is located in a private inlet joining the main channel of the Tennessee River. Subject lot can be part of a combination purchase with the adjoining lots #2 & 3 (6613 & 9207 Harrison Bay Rd MLS 1519065) for an additional $275,000 for a total of $475,000 which will be a combined total of 350 ft of waterfrontage and a total of 3.44 acres.
Charming 3 Bedroom, 2 Bath Ranch on a full acre with Finished Basement! Welcome to 9729 Birchwood Pike in Harrison—this beautifully updated and well-maintained ranch-style home offers 1,850+ sq ft of living space (including finished basement) on a spacious 1 acre lot. The main level features 3 bedrooms, 2 full baths, a bright living area, and a modern kitchen with ample cabinet space. Downstairs, the finished basement provides flexible space for a den, office, or recreation room. Enjoy peaceful country living from the covered back deck, perfect for relaxing or entertaining rain or shine. The backyard is a nature lover's dream—scenic, private, and full of wildlife and mature vegetation. Additional features include a 2-car garage, updated flooring, neutral paint, and beautiful landscaping. This property offers the perfect blend of rural charm and modern convenience—just minutes from Ooltewah and 35 minutes from Downtown Chattanooga. Don't miss your chance to call this special home yours!
Owner Agent. We own 13 acres with a home and are looking to subdivide 8 acres from it. A survey will have to be done once boundry lines agreed upon and a new address to be given. The pics show the estimated land lines. The front pasture with the pond is along Wagon Wheel. We are somewhat negotiable on the property lines. The view from the top of the hill where our camper is, looks over the ridges and hills and White Oak Mountain. A natural breeze seems to always be here. The top of the hill would make a great homesite. The farm also has a horse barn, Tack Room, utitlity barn and pole barn. A total of 3 or more separate pastures are/or can be on the property. This property would make a great homesite for your family to enjoy country life raising livestock, gardening, peace and privacy.
*** Additional 7.62 Acres directly connected to the back of the property is available for sale exclusively to whoever purchases this property.*** - - Welcome to your brilliantly custom-designed private retreat, just 20 minutes from downtown Chattanooga and minutes from the water in beautiful Harrison Bay! Situated on 3 acres of lush woods, this completely secluded property offers unmatched privacy—you won't see a single neighbor. This incredible estate features two homes: a spacious main residence with 5 bedrooms, 4.5 bathrooms, and over 5,500 square feet, plus a second home offering 2 bedrooms, 2 bathrooms, and 1,100 square feet—perfect for guests, rental income, or multi-generational living. The main home spans three levels, including a fully finished walk-out basement with a complete in-law suite featuring its own kitchen, living space, bedroom, and private entrance. Every inch of the main home has been brilliantly designed with abundant storage in every nook and cranny, complete with custom shelving and clever built-ins. High ceilings, natural light, and premium finishes flow throughout, blending comfort and elegance seamlessly. Car enthusiasts and hobbyists will love the 6-car garage bays, offering plenty of space for vehicles, equipment, or a workshop. Enjoy entertaining on the expansive decks, take a short drive to the nearby golf course, or have fun on the water at Harrison Bay State Park. This one-of-a-kind property perfectly combines space, privacy, and convenience. Don't miss your chance to own this rare gem—schedule your private showing today!
*If buyer uses preferred lender, lender will provide up to $4000 in closing costs or a 1/0 interest rate buydown.* Tucked away on a quiet lane yet only minutes from the conveniences of Harrison, this nearly 2,000-square-foot home sits on just under two serene acres—offering space, privacy, and potential that's hard to find in today's market. From the moment you step inside, it's clear this residence has been reborn. Every detail has been thoughtfully upgraded: a brand-new roof overhead, luxury flooring underfoot, and a gourmet kitchen with granite countertops, gleaming new stainless steel appliances, and an easy flow into the dining and living spaces. Both bathrooms have been reimagined with custom tile showers, while the owner's suite boasts a huge walk-in closet. Screened back porch—perfect for morning coffee or quiet evenings in the breeze. The main residence welcomes you with a thoughtful layout and open floor plan designed for both everyday living and memorable gatherings. Generously sized rooms invite natural light, while the surrounding property frames every window with peaceful views of mature trees and open skies. Full-sized basement features an oversized 2-car garage and workshop area. Adding to the property's versatility is a second dwelling—a manufactured home with endless possibilities. Use it as a guest house, rental income opportunity, creative studio, or additional storage. Prefer a blank slate? The seller is open to removing it before closing, leaving you with a pristine expanse of land to shape as you wish. Outdoors, the nearly two-acre lot is a canvas for your vision—whether it's gardening, recreation, or simply enjoying the quiet beauty of nature. With plenty of room between neighbors, you'll find the perfect balance of community and seclusion.
This charming four-bedroom, three-full bath home, nestled in the heart of Harrison, Tennessee, offers a perfect blend of comfort, style and outdoor fun, making it an ideal place to call home. Spacious Living: Featuring two primary bedrooms, each with an adjoining en-suite for added privacy and convenience. The extra spacious primary suite boasts a luxurious spa-like en-suite with a jetted tub and a walk-in shower, creating your personal retreat. The kitchen includes a stylish stone tile backsplash and unique stone tiled, breakfast bar, includes all appliances, including the refrigerator, making meal prep and entertaining a breeze. Cozy but spacious living room is great for relaxing or entertaining. Two additional bedrooms and another full bathroom provide ample space for family, guests or a home office. Laundry room with shelving, makes this chore a breeze. Step outside to the wraparound covered porch, perfect for enjoying the breathtaking mountain views and relaxing outdoors. The fenced backyard is ideal for family gathering and playtime. Centrally situated between Chattanooga and Cleveland, with close proximity to Harrison Bay Park- a paradise for water sports enthusiasts!! This home offers a perfect combination of comfort, style and outdoor recreation. Don't miss the opportunity to make this beautiful Harrison property your new home!! Listing Agent is related to the Seller. Seller is only selling because she lost her husband in a tragic accident, so home is being sold as is.
Beautiful well-maintained one level home that sits on a large level lot in Harrison. This home offers 2 bedrooms with 1-full and 1-1/2 bathrooms. There is a large family room with fireplace. The dining room has beautiful built-in cabinets with lots of storage. The kitchen offers granite countertops, stainless steel appliances which includes range and dishwasher.
Welcome to your private retreat—this charming 1.5-story home offers 4 bedrooms, 3 full baths, and over 2,200 square feet of living space, all set on a beautiful 33-acre tract of land. Whether you're looking for a quiet place to relax, room to homestead, or land for outdoor recreation—this one checks all the boxes. Perfect for multigenerational living, the home includes a fully equipped mother-in-law suite with wheelchair accessibility, ensuring comfort and independence for extended family or guests. The main home features an open layout, a split A/C system for year-round comfort, and a backup generator for peace of mind. Step outside to enjoy your own year-round pond, a 40x32 barn for equipment or storage, and a chicken coop ready for your flock. Hunters and outdoor lovers will appreciate the 3 deer stands with feeders. Tucked away in the woods is a cozy cabin—a great spot for guests, kids, or quiet escapes. This one-of-a-kind property is the perfect blend of comfort, functionality, and outdoor adventure. Call today to schedule your private tour.
SELLER WILL PAY $10,000 OF BUYER'S CLOSING COSTS! Welcome to this 3-bedroom, 2-bath split foyer home located in the desirable Harrison area. Offering just under 1,800 square feet of comfortable living space, this property features a warm and inviting living room with hardwood floors, perfect for relaxing or entertaining. The enormous primary bedroom includes a luxurious soaking tub, providing a peaceful retreat at the end of the day. The partially finished basement offers flexibility with a dedicated hobby/workroom, laundry area, and additional storage. Enjoy morning coffee or evening breezes in the bright and airy sunroom, which also includes a secondary laundry hookup for added convenience. Outdoor enthusiasts and hobbyists will love the separate workshop and additional storage shed, offering plenty of space for tools, projects, and more. Whether you're looking for functional space or room to personalize, this Harrison home offers comfort, utility, and great potential. Seller will pay $10,000 of buyer's closing costs with a full price offer. Schedule your showing today!
With over a half acre of beautiful forest, this lot offers the opportunity to build among the serenity of the trees! Convenient to desirable amenities, such as Harrison Bay State Park and Booker T Washington State Park for hiking and water sports access. These two popular parks are only 11 minutes away and only 4 minutes away from The Ooltewah Golf Club. Grocery stores and shopping are close by, as well. The survey is on file, so this lot is ready for you to build your dream home! Buyer to verify information they deem important, including acreage, septic permitting, soil testing, etc. Use of listing photos prohibited by anyone other than listing agent.
Ideally located in the heart of Harrison, with easy access to Cambridge Square, shopping, the Harrison Marina, Ooltewah, and Cleveland and nestled within a mature and desirable waterfront neighborhood, this newer construction home offers the rare combination of contemporary design and timeless tranquility. This stunning residence represents a remarkable value with a refined appreciation for quality and modern comfort offering the ease of one-level living with a modern, open-concept layout designed for both comfort and entertaining. Step into a spacious living room featuring a cozy gas-log fireplace and large windows infusing natural light. The living and dining areas flow seamlessly to the private, expansive deck that stretches across the back of the home—perfect for entertaining, grilling, or simply enjoying the outdoors. The kitchen is the heart of the home, boasting a generous island ideal for casual meals or watching the chef in action. The primary suite is a private retreat, with direct access to the deck—offering a quiet space to unwind outdoors without disturbing the rest of the household. The ensuite bath features a luxurious soaker tub, a double vanity, a separate shower, and a walk-in closet. An additional main level bedroom is currently being utilized as an office. The lower level mirrors the quality and craftsmanship of the main floor, complete with 9' ceilings and a spacious family room with its own gas-log fireplace. Double doors open to a covered patio overlooking a generous backyard framed by woods, where deer are frequently seen at twilight. Two additional guest bedrooms, a full bath, and a versatile bonus room—perfect for a gym, homeschool room, craft room - or a great place for a 2nd kitchen making the lower level a virtual second home. There is also a large storage area perfect for a storm shelter.
Discover the perfect opportunity to build your dream home on Short Tail Springs Road in Harrison, TN. This stunning 2.5-acre property offers a beautiful blend of nature and convenience, featuring ample trees that provide both privacy and a serene atmosphere. Imagine your future home nestled in this peaceful setting, just five minutes from the lake, where you can enjoy boating, fishing, and outdoor adventures. With plenty of space to bring your vision to life, this property is a true canvas for your ideal retreat. Electric has already been run to the property and there is driveway in place! Don't miss your chance to embrace a tranquil lifestyle in this picturesque location—schedule a visit today!
Welcome to 7004 Lystra! This charming 3-bedroom, 3-bathroom home, with additional living space in the basement, is nestled in the peaceful Harrison neighborhood. Step inside to gorgeous hardwood floors throughout the main level, featuring a formal dining room, an open-concept kitchen and living area with a cozy gas log fireplace, and a sun-drenched sunroom perfect for relaxing or entertaining. Upstairs, you'll find all three bedrooms, including a spacious primary suite with a luxurious ensuite bathroom featuring a clawfoot tub perfect for unwinding after a long day. A full hallway bathroom serves the additional bedrooms, providing plenty of space and convenience for family or guests. Downstairs, the finished basement offers lots of extra living space, including two additional rooms, a full bathroom, a dedicated laundry room, and endless possibilities whether you need a media room, home office, gym, or guest quarters. Outside, a large back deck overlooks the fenced-in backyard, offering privacy and a perfect space for pets, kids, or outdoor entertaining. A generously sized concrete driveway provides ample parking for family and guests. This home also offers convenient access to I-75 and Highway 153, making your commute a breeze. Located just minutes from Harrison Bay, Booker T. State Park, and major employers like Volkswagen and Amazon, you'll enjoy both nature and city conveniences at your doorstep. Don't miss this incredible opportunity and schedule your private showing today! *Information on this listing is deemed reliable but it's not guaranteed. Buyer to verify sqft, school zoning and all information deemed important to Buyer.
It's time for your OASIS.....you must see this! The Best home in the neighborhood (in my opinion)!! Water living with 2 bedrooms, 2 1/2 bath. Open, comfortable concept. This place feels so private and yet so relaxing. Hot tub outside and jetted tub inside. You are going to feel like you are on vacation every day! Chairlift, fireplace, pool table, grilling station are all included. And the best is yet to come when you move in! This must be the Place!
Double Lot on the Lake! Welcome to your dream escape, a stunning lakefront property offering serene waterfront views, unmatched privacy, and refined comfort. This well-maintained 3-bedroom, 2-bathroom home is perfectly positioned on a rare double lot, offering expansive outdoor space and a private dock for effortless lakefront living. Step inside to find a spacious, light-filled interior where a grand living room with vaulted ceilings creates a dramatic yet inviting atmosphere. The wrap-around deck, accessible from the main living area, spans the lakeside of the home—ideal for entertaining, sunset dining, or simply relaxing as the water shimmers below. Upstairs, the private primary suite offers a peaceful retreat with lake views and thoughtful design. Downstairs, a full unfinished basement, already plumbed, presents limitless potential for customization. Whether you envision a guest suite, media room, gym, or wine cellar, the space is ready to be transformed. Recent updates add even more value: the HVAC system is just 1 year old, ensuring year-round comfort and efficiency, and the septic tank has been professionally serviced within the past year. Additional highlights include a two-car garage, plenty of parking and storage, and easy access to your private dock, making this a perfect haven for boating, fishing, or soaking in the tranquility of lakeside living. With its spacious layout, exceptional care, and premier lakefront location, this property delivers the luxury lifestyle you've been waiting for. Don't miss the chance to make it yours.
Welcome to this beautifully updated 4-bedroom, 3-bath ranch-style home, located on a quiet street in the sought-after Moon Shadows subdivision. With over half an acre of land, this home offers the perfect blend of space and privacy. The property features two master suites, making it ideal for multi-generational living or guest accommodations. Inside, you'll be captivated by the expansive open kitchen, complete with high-end finishes and granite countertops and a large sunroom. Outside, a brand new front deck that overlooks the large front yard. In the backyard, deer, chipmunks, bunnies, and a variety of songbirds can often be seen—bringing a peaceful, nature-filled charm to your outdoor space, perfect for entertaining or simply relaxing. There is also a large 15x30 storage shed. With an unfinished basement space awaiting your personal touch, a fenced-in backyard for added privacy, and a 50-amp plugged for your camper, this home has all the potential you've been looking for. Plus, it's just 10 minutes from the Harrison Bay Boat Ramp, offering easy access to outdoor recreation. Additional highlights include a 2-car garage and a storage building for all your needs. Don't miss your chance to make this stunning property your forever home!
Welcome to Morning Glory Farms! Your Ideal Destination for a New Home! Nestled adjacent to the renowned Bear Trace Golf Course and the scenic Harrison Bay State Park, Morning Glory Farms offers a unique blend of tranquility and convenience. Imagine building your dream home in a private, wooded, yet pristine neighborhood that provides the perfect balance of seclusion and accessibility. Key Features: Prime Location: Only five minutes away from a major grocery store, light shopping, and fuel stations. Proximity to Chattanooga: Just a 15-minute drive to all the vibrant culture, dining, and entertainment that Chattanooga has to offer. Scenic Surroundings: Enjoy the lush, wooded landscapes that Morning Glory Farms is known for. Outdoor Recreation: With the golf course and state park right next door, outdoor enthusiasts will find plenty to love. Look at the attached photo and see for yourself the beauty of your next home location. Drive by and experience the charm of Morning Glory Farms today! Do not miss this opportunity to build your future in a neighborhood that offers the best of both worlds, privacy and convenience. Welcome home!
Welcome to this stunning 1.75-acre lakeview lot in the desirable Ware Branch subdivision! This unimproved property is a blank canvas, ready for your dream lake house with breathtaking views of the highly sought-after Chickamauga Lake. Enjoy access to a community lot perfect for recreational activities, adding to the charm and convenience of this fantastic location. Whether you're looking to build a weekend retreat or a full-time residence, the possibilities are endless. Don't miss this opportunity to own a piece of paradise—schedule a visit today!
Live Like You're on Vacation! Imagine waking up every morning to the peaceful sights and sounds of Harrison Bay, with sunlight shimmering across the water and the promise of resort-style living awaiting you. At 6432 Cobble Lane, every detail of this magnificent lake house has been crafted to make every day feel like a getaway. As you step inside, the main level welcomes you with its spacious, open-concept design. The chef's kitchen is a dream come true, featuring Wolf and Sub-Zero appliances, a walk-in pantry, and thoughtful touches like a plumbed-in coffee pot for effortless mornings. The dining area flows seamlessly into a grand living space, where a stunning rock fireplace takes center stage. Two home offices on this level offer serene views of the lake, making work or creativity a pleasure. The primary suite is nothing short of a personal retreat. Complete with a private gym outfitted with Olympic-grade equipment, a steam room, and a sunroom perfect for unwinding, this space is designed for indulgence. His-and-hers walk-in closets with built-ins, double vanities, a jetted tub, a luxurious tile shower, and two fireplaces add to the opulence. For ultimate convenience, the suite includes a laundry area and a bidet. Step outside, and you're greeted by your own private outdoor oasis. A heated saltwater pool with a cascading waterfall invites you to relax, while the outdoor kitchen and fireplace set the stage for unforgettable gatherings. The newly renovated guest house provides a cozy space for visitors, complete with custom rockwork, new appliances, a loft sleeping area, and charming details like a carport and rock-lined driveway. On the lower level, the focus is on fun and functionality. Gather in the home theater with its upgraded system, or cozy up in the lodge-style game room with its charming stone fireplace. The gourmet kitchenette makes hosting easy, 3 bedrooms are on this level and 2 full baths.
Custom, 3 bedrooms, 2 bath, modern country, on a mostly level 1 (+/-) acre lot. The interiors are bright, open, and reminiscent of times past with vaulted tongue & groove ceilings and gleaming hardwood floors. This home gives a whole new meaning to the ''open concept'' floor plan. Lots of windows letting in natural light with no walls to block the main living area, the beauty of this entire home is on display as soon as you walk in. Attached garage with 10' doors, perfect for boat storage. Completely fenced back yard with decorative chain link on front and 6' wood fence on back for privacy. Designed with gate on back for easy access to the friendly neighbors. Words cannot express all this home has. Look at the photos and call for your private showing today.
Looking for a home that offers a bit more? Welcome to 7015 Lystra Rd - a move-in ready 3 bedroom, 3 full bath home with a fully equipped bonus room! This versatile space includes its own full bathroom, cabinets, sink, countertop, and refrigerator, making it perfect for extra living space, guest suite, playroom, office, or a convenient area for extended family. This bonus room is ready to accommodate your needs. With an open floor plan and stylish finishes throughout, this home is designed for both comfort and elegance. Located in a quiet and friendly neighborhood, this home is close to everything you need, making it the perfect place to settle down. Nestled in the serene landscape of Harrison TN, this beautiful property offers the perfect blend of country charm and modern convenience. This stunning home welcomes you with a picturesque setting, surrounded by lush greenery and mature trees, providing a peaceful retreat from the hustle and bustle of city life. Ready to see it for yourself? Contact me today to schedule a tour and discover all the amazing features this home has to offer.
A RARE FIND - YEAR-ROUND DEEP WATER. 678 feet of WATERFRONTAGE. Excellent lake frontage topography. Prime Waconda Point deep water inlet location with privacy and solitude galore. 15.5 acres on Waconda Pont. Offering includes 3 houses. House #1 - 6524 Chipmunk, 3 bedrooms 2 baths, 2214 sq ft. House # 2 - 6430 Bayshore, 3 bedrooms, 2 baths, 2533 sq ft. Location, location, location = The Best! Estate property or can be subdivided for new construction. New custom built boathouse and dock. Docking ability measurements - a 55 ft boat in photos. Incredible views...serene to say the least. Original waterfront home is currently under construction (95% transformation) whereas total renovation is near completion...Therefore the current offering is for a limited time only. By appointment only...listing agent must be present. The additional addresses of 6524 Chipmunk and 6430 Bayshore when looking on the tax record. Proof of funds must be provided prior to confirmation of appointment. 24/48 hours advance notice is required
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 Harrison, TN is $427,500. This is higher than the county median home value of $285,200. The national median home value is $338,100. The average price of homes sold in Harrison, TN is $427,500. Approximately 69.28% of Harrison homes are owned, compared to 27.19% rented, while 3.53% are vacant. Harrison 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 Harrison real estate agent to arrange a tour today!
Harrison, Tennessee has a population of 8,383. Harrison is less family-centric than the surrounding county with 23.37% of the households containing married families with children. The county average for households married with children is 27.75%.
The median household income in Harrison, Tennessee is $76,198. The median household income for the surrounding county is $61,050 compared to the national median of $69,021. The median age of people living in Harrison is 42.7 years.
The average high temperature in July is 89.4 degrees, with an average low temperature in January of 28.8 degrees. The average rainfall is approximately 51.1 inches per year, with 1.5 inches of snow per year.