Open House:
Sunday, 6/14 2:00-4:00PM
Back in the Market! Buyer’s plans changed. Welcome to this exceptional, beautifully maintained home in Grande Maison, featuring 4 bedrooms, 3 bathrooms, and a flexible bonus space. Thoughtfully updated throughout, this residence seamlessly combines classic charm with modern comfort. Step inside to soaring 12-foot ceilings, triple crown molding, and an abundance of natural light that fills the spacious living areas. The renovated kitchen is a true centerpiece, featuring quartz countertops, freshly painted cabinetry, stainless steel appliances, a new 5-burner gas cooktop with extractor, under-cabinet lighting, a large center island, and a butler’s pantry—perfect for both everyday living and entertaining. Enjoy new flooring throughout with no carpet, creating a seamless, clean, and low-maintenance living environment. The primary suite offers a private retreat with elegant tray ceilings and soft ambient lighting, while the additional bedrooms provide generous space and flexibility. Upstairs, the bonus room can easily serve as a home office, media room, playroom, or optional fifth bedroom. Additional amenities include a central vacuum system, spacious laundry room with oversized storage closet, walk-in attic, and a bright four-seasons room ideal for year-round enjoyment. A whole-home generator adds an extra layer of comfort and peace of mind. This exceptional home offers the perfect combination of luxury, functionality, and location. In one of Mandeville’s most desirable school districts. Schedule your private showing today.
Welcome to this beautifully maintained home in the highly sought-after Woodstone subdivision, where comfort and a thoughtful design come together. Step inside to a wide, inviting foyer that opens into a formal dining room and a spacious living area filled with natural light. A stunning wall of windows stretches across both the living room and breakfast area, offering picturesque views of the rear patio, pool, and backyard. The living room is enhanced with crown molding, built-in bookshelves, and a cozy gas fireplace for relaxing or entertaining guests. The kitchen is well-appointed with stainless steel appliances, a double oven, and a convenient pot rack. The adjacent breakfast area—complete with a ceiling fan—overlooks the sparkling pool. Plantation shutters add timeless charm throughout the breakfast area, living room, primary bedroom, and the guest suite. The primary suite is a true retreat, featuring crown molding and a wall of windows with serene backyard views. The en-suite bath boasts a whirlpool tub and expansive California-style closets. A guest bedroom is conveniently located downstairs, while upstairs, you’ll find three additional bedrooms. Additional highlights include a laundry room with a work counter and sink, a storage closet beneath the stairs, and three separate A/C units serving the upstairs, downstairs, and primary suite for optimal climate control. Step outside to your private oasis - a pool with its own whirlpool spa, plus a covered patio with a gas hookup ready for your barbecue setup for outdoor living and entertaining year-round. This exceptional home combines functionality, style, and luxury in one incredible package. Woodstone Subdivision is conveniently located for easy access to schools and shopping, and is a short distance from the Causeway for commuters.
Welcome to Chinchuba Gardens, a serene neighborhood tucked among mature trees in the heart of Mandeville! This charming raised cottage offers peaceful living at its finest, with plentiful porch space to enjoy, a beautifully landscaped yard for relaxation, and stunning custom details throughout. The covered front porch wraps around front of home, highlighted by a beautiful solid wood entry door with lantern. The entry foyer opens into spacious living area with recessed lighting, anchored by a two-sided gas fireplace. The property features beautiful custom millwork and trim throughout, including transoms, gorgeous double pocket doors between living area and kitchen, cased doorways throughout, wainscoting, and crown moulding, and built-ins. The kitchen is well-equipped and boasts sleek stainless steel appliances, a center island with work sink, separate double-basin stainless sink, custom cabinetry, plentiful counter space, wine rack, and pantry. A side door offers easy kitchen access from driveway. Just off the kitchen, you’ll find the a bedroom/office with built-in shelving and French doors leading to back porch. The primary bedroom features dual closets, wainscoting, as well as ensuite bathroom with garden tub and separate shower, dual vanities, stained glass, linen closet, and millwork detailing. The additional bedroom is generously-sized, and serviced by a full bathroom. Separate laundry room. Driveway offers plenty of parking, with detached 1-car garage, approximately 600 sqft. Two separate sheds offer additional storage space. Newer HVAC, water heater, and dishwasher (~5 yrs young), newer roof (~8 yrs young). No water or sewerage bill because it's on private utilities; Septic has new aerator and just pumped out. Great Mandeville location within walking and easy driving distance to Home Goods, Trader Joe’s (coming soon), and more! Priced below market value due to subfloor repairs needed. Property may not qualify for certain loan types.
LOCATION, LOCATION, LOCATION! Introducing a stunning 6-bedroom/ 3 bath home nestled in the highly sought-after Meadowbrook Subdivision. Right off the entrance you'll be greeted by soaring ceilings in the living room, gleaming with natural light from a wall of windows complete with a wood burning fireplace. The roomy kitchen is a chef's delight, boasting stainless steel appliances and a large breakfast area. Discover the primary suite conveniently located on the main floor. Its spacious en-suite bathroom features a stand-alone shower and a garden tub. The roof is just two years young and the property sits in a preferred flood zone X, which means flood insurance is not required. Additionally, the seller carries an assumable low premium flood policy. Mandeville schools (Mandeville Elementary/Lake Harbor Middle/Fontainebleau Jr/Fontainebleau High). Meadowbrook Subdivision is a commuter's dream, offering a range of amenities, including a pool, playground, security guard, and tennis courts. Embrace the convenience and enjoy the heart of Mandeville living at its finest. Welcome home!
Beautifully maintained brick Acadian-style home featuring 4 bedrooms and 3 full baths, plus a two-car garage. A grand foyer welcomes you into the home, complemented by a formal dining room and an open floor plan with a cozy fireplace—great for entertaining. The spacious living area includes a wet bar and a wall of windows that fill the home with natural light while showcasing views of the lush backyard and dedicated green space. The primary suite is conveniently located on the first floor and features an ensuite bath with a separate shower and jetted tub. A second bedroom is also located downstairs great for guests, a home office, or multi-generational living. Upstairs offers a comfortable lounging area, two additional bedrooms, and a full bath. Step outside to enjoy the covered back patio overlooking a fully fenced backyard with a charming fire pit, creating a warm and inviting outdoor space. Additional highlights include a new roof and location in preferred Flood Zone X and community pool:)
COMPLEX TENNIS COURTS, POOL, CLUBHOUSE AND PLAYSET JUST OUTSIDE THE BACK DOOR TO THIS 2 BEDROOM, 2 BATH GROUND LEVEL FLAT. ASSIGNED PARKING PLACE JUST OFF THE FRONT DOOR.
JUST REDUCED, OWNER WILL LOOK AT ALL OFFERS. LET THIS BE YOUR GOOD DEAL. Nice condo in Marina Beau Chene. This two bedroom condo sets on the end that gives you a beautiful oak trees to set under on a nice day. Now, let’s walk inside coming in the door of your foyer area when you turn to your left, you’re walking into like a kitchen and dining area turning to your right you walk into a nice large den has a fireplace ,fireplace is not working due to a chimney leak will not be fixed, but it is disclosed, kitchen has a lot of cabinets in it with an island, all appliances are staying, including the refrigerator. Primary bathroom is down new carpet is being installed in the bedroom, large walk-in lockers. There’s a half bath in the foyer. Laundry is at the end of the hallway. Garden door opens up to a nice patio that has been redone. OK, let’s go upstairs. One bedroom upstairs which really could be a primary bedroom. Also nice big bathroom. They do have a loft area that could be used for your office.. AC was replaced in May 2023, new roof was installed in 2024, This is a flood zone C, so you don’t have to have flood insurance. There is a small storage area that’s about 6 x 6. Refrigerator, washer & Dryer will stay.
Who needs a lot of space and flexible floor plan in the very best school district? This ideally situated home with convenient access to the Causeway, top-rated schools, shopping, dining, and everyday conveniences, offers comfort, space, and value. Featuring 4 bedrooms plus a study and 2.5 bathrooms with approximately 1,800 square feet of living area, the home also includes a garage which is a rare find at this price point. The open concept kitchen, breakfast, and living creates a welcoming space perfect for everyday living. A charming balcony overlooking the living room adds architectural character and creates an airy feel to the home. The primary suite offers a walk-in closet and a renovated bathroom complete with a soaking tub/shower combination. The kitchen features slab granite countertops and stained cabinetry making it both functional and stylish. Additional highlights include good storage throughout the home and a large yard, providing plenty of space to relax, play, or entertain outdoors. No HOA/fee. Flood zone C so no flood insurance is required. This property represents an outstanding opportunity to own in one of the area's most desirable locations and school districts at a great price!
You'll appreciate the peaceful, serene vibe of this lovely, well-maintained home in Woodridge Subdivision, conveniently located to everything that Mandeville has to offer! The backyard is a park like setting and the covered patio is a restful retreat; the open floor plan allows for the ease of entertaining and everyone can spread out into their own space, whether they enjoy the fireplace in the living room, the spacious den area with a separate entrance or the bonus area in the primary suite for a nursery, reading, relaxing, exercising or home office space; the home features 3 bedrooms and 2 fully renovated bathrooms; the kitchen was renovated in recent years and is light and bright with quartz countertops and beautiful upgrades; Roof replaced in 2023; HVAC in 2016 & is serviced twice a year; water heater replaced in 2020, flood insurance is affordable and the policy is assumable! HOA is optional. Call today to see this great property that is neat as a pin and has great curb appeal!
Outstanding Bradford Row condo fully updated and ready for immediate occupancy. New paint, flooring, windows, electrical panel, water heater, and updated lighting with all appliances included! You even get a private patio for sitting outside to read, drink a cup of coffee or have a few plants. Great location with easy access to shopping, recreation, and dining! With all the exterior maintenance taken care of with this beautiful condo, your lifestyle is all about you doing what you want to do! Awesome community pool just steps from your door, too! Don't miss out on one of the more affordable homes in Mandeville where you can live the good life without the big price!
MANDEVILLE...$8,000 buyer incentive available to use toward flooring, paint, or closing costs! Situated on approximately 7/10 of an acre, this custom-built home offers plenty of room for a future workshop, garage, or swimming pool. Spacious open floor plan features a large den with a cozy wood-burning fireplace and soaring ceilings. Kitchen and baths offer slate-look tile flooring, while the primary suite includes a separate tub, walk-in shower with seating, and glass block accents. Secondary bedrooms feature laminate flooring in good condition. Covered rear patio overlooks the oversized backyard with pond views and plenty of outdoor space to enjoy. Convenient breakfast area and laundry room add to the home’s functionality. With a little updating and fresh paint, this property offers an excellent opportunity to make it your own.
JOIN US THIS SUNDAY (5/24/2026) FROM 11:00-1:00 FOR A PUBLIC OPEN HOUSE Welcome home to this three-story vertical living townhome designed to maximize views, featuring large windows and expansive decks on all levels to enhance the views of the beautiful Tchefuncte River and all its glory. An atrium style entrance on the lower level provides a soothing and peaceful welcoming. Also on the lower-level is a sunroom/office/craft room leading to the back patio. Come on up to the second level where the living truly begins. With an open floor plan, the living room, dining room and kitchen provide an enjoyable casual lifestyle. Open the patio doors and let the soft winds of the river flow through. Don't forget to light the stately fireplace on the cool evenings, or enjoy the sunset on the deck. A private oasis for the owner is located on the third level, to include bedroom, bathroom and office. Invite your friends over to enjoy the crystal clear community pool, cabana and fishing docks. Boat/jet ski allowed to dock at the private dock right outside your door (max 48 hours) for weekend fun and easy access. Want to leave your boat in longer, check into the slips available at the marina. Gulf South Management, a local management company, provides oversight and assistance to the community. The HOA fees include flood insurance, outside unit maintenance and insurance, termite contract, community pool, cabana and docks, gated entrances (3) with guards, trash pickup, water and lawn maintenance. With the cost of insurance, and contract labor, not a bad deal for $750/month. Deposit to be held by a third party. All information is deemed accurate; however not guaranteed. 24 hour notice required on all showings. EXCLUDED FROM SALE: WASHER, DRYER, FERNS BURIED ON FIRST LEVEL AND MIRROR IN BATHROOM ON SECOND LEVEL.
Welcome home to this beautifully renovated two bedroom, two bath condominium offering both comfort and style. Thoughtfully designed with one bedroom and bath on the main level and a second private suite upstairs offering flexibility and ideal separation of space. Upstairs, just outside the primary suite, you'll find a versatile loft space which could be used for a home office, exercise area or cozy reading nook. The living room impresses with a soaring cathedral ceiling and abundant natural light that fills the space, creating a bright and airy atmosphere. The open concept kitchen - featuring brand new SS appliances, granite counters and undermount sink - flows seamlessly into the living area for both everyday living and entertaining. This move-in-ready condo blends modern updates, functional design and inviting spaces - an exceptional opportunity for comfortable low-maintenance living. Step outside to enjoy your own new fenced-in patio/courtyard - an ideal space for morning coffee, outdoor dining or simply unwinding in a private setting. Owner/Agent
Excellent visibility on Hwy 22 in both directions. Multiple uses are possible. Parcels next to this parcel are available as well, with different owners. Madisonville is proximate to this location and is the gateway to Ponchatoula and Hammond. Hwy 22 is the secondary highway going West and has high traffic counts.
This is a diamond in the rough. This home has 4br/3bth w/2 car garage, 2 kitchens setting on 2.7 acres, apx. 3700 sq ft living space in Mandeville. The property is set up as a home with a mother-in-law suite that has a separate entrance in the rear. The home is in the center of the property, as seen on the survey. Please read property disclosure prior to showings and all offers must include signed disclosures.
Open House:
Sunday, 6/14 2:00-4:00PM
Stunning home with designer finishes and a well-planned layout! Features European Oak floors, Quartzite counters, 10’ ceilings, plantation shutters, and a cypress mantle. Entertainer’s kitchen offers a GE Café 6-burner gas range, coordinating appliances, and a butler’s pantry/wine bar. Luxurious primary suite includes soaring ceilings, shiplap accent wall, free-standing soaker tub, and two custom walk-in closets. Each bedroom has its own attached bath. Whole-house generator. Enjoy the oversized covered patio with outdoor kitchen, top-rated schools, community pool, and Flood Zone C.
Stunning, one-of-a-kind renovation in highly desirable Westwood Estates! This beautiful 4-bedroom, 2-bathroom home is perfectly situated on an oversized, wooded lot, just steps from the community pool. The gourmet kitchen is a chef's dream, featuring custom cabinetry, designer lighting, granite countertops, and a massive waterfall island, all complemented by stainless steel appliances. Retreat to the peaceful Primary bedroom suite, which includes a luxurious en-suite bath with custom cabinetry, a tiled shower, and double closets. Elegant ceramic wood-plank flooring flows throughout the kitchen, living area, and primary suite. Enjoy your private oasis on the expansive back patio overlooking a tranquil, wooded backyard. Don't miss seeing this beauty in person!
Nearly 5,000 square feet of refined living space, this beautifully updated residence blends timeless elegance with elevated modern finishes and an exceptional floor plan. From the moment you enter, the 20-foot grand foyer makes a stunning first impression with its spectacular winding staircase, refinished hardwood floors, fresh paint, and new chandeliers throughout. Designed for both elegant entertaining and comfortable daily living, the first floor features a gracious formal dining room and a private office tucked behind French doors just off the foyer, complete with built-ins that make the space as functional as it is polished. The great room is anchored by a cast limestone fireplace, custom built-ins, and opens seamlessly to the stunning newly renovated kitchen. A true showpiece, the kitchen offers dramatic underlit Medusa quartzite countertops, all new cabinetry, Monogram appliances, and whitewashed brick accents that add warmth, texture, and sophistication. Just beyond, the keeping room offers a second fireplace and inviting gathering space at the heart of the home. The newly added butler's pantry is beautifully finished with under-lit countertops and a beverage refrigerator, creating an elevated space for entertaining. The downstairs primary suite offers a luxurious private retreat with generous proportions, a beautifully appointed bath, and the added convenience of two closets. Upstairs, four spacious bedroom suites and a media room provide exceptional space for family and guests. Additional highlights include a screened porch, three-car garage with tandem bay, desirable slab-on-grade floor plan, newer HVAC units, newer roof, and fresh landscaping that enhances the home’s impressive curb appeal. Located in the gated community of The Sanctuary, residents enjoy a resort-style pool, clubhouse, tennis courts, walking trails, and convenient access to the Causeway. Luxury Northshore living at its finest. Make an appointment today!
A striking expression of modern elegance, this new construction residence in Marina Beau Chêne blends refined architectural design with elevated everyday living. With over 3,400 square feet of conditioned space and expansive outdoor areas, the home is centered around a private pool and open deck—designed for effortless indoor-outdoor living. The property backs to a breathtaking cypress-filled landscape along the Tchefuncte River, creating a serene, ever-changing backdrop. A grand foyer opens to soaring, light-filled interiors where clean lines meet curated finishes. The open-concept living space is anchored by a sleek electric fireplace and flows seamlessly into the designer kitchen, featuring a large island, walk-in pantry, wine cooler, ice maker, and an elegant bar. A signature barrel ceiling adds warmth and architectural interest. Expansive rear windows frame views of the pool and surrounding landscape, enhancing the connection between indoor and outdoor spaces. The outdoor living areas offer a private setting ideal for both quiet relaxation and entertaining. The first floor includes a private study or guest suite for flexible living. Upstairs, the primary suite features a spa-inspired bath, generous walk-in closet, and private balcony. Additional bedrooms, a loft-style living area, and second-floor laundry provide comfort and functionality. A spacious garage, mudroom, and future elevator shaft add convenience and long-term livability. A deep-water slip is also available, offering easy access to life on the water. Located in one of the Northshore’s most established communities and within award-winning school district, this residence delivers a sophisticated lifestyle defined by design, comfort, and timeless appeal.
All-brick 3 bedroom, 2 bath home in the desirable Mandeville school district featuring a brand new roof and a convenient Northshore location close to shopping, dining, and everyday amenities. This home offers a functional layout with no carpet throughout, making it easy to maintain. The spacious living area features a cozy fireplace and great natural light, creating a comfortable space for everyday living. The kitchen includes stainless appliances, ample cabinet space, and a practical layout that connects easily to the main living areas. The primary suite offers a private bath with soaking tub and separate shower, while two additional bedrooms provide space for family, guests, or a home office. The home was updated in 2026 with new roof, countertops, new bathrooms cabinets, fresh paint and updated fixtures, adding a refreshed feel throughout. Step outside to enjoy the screened porch overlooking the large, shady fenced backyard, perfect for relaxing or entertaining. The backyard also includes a shed and greenhouse, providing additional storage and space for gardening or hobbies. With all-brick construction, a brand new roof and garage door 3/2026, plus 2024-2026 updates, no carpet, fenced backyard, screened porch, shed, and greenhouse, generator hookups, bluetooth in ceiling works with phone (Herdio) this home offers a great opportunity in a convenient Northshore location within the Mandeville school district.
Step into the potential of this spacious 6-bedroom, 4-bath home nestled in a charming, small gated community. With a newer roof already in place and durable stamped concrete floors throughout, the foundation is set—just bring your vision to breathe new life into every space. Inside, you’ll find generous living areas and a flexible floor plan perfect for large households, multi-generational living, or creating dedicated work and hobby spaces. The expansive yard offers plenty of room to design your own outdoor oasis, whether it’s a pool, garden, or play area. Out back, a large covered concrete patio sets the stage for effortless entertaining—ideal for weekend gatherings, game days, or simply unwinding in your private outdoor retreat. This home is a rare opportunity to customize a sizable property in a desirable, gated setting—don’t miss your chance to make it your own.
Excellent Mandeville location! Two units: one on the ground floor and one on the second floor. Units are 1375 each with 3 offices, a conference room, reception area, kitchen, file room, and 1 bath. Interior finish includes ceramic tile & carpet flooring, central air & heat.
PRIVATE ACADIAN RETREAT IN BEAU CHÊNE Tucked within the gated Beau Chêne community of Mandeville, 925 Winona Drive offers the rare blend of classic Acadian architecture, thoughtful craftsmanship, and an outdoor setting designed for truly relaxed living. This home greets you with a grand circular drive & welcoming front porch, while inside, warm textures and inviting spaces surround a striking double sided brick fireplace, anchoring the living areas and creating a natural gathering place for quiet evenings or lively entertaining. Truly one-of-a-kind custom artist-designed wet bar in living room! First floor primary suite w/ spa-like bathroom. Unique kitchen layout brilliantly designed for entertaining: granite counters, double ovens, and gas cooktop. Dual formal & casual dining spaces. Rich hardwood floors upstairs w/ four additional bedrooms filled with natural light, oversized closets, and charming nooks: all wonderful opportunities for reading spaces, study areas, or creative retreats. Romantic courtyard with fountain, lush landscaping, & expansive paver patio gives the timeless charm of a New Orleans garden. Impressive screened porch stretches across the rear of the home, featuring outdoor speakers and a covered gardening and entertaining wet bar. Additional highlights include: • Five bedrooms and two and a half bathrooms • Whole home 26kW Briggs & Stratton generator • Finished room over garage with office, studio, workshop, or creative space potential • Grand circular driveway plus garage and additional driveway parking • Access to Beau Chêne golf, country club, marina, and the Tchefuncte River • Optional Flood Insurance of only $905 annually Residents of Beau Chêne enjoy a gated community with 24 hour security, championship golf, tennis and pickleball, clubhouse dining, and marina access to the Tchefuncte River. Quiet mornings, evening strolls, and vibrant social life in Beau Chêne.
ELEGANTLY UPDATED WITH DESIGNER APPEAL IN THIS CUSTOM FRENCH ESTATE HOME IN WOODSTONE SUBDIVISION; 17.89'X12' STATELY FORMAL DINING ROOM; GUEST SUITE OFF FOYER WITH PRIVATE BATH; BRIGHT & OPEN LIVING ROOM WITH BUILT-INS, FIREPLACE AND WALL OF WINDOWS ACROSS REAR WITH DYNAMIC POOL VIEWS; AMAZING KITCHEN OPEN TO DEN WITH EXTRA LARGE ISLAND, GRANITE COUNTER TOPS, WHITE CABINETS, UPSCALE SS APPLIANCES WITH Z LINE COMMERCIAL RANGE/OVEN, CUSTOM BRICK ARCH VENT HOOD, BUILT-IN REFRIGERATOR, BEVERAGE COOLER, GAS FIREPLACE & WALL OF WINDOWS WITH DYNAMIC VIEWS OF POOL; PRIMARY BEDROOM WITH DOUBLE TREY CEILING, CROWN MOULDING & DOOR TO PATIO; PRIMARY BATH COMPLETELY UPDATED WITH DOUBLE VANITY, QUARTZ COUNTERTOPS, SOAKING TUB AND CERAMIC & GLASS SHOWER WITH MULTIPLE HEADS; UPSTAIRS HAS EXTRA LARGE GAME ROOM, 2 BEDROOMS WITH SHARED BATHROOM, PRIVATE OFFICE/BEDROOM SUITE WITH DEN ACCESSIBLE BY REAR STAIRCASE & ADDITIONAL FULL BATHROOM & WALK-IN CLOSET; AMAZING TROPICAL LANDSCAPED REAR YARD WITH GUNITE POOL, KOOL DECKING, POOL PAVILLION AND 2 COVERED PATIOS; BACKS UP TO WALKING PATH & POND; 3 CAR GARAGE WITH LARGE SIDE DRIVE; SPRINKLER SYSTEM; SUBSURFACE DRAINAGE; CUL DE SAC LOCATION; FENCED REAR YARD
Ready to build your dream home in The Sanctuary? This beautiful homesite offers high elevation and a prime location near the rear gate, providing quick access to the Causeway Bridge in under five minutes. Residents of The Sanctuary enjoy exceptional amenities, including a pool, clubhouse, tennis courts, walking trails, and more. This lot is part of Lakeshore Homes’ inventory. Come for a tour and start building your future today!

The median home value in Mandeville, LA is $502,500. This is higher than the county median home value of $273,300. The national median home value is $338,100. The average price of homes sold in Mandeville, LA is $502,500. Approximately 64.25% of Mandeville homes are owned, compared to 27.74% rented, while 8.01% are vacant. Mandeville 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 Mandeville real estate agent to arrange a tour today!
Mandeville, Louisiana 70471 has a population of 12,985. Mandeville 70471 is more family-centric than the surrounding county with 36.89% of the households containing married families with children. The county average for households married with children is 31.4%.
The median household income in Mandeville, Louisiana 70471 is $79,149. The median household income for the surrounding county is $70,986 compared to the national median of $69,021. The median age of people living in Mandeville 70471 is 45.1 years.
The average high temperature in July is 90.8 degrees, with an average low temperature in January of 39.9 degrees. The average rainfall is approximately 62.8 inches per year, with 0.1 inches of snow per year.