AKfreighter makes a very good (and often overlooked) point about the Southern exposure. Take a close look at what is to the South of your house -- like mountains. I lived in Eagle River in a subdivision that wasn't far from the river (100 yds.), there is a fairly good size mountain just to the south of ER. I lived in a shadow for the limited amount of daylight in the winter months, from October to March. That's on the sunny days. But the view down Eagle River Valley was phenomenal. I would move back in a heartbeat, but my wife's been there done that, got the t-shirt and refuses to go back. Good luck.