Property Details

• Price: $2,495,000
• Status: Active
• Property Type: House
• Bedrooms: 4
• Bathrooms: 4
• Square Feet: 4,076

Description

Simms Creek Live Water Ranch blends traditional Hill Country farmhouse charm with modern functionality on 102 scenic acres in Lampasas County. Just 10 minutes from town and an hour to North Austin, this homestead offers year-round live water, quality improvements, and long-term upside. The 4,076-sq-ft main home features classic Texas farmhouse architecture with a metal roof, covered porches, and sweeping views over Simms Creek and the countryside. With 4 bedrooms, 3.5 baths, and a breezeway-connected garage apartment, it's the perfect setup for full-time living, guests, or work-from-ranch life. The land is well cared for and ready to use: improved pastures, native grasses, a producing pecan orchard, ±1,200 feet of spring-fed Simms Creek frontage, and room to run livestock or explore regenerative ag. A ~1,340-sq-ft 3 bed / 1.5 bath ranch house adds more flexibility for guests, caretakers, or long-term rental. Ag infrastructure includes an 80'x40' insulated metal workshop with 200-amp power (potential for conversion to equestrian stables), cross-fencing, a 119'x82' pipe holding pen with squeeze chute, multiple equipment sheds, two private water wells, two septic systems, and a 25,000-gallon rainwater collection tank with auxiliary storage. The natural landscape attracts whitetail deer, turkey, dove, ducks, hogs, and even native quail, offering prime opportunity for hunting, fishing, hiking, or riding. Whether you're drawn to the land for lifestyle or long-term investment, Simms Creek delivers space, beauty, and freedom. Five platted tracts. Gated entry. Ag-exempt. Recent survey available. Buyer to verify all measurements and tax info.

Features

• County: Lampasas
• County: Lampasas
• Area: LP
• Subdivision: Simms Creek Live Water Ranch
• Directions: From Hwy 281, between Lampasas and Adamsville, turn on to CR 2806 and drive approximately 3 miles to the entrance. The property is on the right.
• Interior: Breakfast Bar, Built-in Features, Ceiling Fan(s), Chandelier, Crown Molding, Separate/Formal Dining Room, Double Vanity, Entrance Foyer, Eat-in Kitchen, French Door(s)/Atrium Door(s), Granite Counters, High Ceilings, Interior Steps, Kitchen Island, Multiple Living Areas
• Primary Bedroom On Main: Yes
• Full Baths: 3
• 1/2 Baths: 1
• Has Dining Room: Yes
• Has Fireplace: Yes
• Number of Fireplaces: 2
• Fireplace Description: Living Room, Outside, Wood Burning
• Heating: Central, Fireplace(s)
• Floors: Concrete, See Remarks
• Laundry: Main Level, Laundry Room, Gas Dryer Hookup
• Disabled Features: None
• Appliances: Dryer, Dishwasher, Free-Standing Gas Range, Disposal, Gas Oven, Gas Range, Gas Water Heater, Microwave, Oven, Refrigerator, Range Hood, Water Purifier, Washer
• Accessibility: None
• Style: Frame, See Remarks
• Stories: 2
• Is New Construction: No
• Construction/Exterior: Frame, See Remarks
• Exterior: Garden, Lighting, Rain Gutters, See Remarks
• Foundation: Slab
• Possession: Closing & Funding, Close Of Escrow
• Water / Sewer: Septic Tank
• Water: Well
• Parking Description: Circular Driveway, Driveway, Detached, Electric Gate, Garage, Garage Door Opener, Gravel, Lighted, Garage Faces Side
• Garage Spaces: 1
• Fencing: Barbed Wire, Cross Fenced, Fenced, Full, See Remarks
• Is a Horse Property: Yes
• Lot Size in Acres: 102
• Waterfront Description: Creek, See Remarks
• Has Waterfront: No
• Has View: Yes
• View: Hills, Orchard, Panoramic, Pasture, Rural, Creek/Stream
• Elementary School District: Lampasas ISD
• Elementary School: Hanna Springs
• Middle School: Lampasas
• High School: Lampasas
• Roof/Attic: Metal, See Remarks
• Other Utilities: Electricity Connected, Propane, Phone Connected, Sewer Connected, Water Connected
• Property Type: SFR
• Property SubType: Single Family Residence
• Year Built: 1991
• APN: 20307
• Status: Active
• Documents Available: Aerial, See Remarks, Survey
• Square Feet Source: Public Records

Location

Address: 1274 County Road 2806 Lampasas, TX 76550

City: Lampasas, TX 76550