1274 CR 2806, LAMPASAS, TX 76550

Simms Creek Live Water Ranch in Lampasas County offers 102 acres of productive, unrestricted land with over 1,200 feet of spring-fed live water frontage along Simms Creek. Located just 15 minutes from Lampasas and 90 minutes from Austin, this turnkey Hill Country ranch combines utility, privacy, and long-term potential. With a mix of open pasture, fertile bottomland, a producing pecan grove, and gently sloping topography, the ranch is well-suited for cattle, equestrian use, hay production, or agri-tourism. The primary residence is a 4,076 square-foot, custom-built home, situated at the highest point of the ranch with expansive views of the surrounding countryside and Simms Creek below. The home features 4 bedrooms and 3.5 bathrooms, with an additional private 1-bedroom, half-bath garage apartment. A large covered back porch offers panoramic views and a quiet place to unwind. A 1,340 square-foot original ranch house with 3 bedrooms and 1.5 bathrooms sits separately on the property and can serve as caretaker housing, a guest home, or an income-producing rental. Ranch infrastructure includes a fully insulated 80'x40' metal barn with two 11'x12' roll-up doors, ideal for equipment storage or conversion to equestrian stables. A 40'x16' lean-to off the barn provides additional covered space. The 4-bay equipment barn measures 58'x20' and includes four 14' bays for tractors, trailers, and implements. Livestock facilities include a 26'x22' livestock shed with 13' bays and a 119'x82' holding pen with three separate pens and a cattle chute. The property is cross-fenced into functional pastures for rotational grazing. In addition to Simms Creek frontage, the property includes a 25,000-gallon rainwater storage tank and two private water wells. The ranch also has two septic systems servicing the main home and farmhouse. Simms Creek is a spring-fed, year-round water source ideal for livestock, wildlife, and recreation. The ranch hosts abundant wildlife, including whitetail deer, turkey, dove, and waterfowl. With its combination of creek frontage, open fields, and wooded areas, the property offers excellent hunting, fishing, and general recreation. Access is secured through a double-swing motorized entry gate located off a quiet county road. The ranch is located approximately 15 minutes from Lampasas for basic needs, with larger retail and hospital access in Killeen or Copperas Cove. The ranch is ag-exempt, keeping holding costs low. Simms Creek Ranch is a well-balanced, improved ranch property offering live water, elevated views, quality infrastructure, and location within a manageable distance to Austin. This is a rare opportunity to acquire a legacy property with both functionality and long-term upside. *Buyer to independently verify all room measurements. The property consists of five separate tracts. A new survey has been ordered.