1274 County Road 2806
Lampasas, TX 76550
Map
- 4 beds
- 4 baths
- 4,076 sqft
- ~102 acre lot
- $661 per sqft
- 1991 build
- – on site
Simms Creek Live Water Ranch in Lampasas County offers 102 acres of unrestricted land with over 1,200 feet of spring-fed creek frontage. Just 15 minutes from Lampasas and 90 minutes from Austin, this Hill Country ranch offers privacy, practical improvements, and long-term value. With open pasture, fertile bottomland, a producing pecan grove, and gently sloping topography, it's ideal for cattle, equestrian use, hay production, or agri-tourism. The main residence is a 4,076 square-foot custom home situated on the highest point of the ranch with broad views of Simms Creek and surrounding countryside. It includes 4 bedrooms, 3.5 baths, and a private 1-bedroom, half-bath garage apartment. A 1,340 square-foot original ranch house with 3 bedrooms and 1.5 baths offers space for guests, a caretaker, or rental income. Improvements include an insulated 80'x40' metal barn with two 11'x12' roll-up doors, a 40'x16' lean-to, a 58'x20' 4-bay equipment barn, a 26'x22' livestock shed, and a 119'x82' holding pen with three sections and a chute. The property is cross-fenced for rotational grazing. Water sources include a 25,000-gallon rainwater tank, two private wells, and two septic systems. Simms Creek runs year-round, supporting livestock, wildlife, and recreation. Wildlife includes whitetail deer, turkey, dove, and waterfowl. With a mix of open fields and wooded areas, the property offers excellent hunting and fishing. Access is secured through a motorized gate on a quiet county road. The ranch is ag-exempt, with low holding costs. This is a rare opportunity to acquire a legacy ranch with live water, infrastructure, and location. Buyer to independently verify all room measurements. The property consists of five separate tracts. A new survey has been ordered.
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Last updated Jun 27, 2025
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MLS# 2804086 —
This property is listed in more than one place. See it here.
The Building
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Year Built:1991
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New Construction:false
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Roof:See Remarks
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Foundation:Slab
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Exterior Features:See Remarks
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Accessibility Features:See Remarks
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Patio And Porch Features:See Remarks
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Window Features:See Remarks
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Levels:Two
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Direction Faces:SW
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Habitable Residence:true
Interior
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Interior Features:See Remarks
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Living:2
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Dining:1
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Flooring:See Remarks
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Fireplace:Living Room
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Fireplaces Total:2
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Laundry Location:Laundry Room
Room Dimensions
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Living Area:4076
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Living Area Source:Public Records
Financial & Terms
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Leases:Grass & Crops
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Possession:Close Of Escrow
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Restrictions:None
Location
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Latitude:31.286719
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Longitude:-98.210305
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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.
The Property
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Property Type:Farm
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Subtype:Single Family Residence
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Parcel Number:20307
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Property Condition:Resale
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Other Structures:See Remarks
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Lot Features:Agricultural
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Lot Size Acres:102
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Lot Size Area:102 Sqft
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Lot Size SqFt:4,443,120 Sqft
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View:Creek/Steam
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Waterfront:false
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Waterfront Features:See Remarks
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# of Wells:2
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Soil Type:Sandy Loam
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Horse:true
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Additional Parcels:true
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Sheds:2
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Barns:1
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Fencing:See Remarks
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Road Surface Type:Gravel
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FEMA Flood Plain:See Remarks
Listing Agent
- Contact info:
- Agent phone:
- (512) 961-9084
- Office phone:
- (512) 961-9084
Taxes
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Tax Annual Amount:$60.26
Beds
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Beds:3
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Bedrooms Total:4
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Main Level Bedrooms:1
Baths
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Total Baths:3.5
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Total Baths:4
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Full Baths:3
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Half Baths:1
The Listing
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Special Listing Conditions:Standard
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Listing Terms:Cash
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Occupant Type:Owner
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Video Tour:
Heating & Cooling
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Heating:Central
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Cooling:Central Air
Utilities
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Utilities:See Remarks
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Sewer:Septic Tank
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Water Source:Well
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Electric On Property:true
Appliances
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Appliances:Dishwasher
Schools
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Elementary School:Hanna Springs
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Elementary School District:Lampasas ISD
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Middle School:Lampasas
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Middle School District:Lampasas ISD
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High School:Lampasas
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High School District:Lampasas ISD
The Community
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Subdivision Name:Simms Creek Live Water Ranch
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Community Features:See Remarks
Parking
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Parking Features:Circular Driveway
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Garage:true
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Attached Garage:false
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Garage Spaces:2
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# of Garages:1
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Covered Spaces:2
Walk Score®
Provided by WalkScore® Inc.
Walk Score is the most well-known measure of walkability for any address. It is based on the distance to a variety of nearby services and pedestrian friendliness. Walk Scores range from 0 (Car-Dependent) to 100 (Walker’s Paradise).
Bike Score®
Provided by WalkScore® Inc.
Bike Score evaluates a location's bikeability. It is calculated by measuring bike infrastructure, hills, destinations and road connectivity, and the number of bike commuters. Bike Scores range from 0 (Somewhat Bikeable) to 100 (Biker’s Paradise).
