About 1274 County Road 2806
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 of 1274 County Road 2806
| MLS® # | 7295564 |
|---|---|
| Price | $2,495,000 |
| Bedrooms | 4 |
| Bathrooms | 4.00 |
| Full Baths | 3 |
| Half Baths | 1 |
| Square Footage | 4,076 |
| Acres | 102.00 |
| Year Built | 1991 |
| Type | Residential |
| Sub-Type | Single Family Residence |
| Status | Active |
Community Information
| Address | 1274 County Road 2806 |
|---|---|
| Area | LP |
| Subdivision | Simms Creek Live Water Ranch |
| City | Lampasas |
| County | Lampasas |
| State | TX |
| Zip Code | 76550 |
Amenities
| Utilities | Electricity Connected, Propane, Sewer Connected, Water Connected, Phone Connected |
|---|---|
| Features | None |
| Parking | Circular Driveway, Driveway, Electric Gate, Garage, Garage Door Opener, Garage Faces Side, Detached, Gravel, Lighted |
| Garage Spaces | 1 |
| Garages | Garage Door Opener |
| View | Hills, Panoramic, Pasture, Creek/Stream, Orchard, Rural |
| Is Waterfront | No |
| Waterfront | Creek, See Remarks |
| Has Pool | No |
Interior
| Interior | Concrete, See Remarks |
|---|---|
| Appliances | Dryer, Dishwasher, Free-Standing Gas Range, Disposal, Gas Oven, Gas Range, Gas Water Heater, Microwave, Oven, Refrigerator, Range Hood, Washer, Water Purifier |
| Heating | Central, Fireplace(s) |
| Fireplace | Yes |
| # of Fireplaces | 2 |
| Fireplaces | Living Room, Outside, Wood Burning |
| # of Stories | 2 |
| Stories | Two |
| Master On Main | Yes |
Exterior
| Exterior Features | Lighting, Rain Gutters, See Remarks, Garden |
|---|---|
| Lot Description | Farm, Gentle Sloping, Native Plants, Sprinklers Automatic, Trees Large Size, Views, Agricultural, Orchard(s), Sloped Down |
| Roof | Metal, See Remarks |
| Construction | Frame, See Remarks |
| Foundation | Slab |
School Information
| District | Lampasas ISD |
|---|---|
| Elementary | Hanna Springs |
| Middle | Lampasas |
| High | Lampasas |
Additional Information
| Date Listed | November 4th, 2025 |
|---|---|
| Days on Market | 1 |
| Foreclosure | No |
| Short Sale | No |
| RE / Bank Owned | No |
Listing Details
| Office | eXp Realty, LLC |
|---|---|
| Contact Info | (512) 736-1680 |