Date
Details
Price
Change
Source
11/04/2025
Listed
$2,495,000
—
MLS
Disclaimer: Historical sales information is derived from public records provided by the county offices. Information is not guaranteed and should be independently verified.
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$2,495,000
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Property 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.
Full Property Details
Full Property Details for 1274 County Road 2806
General
- Price: $2,495,000
- Taxes: $10,867 (2024)
- Status: Active
- Type: Single Family
- Source: Austin_MLS
- MLS ID: 7295564
- Updated: 12/26/2025
- Added to Site: 75 day(s) ago
Interior
- Interior Features: 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, Multiple Dining Areas, Main Level Primary, Open Floorplan, Pantry, Recessed Lighting, See Remarks
- Fireplace: Yes
- Number of Fireplaces: 2
- Fireplace(s): Living Room, Outside, Wood Burning
- Appliances: Dryer, Dishwasher, Free-Standing Gas Range, Disposal, Gas Oven, Gas Range, Gas Water Heater, Microwave, Oven, Refrigerator, Range Hood, Water Purifier, Washer
- Flooring: Concrete, See Remarks
Rooms
Bathrooms
- Total Bathrooms: 4
- Full Bathrooms: 3
- Half Bathrooms: 1
Bedrooms
- Total Bedrooms: 4
- Bedrooms Main: 1
Other Rooms
- Laundry: Main Level, Laundry Room, Gas Dryer Hookup
Additional Information
- Shared Amenities: None
- Security/Safety: Smoke Detector(s)
Exterior
- Exterior Features: Garden, Lighting, Rain Gutters, See Remarks
- Porch/Patio/Deck: Rear Porch, Front Porch, See Remarks
Parking
- Garage: Yes
- Garage Spaces: 1
- Covered Spaces: 1
- Total Spaces: 4
- Parking Features: Circular Driveway, Driveway, Detached, Electric Gate, Garage, Garage Door Opener, Gravel, Lighted, Garage Faces Side
Location
- Area: LP
- County: Lampasas
- Subdivision: Simms Creek Live Water Ranch
- Driving 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.
- Direction Faces: Southwest
School Information
- Elem School District: Lampasas ISD
- Midd School District: Lampasas ISD
- High School District: Lampasas ISD
- Elementary School: Hanna Springs
- Middle School: Lampasas
- High School: Lampasas
Heating & Cooling
- Central air: Yes
- Air Conditioning: Yes
- Cooling Type: Central Air, Ceiling Fan(s), Wall/Window Unit(s)
- Heating Type: Central, Fireplace(s)
Utilities
- Sewer: Septic Tank
- Water: Well
- Well: Yes
- Utility Description: Electricity Connected, Propane, Phone Connected, Sewer Connected, Water Connected
Structural Information
- Detached/Attached: Detached
- Construction: Frame, See Remarks
- Roof: Metal, See Remarks
- Windows: Blinds, Display Window(s), Skylight(s)
- Stories/Levels: 2
- Square Feet: 4,076
- Sq. Ft. Source: Public Records
- Living Area: 4,076 Sq. Ft.
- Year Built: 1991
- Year Built Source: Public Records
- Property Condition: Resale
Additional Structures
- Other Structures: Barn(s), Corral(s), Garage Apartment, Second Residence, Residence, Shed(s), See Remarks
Lot Features
- Property View: Hills, Orchard, Panoramic, Pasture, Rural, Creek/Stream
- Lot Size (Acres): 102
- Lot Size (Sq. Ft.): 4,443,120
- Fence: Yes
- Lot Features: Agricultural, Sloped Down, Farm, Gentle Sloping, Native Plants, Orchard(s), Sprinklers Automatic, Trees Large Size, Views
- Fencing (Description): Barbed Wire, Cross Fenced, Fenced, Full, See Remarks
Horse Property
- Horse Property: Yes
- Horse Facility Desc.: Barn, Corral(s), Hay Storage, Pasture, See Remarks
Water Features
- Water Front Desc.: Creek, See Remarks
Financial Considerations
- Assessment Amount: $591,730
- Tax Amount: $10,867.55
- Tax Year: 2024
- Terms: Cash, Conventional
Disclosures and Reports
- Special Conditions: Standard
- Documents Avail.: Aerial, See Remarks, Survey
- Multiple Parcels: Yes
- Legal Description: ACR: 38.02 ABST: 0702 SURV: MARY TOWNSEND ACR: 6.761 ABST: 0084 SURV: C P BAIN LocCd:108 ACR: 5.082 ABST: 0976 SURV: H C CARTER LocCd:108 ACR: 89.28 ABST: 0702 SURV: MARY TOWNSEND LocCd:108 ACR: .50 ABST: 0702 SURV: MARY TOWNSEND LocCd:108
- Disclosures/Reports: See Remarks
- Property ID: 20307
Listed by eXp Realty, LLC and Devora Realty
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Listing agents
— 1274 County Road 2806 —
eXp Realty, LLC
Devora Realty
(512) 736-1680
NMLS#: 1598647Get Pre-Approved Today
Schools
Schools serving 1274 County Road 2806
School District:Lampasas Independent School District
| Name | Grades | Distance |
|---|---|---|
Hanna Springs Elementary School 604 East Avenue F, Lampasas, TX 76550 | PK-5 | 14.9 mi |
Lampasas Middle School 902 South Broad Street, Lampasas, TX 76550 | 6-8 | 15.7 mi |
Lampasas High School 2716 S Hwy 281, Lampasas, TX 76550 | 9-12 | 17.1 mi |
Disclaimer:
School attendance boundaries provided by Pitney Bowes and are for reference only. Contact the school directly to verify enrollment eligibility.
Price & Sales History for 1274 County Road 2806
Tax History
Tax History for 1274 County Road 2806
Year
Property Taxes
Change
Tax Assessment
Change
2025
$11
—
100%
2022
$11
—
-100%
2022
$11
-8%
$640
100%
2021
$12
-8%
-100%
2020
$13
-7%
$640
-2%
2018
$14
—
$650
2%
2017
$14
8%
$640
—
2016
$13
—
$640
—
2015
$13
—
$640
—
2019
$13
—
$640
-97%
2013
$13
—
$19,610
—
2012
$13
—
$19,610
—
Disclaimer: Historical tax information is derived from public records provided by the county offices. Information is not guaranteed and should be independently verified.
Estimate the Cost
Estimate the Cost for 1274 County Road 2806
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1274 County Road 2806, Lampasas, TX 76550 (MLS# 7295564) is a Single Family property with 4 bedrooms, 3 full bathrooms and 1 partial bathroom. 1274 County Road 2806 is currently listed for $2,495,000 and was received on November 04, 2025. Want to learn more about 1274 County Road 2806? Do you have questions about finding other Single Family real estate for sale in Lampasas? You can browse all Lampasas real estate or contact a Coldwell Banker agent to request more information.