Date
Details
Price
Change
Source
4/02/2026
Listed
$2,250,000
—
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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Property Description
Water is what separates a ranch from a legacy. Simms Creek is the difference. 102+/- acres in Lampasas County. 1,200+/- feet of live-water Simms Creek. A 4,076+/- SF main home built in 2003 - 5 bedrooms, 3.5 baths - with hard surface floors, a stone fireplace, and a covered back porch with an outdoor fireplace looking straight out over the pastures, pecan groves, and the creek. A breezeway-connected garage apartment (1 bed / .5 bath) sits above the two-car garage, ideal for guests, extended family, or a ranch hand. On the lower part of the property, the original 1,340+/- SF farmhouse (3 bed / 1.5 bath) stands as a second full residence - ready for a caretaker, multigenerational use, or long-term rental income. Three structures. One ranch. Operational from day one. This ranch was built to work. Improved pastures, native grasses, a producing pecan orchard, and gently rolling Hill Country terrain are fully fenced and cross-fenced across 5 platted tracts. Ag infrastructure includes an 80x40 insulated metal workshop with 200-amp power, a 4-bay equipment barn (58x20), a 26x22 livestock shed, a 119x82 pipe holding pen with cattle chute, two private water wells, two septic systems, and a 25,000-gallon rainwater collection tank. Double swing motorized main gate. 100% of mineral rights owned by Seller. Whitetail, turkey, dove, waterfowl, and native quail work the land year-round. The creek gives you fishing, kayaking, and horseback riding without leaving the property. 10 minutes to Lampasas. 90 minutes to Austin. Survey available. Buyer to verify all measurements and information. Ag-exempt.
Full Property Details
Full Property Details for 1274 County Road 2806
General
- Price: $2,250,000
- Taxes: $3,261 (2025)
- Status: Active
- Type: Farm Single-Family
- Source: Austin_MLS
- MLS ID: 4069988
- Updated: 4/2/2026
- Added to Site: 2 day(s) ago
Interior
- Interior Features: Ceiling Fan(s), Double Vanity, Entrance Foyer, French Door(s)/Atrium Door(s), Granite Counters, High Ceilings, Kitchen Island, Multiple Living Areas, Main Level Primary, Open Floorplan, Recessed Lighting, See Remarks, Study, Walk-In Closet(s)
- 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: Carpet, Concrete, See Remarks, Tile
Rooms
Bathrooms
- Total Bathrooms: 5
- Full Bathrooms: 3
- Half Bathrooms: 2
Bedrooms
- Total Bedrooms: 6
- Bedrooms Main: 1
Other Rooms
- Laundry: Main Level, Laundry Room, Gas Dryer Hookup
Additional Information
- Shared Amenities: See Remarks
- Security/Safety: See Remarks
Exterior
- Exterior Features: Garden, Lighting, No Exterior Steps, Rain Gutters, See Remarks
- Porch/Patio/Deck: Rear Porch, Front Porch, See Remarks
Parking
- Garage: Yes
- Garage Spaces: 2
- Covered Spaces: 2
- 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
- Heating Type: Central
Utilities
- Sewer: Septic Tank
- Water: Well
- Well: Yes
- Utility Description: Electricity Connected, Propane, Phone Connected, See Remarks
Structural Information
- Detached/Attached: Detached
- Construction: Frame, See Remarks
- Roof: Metal, See Remarks
- Windows: Blinds, Screens, See Remarks
- Stories/Levels: 2
- Square Feet: 4,076
- Sq. Ft. Source: Public Records
- Living Area: 4,076 Sq. Ft.
- Year Built: 2003
- 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 In Ground, See Remarks, Trees Large Size
- 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, Trailer Storage
Water Features
- Water Front Name: See Remarks
- Water Front Desc.: Creek, See Remarks
Financial Considerations
- Assessment Amount: $1,550,570
- Tax Amount: $3,261.54
- Tax Year: 2025
- 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 Devora Realty and eXp Realty, LLC
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Listing agents
— 1274 County Road 2806 —
Devora Realty
eXp Realty, LLC
(512) 961-9084
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 ATTOM Data Solutions 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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