1274 County Road 2806
Lampasas, TX 76550
Simms Creek Live Water Ranch · Land For Sale · 102.00 AC

Simms Creek Live Water Ranch | 102+/- Acres | Lampasas County, Texas | $2,250,000
Property Overview
Simms Creek Live Water Ranch is a fully improved, multi-generational agricultural estate in the heart of Lampasas County, Texas. 102+/- unrestricted acres with 1,200+/- linear feet of live-water Simms Creek frontage, productive soils, three independent residential structures, and a complete suite of working ranch infrastructure — ag-exempt, operational from day one, and positioned for generational ownership.
Water is the defining asset. Live-water Simms Creek runs year-round along the eastern boundary of the property. Two private water wells serve the main residence and original farmhouse independently. A 25,000-gallon rainwater collection and storage system provides backup supply for ranch operations and emergency access. This depth of water infrastructure is increasingly rare in Central Texas and represents a long-term asset that cannot be replicated on most comparable properties in the region.
Agritourism & Generational Estate Potential
The combination of live water, scenic Hill Country terrain, three residential structures, and productive ag land creates a natural platform for multiple use strategies — working cattle ranch, equestrian estate, hunting and recreational retreat, agritourism operation, or private generational holding. The five platted tracts provide structural flexibility for estate planning, phased use, or long-term optionality. Potential income generation from the original farmhouse (currently leased).
Water Infrastructure
1,200+/- linear feet of live-water Simms Creek frontage supporting livestock watering, fishing, kayaking, and wildlife habitat. Two private water wells — one serving the main residence, one serving the original farmhouse independently. 25,000-gallon rainwater collection tank with full gutter and downspout system. Creek supports year-round flow and recreational access without leaving the property.
Residential Improvements
Main Residence: 4,076+/- SF farmhouse built in 2003 with Hardiplank siding, hard surface floors, stone fireplace, and a covered back porch with outdoor stone fireplace overlooking pastures, pecan groves, and Simms Creek. Five bedrooms. Three and a half baths.
Garage Apartment: 1 bed / .5 bath above detached two-car garage, connected to main home via breezeway. Ideal for guests, extended family, or ranch hand.
Original Farmhouse: 1,340+/- SF (3 bed / 1.5 bath) on the lower part of the property. Fully independent second residence with its own well and septic. Currently leased. Suitable for caretaker, multigenerational family, or continued rental income.
Total residential: approximately 5,416+/- SF across two structures.
Agricultural Infrastructure
80x40 insulated metal workshop with 200-amp power and two 11x12 roll-up doors, lean-to off barn (40x16) for additional covered storage, 4-bay equipment barn (58x20x11.5) with four 14-foot bays, livestock shed (26x22) with 13-foot bays, livestock holding pen (119x82) with three separate holding areas and cattle chute, double swing motorized main entry gate, fully fenced and cross-fenced across five platted tracts.
Land & Soils
1102+/- acres unrestricted. Approximately 57+/- tillable acres of Class 2 and Class 3 soils suited for hay production, row crops, and rotational grazing. The balance in native rangeland and Simms Creek corridor. Native pecan groves line the lower pasture. Heritage oaks spread across the higher ground. Producing pecan orchard on site. Abundant wildlife including whitetail deer, turkey, dove, waterfowl, and native quail.
Location & Access
10 minutes to Lampasas. 90 minutes to Austin. 8 miles to Kings Ranch Airport (TE48). 30 miles to Killeen-Fort Hood Regional Airport (GRK). 90 miles to Austin-Bergstrom International Airport (ABIA). Direct county road access via CR 2806. Lampasas ISD.