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Not many homes come with 1,200 feet of live water out the back door.
This is a 4,076+/- SF Texas farmhouse on 102+/- acres in Lampasas County - 5 bedrooms, 3.5 baths, built in 2003 - with hard surface floors, a stone fireplace, and a covered back porch with an outdoor fireplace that looks straight out over rolling pastures, pecan groves, and Simms Creek. The kind of porch you sit on until the stars come out.
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 with its own well and septic - currently leased, fully independent, and ready for a caretaker, multigenerational family, or long-term rental income.
The land works as hard as the house. Improved pastures, native grasses, a producing pecan orchard, and gently rolling Hill Country terrain fully fenced and cross-fenced across 5 platted tracts. Two private water wells. Two septic systems. 25,000-gallon rainwater tank. 80x40 insulated workshop with 200-amp power. 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.
Property Type
Residential
Year Built
2003
Lot Size
102.00 acres
$/Sq Ft
$552
Garage
10 spaces
Listed by Devora Realty
Verified property facts
1274 County Road 2806 is listed at $2,250,000 with 6 bedrooms, 3 full, 2 half bathrooms, 4,076 square feet, 102.00-acre lot.
1274 County Road 2806 is zoned for Lampasas ISD with assigned schools: Hanna Springs (elementary), Lampasas (middle), Lampasas (high). School assignments should be verified directly with the district.
1274 County Road 2806 is a Residential built in 2003 featuring 6 bedrooms, 3 full, 2 half bathrooms, 4,076 square feet, 102.00-acre lot.
1274 County Road 2806 is presented by the Keenan Group at Compass Real Estate, the #1 Austin Board of Realtors Team (2024) with 1,000+ career transactions and $1B+ in career volume across Austin's luxury market.
The most recent annual property tax for 1274 County Road 2806 is $3,262. Texas has no state income tax, so property taxes are a primary revenue source. Rates vary by jurisdiction and exemptions. Verify current amounts with the county appraisal district.
#1 Austin Board of Realtors Team. Over 1,000 successful transactions with high-end expertise.
25+ years advising buyers and sellers in this community
Property Details
Features
Appliances
Flooring
Features
Construction
Lot Features
Fencing
Foundation
Patio / Porch
Parking
Waterfront
Listing timeline with current price, original ask, and market time.

Lampasas ISD
Zoned assignments come from the property school fields available to us. District context schools are shown only when an assigned tier is missing. Contact the school district directly to verify current boundaries and enrollment eligibility.
20% ($450K)
$2,250,000
Luxury property intelligence
A sourced read on Simms Creek Live Water Ranch pricing, timing, and property scale. No automated valuation claim.
List price
$2,250,000
Price per sqft
$552/sqft
Vs. Simms Creek Live Water Ranch median
Not available
Days on market
60 days
Original to current
No verified reduction
$2.3M original
Active inventory context
Ask for current inventory
Source: MLS Grid / Unlock MLS and Keenan Group review as of Jun 1, 2026.
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Private Austin CMA, TCAD context, and pricing strategy
Pricing, prep, launch timing, and Compass marketing strategy
#1 ABOR Team 2024 with $1B+ career sales volume
With 20% down ($450,000) on a 30-year fixed mortgage at approximately 6.75%, the estimated monthly payment for 1274 County Road 2806 is around $11,947 including principal, interest, and estimated taxes. Actual payment varies by rate, down payment, insurance, and HOA fees.
At $2,250,000, 1274 County Road 2806 is in the Simms Creek Live Water Ranch market where there are currently 39 active listings in 76550.
1274 County Road 2806 includes verified waterfront access: See Remarks,Creek. Buyers should confirm shoreline, dock rights, and floodplain status during due diligence.
1274 County Road 2806 sits on a 102.00-acre lot, providing substantial outdoor living space. Properties of this scale in Austin's luxury market typically feature pool areas, outdoor kitchens, and mature landscaping. Confirm specific amenities with the listing agent.
Answers use visible listing facts, school context, and neighborhood data available on this page. Verify time-sensitive details before making decisions.
3 events on record
Current Price
$2,250,000
Timeline data compiled from MLS records and public records. Information deemed reliable but not guaranteed.
Timeline merges MLS activity (when permitted) with public records. Some details may be restricted to registered VOW clients.
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