1274 County Road 2806 Simms Creek Live Water Ranch offers ~102 acres of turnkey, multi-use ranchland in Lampasas County with ~1, 200 feet of spring-fed creek frontage, improved pastures, producing pecan orchard, and versatile infrastructure ideal for cattle grazing, equestrian use, recreational enjoyment, or regenerative farming. Gently rolling terrain and diverse ecology support a range of agricultural and conservation pursuits. A custom ~4, 076-sq-ft hilltop home with 6 bedrooms, 3 full baths, and 2 half baths offers sweeping countryside views and includes a breezeway-connected attached garage with guest apartment above (bedroom & bath included MLS details). A ~1, 340-sq-ft secondary home (3 bed, 1.5 bath) adds flexibility for guests, caretakers, or income. Infrastructure includes an 80'*40'*19' insulated barn with 200-amp power and dual 11'x12' roll-up doors (ideal for workshop or equestrian conversion), multiple sheds, cross-fencing, a 119'*82' pipe holding pen with 3 sections and squeeze chute, and a 25, 000-gallon rainwater collection system plus two additional storage tanks (~2, 600 gallons total). Two water wells and two septic systems support residential and agricultural use. Wildlife is abundant-whitetail deer, turkey, dove, ducks, hogs, and quail-making this a strong hunting and recreational property. Whether you're seeking a working ranch, a gentleman's estate, or a family retreat, this property offers rare flexibility and long-term value in a high-growth area. Five platted tracts, gated entry, and ag exemption in place. Located ~10 mins from Lampasas, ~1 hr to North Austin, and 1.5-2 hrs from San Antonio. Recent survey available. Buyer to verify all details.