Silo Ranch: Modern Farmhouse with Converted Grain Silo on 23 AG-Exempt Acres Near Austin
$785,000
Smithville sits on the Colorado River in Bastrop County, about an hour from Austin along the Highway 71 corridor — far enough that the land prices still reflect a rural economy, close enough that the city is a genuine commute. The county holds the Lost Pines, an isolated stand of loblolly pines stranded on the blackland prairie edge some 100 miles west of the main East Texas forest — a biological curiosity that gives Bastrop County a landscape character different from the open ranch country to the west or the Hill Country to the northwest. The post oak savanna around Smithville rolls gently, and the Colorado River bottomlands add the kind of water-adjacent character that defines the most coveted rural land in Central Texas. Eight miles south of Smithville, the road quiets and the acreage begins.
Silo Ranch takes its name from its most distinctive feature: a converted grain silo now serving as a living area — fitted with a Lopi wood stove, a decorative sliding barn door, and enough character to anchor the entire architectural vision of the place. The custom 2020 industrial modern farmhouse surrounding it delivers soaring ceilings, finished concrete floors, abundant natural light, and an open-concept kitchen with quartz countertops and a butcher-block island. A loft above the living area adds a flex space suitable for an office or overflow sleeping. The primary suite includes built-in cabinetry and a quartz bathroom. The property's 23.21 acres are AG-exempt for cattle and hay production, providing a meaningful tax benefit alongside the agricultural infrastructure: a 30x30 metal barn with power, water, a concrete-floored section, lean-to, and covered porch; a guest studio configured from a storage building (184 sq ft, full bedroom); a chicken coop; and a stocked pond. Scattered oak trees, a gated entrance, and a fire pit complete a package that reads as thoroughly thought through.
Listed at $785,000. Listing courtesy of Janis Penick, Kuper Sotheby's Int'l Realty.
Homestead Potential
Water & Infrastructure
The stocked pond is the property's primary surface water feature and supports fishing, wildlife, and with appropriate pump infrastructure, irrigation draw. Buyers should confirm the pond's depth and seasonal water level stability given the variable rainfall patterns in Central Texas. Domestic water supply for a rural Bastrop County property typically comes from a private well; the listing does not specify, so buyers should confirm source, depth, and water quality — Central Texas well yields can vary significantly depending on the aquifer and local conditions. The AG exemption for cattle and hay production implies that water access for livestock has been part of the property's agricultural use.
Crop & Income Potential
The AG exemption for cattle and hay production is the most operationally significant agricultural designation on this property — it reduces the tax burden considerably and establishes a legal agricultural use baseline that buyers should maintain to preserve the benefit. Twenty-three acres of post oak savanna in Bastrop County is well suited to small cattle operation, goats, and rotational grazing alongside the hay production that supports the exemption. The scattered oak and meadow character limits row crop potential but suits a mixed pasture and livestock model. The chicken coop is already in place. Buyers interested in market gardening or orchard production would need to develop those improvements independently.
Sustainability
The zoned mini-split HVAC system is the right energy choice for a custom Central Texas build — it allows independent zone control and avoids the duct losses and whole-house cycling of traditional forced-air systems. The Lopi wood stove in the silo living area adds supplemental heat and a degree of off-grid resilience. The AG exemption offsets property taxes in a meaningful way and requires maintaining a qualifying agricultural use — cattle or hay is the lowest-maintenance path. The guest studio provides rental income potential that can offset carrying costs. The metal barn with power and water is a substantial capital improvement already in place. The primary homestead infrastructure here is largely set; the main sustainability investment would be in water storage or solar if the buyer wants to extend self-sufficiency.
The Boundaries
A 23.21-acre gated parcel in Bastrop County warrants a current survey to confirm boundaries and any utility or access easements. The AG exemption for cattle and hay production must be actively maintained — buyers should understand the minimum livestock or hay production requirements under Bastrop County appraisal district rules and confirm they can meet them before purchase, as losing the exemption would significantly increase the tax burden. The guest studio and metal barn should be confirmed as permitted improvements or established grandfathered structures. Buyers planning any STR or event use should review applicable Bastrop County regulations before purchase.
Beyond the Property Line
Local Flavor & Small-Town Character
Smithville is a historic small city of about 4,000 people on the Colorado River with a well-preserved Victorian downtown, a weekly farmers' market, and a local identity strong enough to have anchored several film productions over the years. The city has seen increasing Austin-adjacent interest without losing its own character — it remains a working town with a genuine downtown rather than a destination boutique strip. Bastrop County more broadly has absorbed growth from the Austin metro while maintaining a rural and agricultural core. The Highway 71 corridor connecting Bastrop County to Austin is one of the more traveled rural commute routes in Central Texas, and the infrastructure along it reflects that steady demand.
Agricultural Resources & Neighbor Networks
Texas A&M AgriLife Extension maintains a Bastrop County office with programming on beef cattle, forages, soil health, and small farms directly relevant to a 23-acre AG-exempt property. The Bastrop County Appraisal District's agricultural exemption guidelines can be obtained directly from the district and specify the minimum stocking rates and production documentation required to maintain the exemption — buyers should review these before closing. The Texas Department of Agriculture and the USDA Farm Service Agency's Bastrop County office provide conservation program enrollment opportunities, including EQIP, relevant to pasture management and soil conservation. The Texas Forest Service can advise on managing any wooded portions of the property for health and fire risk reduction.
Outdoor Recreation & Natural Surroundings
Bastrop State Park, home to the Lost Pines forest, is about 15 miles north and offers hiking, mountain biking, and camping in the distinctive pine and mixed-hardwood setting that gives Bastrop County its landscape identity. Lake Bastrop, a reservoir managed by the Lower Colorado River Authority, provides fishing, boating, and swimming about 20 miles away. The Colorado River runs through Smithville itself and offers flatwater paddling and fishing along the Bastrop County reach. Austin's full range of cultural, recreational, and culinary amenities is 45–60 minutes away on Highway 71 — far enough to feel like a different world, close enough for a regular drive.
Listed on Zillow
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