Llano River Compound

Llano River Compound


8603 Lower Willow Creek Road, Mason TX 76856

$ 1,495,000

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Gather the family for an afternoon social on the back porch of the main house overlooking the river

Gather the family for an afternoon social on the back porch of the main house overlooking the river

First Time on the market.

Designed and developed by Raye Carrington, a well- known fly fishing enthusiast and instructor, in 1997 to provide accommodations and instruction for her fly-fishing enthusiasts and clients. She provided expert advice on fly-fishing to many well-known Texans. This property has been popular for almost two decades for families, friends, hunters, and fisherman wanting to get away and enjoy the nature of the Llano River.

The property is being utilized part time as a Bed And Breakfast and could once again be a thriving business. In addition, the property and buildings would have great appeal for large family gatherings, weddings, or as a family compound.



General Overview of Property:

20 acres total

  • 7 +/- acres on the Llano River Side that is home to the existing 8 structures
  • 13 +/- acres across Lower Willow Road (Directly across from this property)

Vacant and undeveloped at this time

Electricity currently run to property

Water is expected to be run to property by end of February.

  • 363 Feet of waterfront on the
  • Sweeping views of Llano River
  • Llano River Access:
    • Kayak
    • Canoe
    • Fly fishing
    • Hiking
    • Arrow head hunting
    • Swimming
    • Wading
  • 25 miles from Fredericksburg, TX
  • Minutes from downtown Mason, TX
  • Mason County claims to have the “darkest nighttime sky” in the state of Texas which allows for incredible star gazing at night. Spectacular sunrises and sunsets make this an outdoorsman’s paradise.
  • Bed & Breakfast was run for many years prior to Mrs. Carrington’s passing. Her faithful clients still visit this special treasure.



As you enter the property via a crushed gravel driveway that is native to the area, you are greeted by the rustic charm and natural beauty of the Texas Hill Country at its finest. Signage directs you to the main house for check in down a meandering pathway. This building serves as the main gathering area for all the Llano River B&B guests. Check-in and registration occurs at the large dining table in this building. A large gathering area provides ample space for multiple activities for all the guest to enjoy from reading, playing games, puzzle time or cozy up to the wood burning fireplace. A small bathroom is off the main area. A smaller game room provides a more intimate setting for board games or family fun (could easily be turned into another bedroom).

Expansive covered back patio offers gorgeous views of the river, wildlife and native vegetation.

A wide open yard offers many options for fun.

An outdoor fire pit offers guests that cozy gathering in the evenings complete with s’mores and star gazing.

Breakfast is served in this building for guests.



River ViewIMG_2064

River View features expansive Llano river views. Located on the ground floor of the main house with its own outside entrance, the oversized River View cottage is quite private. Its many windows invite prevailing south breezes. River View is furnished with a queen bed, a single futon bed, an extra-large bath with tub/shower, cedar game table and chairs, three ceiling fans, a microwave oven and coffee pot. $145/two guests $165/three guests




Dame Julianne’s Attic

Located on the Second Story of the River View Cabin.

Named for Dame Juliana Berners, who wrote the first book about fly fishing in 1496. Very private, the cozy Attic is located at the top of a private outside staircase on the second floor of the main house. A large dormer window offers an uninterrupted view of the river. The Attic is furnished with a queen bed, single futon bed, chair and ottoman, small refrigerator, coffee pot, and bath with shower. The Attic is best suited for two or three adults. $120/two guests $140/three guests



Hawks Landing

Our most remote cabin is built on piers to afford spectacular views up and down the river. Last year the owners watched a pair of nesting hawks feed their chicks directly across the river from this cabin. The cabin features wide decks, a fully-equipped kitchen, walls of windows, a queen bed, two comfortable single futon cots, full bath with shower, an outdoor gas grill and much privacy. $185/two guests $205/three guests $225/four guests


High Hopes


The very private High Hopes cabin is also piered up high in the air with wide decks for enjoying the clear river views and hill country breezes. Besides the spacious decks, the cabin features a fully equipped kitchen, queen bed, two comfortable single futon cots, full bath with shower, and an outdoor gas grill.

$185/two guests $205/three guests $225/four guestsIMG_1940

Tree Tops

A spacious second-story room in the main house, tucked under the wide branches of two large trees and accessed by its own outside staircase. Tree Top’s many windows take advantage of prevailing breezes and offer filtered views of the river, the hills and the stars. Tree Tops is furnished with a queen bed, a twin futon that doubles as a wide window seat overlooking the river, a comfortable chair and ottoman and a small refrigerator and coffee pot. Treetops has a full bath with shower. $130/two guests $150/three guests



Walden Cabin


Constructed of recycled barn wood and roofing tin, Walden charms with its southwestern simplicity. The many-windowed three-roomed cabin features a glassed-in porch, bedroom, kitchen, full bath with shower, and an unobstructed view of the river. Shaded by large oak trees, Walden’s private patio overlooks the river and is furnished with outdoor seating and a gas grill. The queen bed and comfortable trundle sleep four persons. The kitchen is equipped with a sink, microwave, toaster-oven, coffee maker, hot plate, dishes and utensils. $185/two guests $205/three guests $225/four guests






Ellis Outpost


Ellis Outpost Includes the Sam Houston Ellis room and the Daisy Belle Ellis room. What was a red, tin-roofed barn sits high above the river surrounded by lush flower beds. Comfortable, high-backed cedar rockers line the breezy, wide, covered front porch. A perfect spot for watching the prolific bird and wildlife population. The two large, bright rooms may be reserved together or separately. Each room has its own private rear patio screened by thick native flora (That’s mesquite, cactus, wild persimmon, bee brush and more cactus.) and share the covered front porch.


Sam Houston Room

Named for Tim’s cowboy great grandfather. Houston grew up in a pioneer family of ten brothers and sisters. (The boys were all named for Texas heroes.) Houston ranched in south Texas his whole life and was widely known as a talented story-teller and tracker. He was frequently called upon to track missing people and livestock. Houston’s room is wheelchair accessible and has a full bath with large tiled shower and grab bars, a queen bed, a comfortable single iron campaign cot, a private sitting area, bar sink, microwave oven, coffeepot, plates, glasses, utensils, and toaster oven. The room is decorated with quilts and denim in a casual ranch style and is wheelchair accessible. An outdoor gas grill is conveniently located. Sleeps two or three. $145/two guests $165/three guests




Has been used as caretaker’s home for many years.

2 full bedrooms

2 full baths

Full kitchen

Covered patio



Laundry Facilities:

The large storage building between the Bungalow and Ellis Outpost holds washer/dryer facilities. This is also used to store supplies for the running of the Bed and Breakfast operation.


Other amenities:

Outdoor shower

Lighted walk-ways

Up-lighting in trees at night

Chicken coop

Outdoor fenced and irrigated garden


Drinking water:


Well House is located at the front of the property near the Lower Willow Creek Road.

Well is pumping large amounts of water and supplies the entire property. During drought, have not had any water issues.

Water Tank for Water storage

Water is currently being run across the WCR to other 10 acres



Wildlife: Some but not all….

  • Perch
  • Bass
  • Catfish
  • Carp
  • Sunfish
  • Migrating balk and golden eagles
  • Hawks
  • Egrets
  • Kingfishers and owls
  • Feral hogs
  • Rattlesnakes
  • Coyotes
  • Wild turkey
  • Quail
  • Dove
  • White tail deer


Other items of interest:IMG_1889

Llano uplift boulders dot the property with gorgeous crystal veins shimmering in the sun

River rock shore line is a treasure trove of Indian arrow heads, beautiful crystal rocks and unusual shaped granite…The gradual shore line provides easy access for kayaking, canoeing, swimming, fishing, wading and hiking. Large pools form along the river to offer deeper swimming holes.

The undeveloped 10 acres directly across the LWC Rd is an untapped canvas. This property could be developed into additional cabins, a large family estate or left natural for hiking, etc.

Gorgeous large trees are located throughout the property.


Waterfront Property

Being located on the Llano River is a beautiful and amazing adventure. With all waterfront properties in the area, flood insurance will need to be obtained if a mortgage is utilized to purchase the property.





**These are estimates as utility usage varies depending on the occupancy rate of the property. Potential Buyers will need to determine costs based upon their own usage or occupancy. We do not guarantee any of these numbers and these are used only for information gathering based on past usage.

Propane: Propane is used for cooking and some heating (Main House) Average cost is $600/yr. usually filled every 6 months.

Water: Private system, will need to be instructed on maintenance.

Wastewater: Septic

Electricity: Runs on average $80 (low Usage, occupancy) $500 (summer with heavier occupancy)

Trash: Must be hauled to dump in town. There are services to provide hauling.

Internet: Hughes Net $80/month

Direct TV: $80/month The cabins are not equipped with TV’s as the intention was to be “off-grid” for guests.


Mineral Rights:

Seller to retain 50% of existing mineral rights. Equates to 25% total of all mineral rights.


Books and Financials

This property is an estate sale by the heirs of Ray Carrington. There is limited access to books and records for the time she ran the B&B. Since her passing, bookings are done on a part time basis, mostly with longtime clients and their referrals. Information can be gleaned from the Hotel tax filings for the property. There are limited documents from the past year but tax filings have been completed.








Llano River:


About the Llano The Llano River is one of Texas’ few remaining wild rivers. Spring-fed, the spectacular Llano flows eastward from West Texas through rural and ranch country before it empties into Lake LBJ on the Colorado River. The terrain is rocky (some of the rock outcroppings are more than two billion years old and are the oldest exposed rock on the North American continent.) mesquite and cactus-covered hill country. More than 100 miles from any major city the sparkling water and clean, dry air make for an incredible river experience with the unexpected bonus of startling nighttime stargazing.

Anglers share the river with other predators: migrating bald and golden eagles, several species of hawks, kingfishers and owls, feral hogs, rattlesnakes, coyotes and all manner of varmints. Wild turkey, quail, dove, white-tail deer, and escaped exotics all inhabit the river bank.

The Llano rolls over solid rock (granite and limestone) with occasional sand and gravel bars. It’s mostly forgiving river bottom combined with clear water makes for reasonably easy wading. Wet wading is comfortable from about April until the first freeze in October or November, then you’ll need to strap on the waders. It is a perfect river for fishing from a canoe–and a kayak is even better. Occasional rapids make paddling interesting and there is enough quiet, deep water to hold the plentiful perch and bass. ACCESS: The Llano is what is termed a navigable stream, and as long as the angler is in the water or its edge, she/he is on public land. Landowners along the river take a dim view of trespassers but often, if you ask, you will be allowed access. Fortunately, there are several convenient public places where you can access the river by boat or wade. Once you are in the water you can sometimes wade for several miles. The James River crossing and the low water bridge at the tiny town of Castell offer great access and good fishing.

Angling Etiquette THE LAW: Buy and carry a license. Know your local and state regulations. Do not trespass. RESPECT FOR OTHER ANGLERS: Slowdown in dusty parking areas. Leave pets and loud music at home. Walk quietly past other anglers and stay away from the river bank near other fishers. WHO HAS THE RIGHT OF WAY? The angler casting upstream. Any angler with a fish on. . Any stationary angler. The floating angler yields to the walking/wading angler. The first angler to arrive has a right to that pool. DON’T CROWD: Do not enter the water directly in front of another angler. First, ask which direction they are fishing and give them at least 100 feet on a large river. Much more on a smaller river. THE ENVIRONMENT: If you brought it in–take it out. Every scrap. Don’t make new tracks. Use visible roads and paths whenever possible. Get the lead out. Use a substitute. THE FISH: Become an expert at catch & release. Fish barbless. When releasing, land the fish as quickly as you can. Be patient. Reviving your fish may take longer than landing it. Keeping the fish? Be humane–kill it immediately. REMEMBER, IT’S A SPORT. SOMETIMES THE FISH WINS.Fishing the Llano TYPES OF FISH: The crystal-clear waters of the Llano River are home to graceful (read trout-like) native Guadalupe bass that share the river with spotted bass, largemouth bass, catfish, sunfish, perch, gar, carp, and dozens of other species. FLIES TO USE: The Guadalupe bass generally hang out in faster moving water. When the water temperature is cold, a heavily weighted fly or even sink-tip line may be needed for fast access to the bottom of a run. However, even on cold day’s small poppers, wriggly Madame X’s, and dry flies often tempt bass and perch to come to the surface. I’ve caught some nice largemouth in quieter water using a huge Royal Wolff (actually tied for steelhead or salmon). Recommended wet flies are: size 4-10 sparsely-tied Clauser Minnows (chartreuse), Charlie Cypert’s Mylar Minnow, Ninny Bugs, black and olive woolly buggers, damsel fly nymphs, and leeches. I’ve also had very good luck with a KNOWN HATCHES: The river enjoys mayfly hatches almost all year round and if you turn over rocks you are likely to find snails, leeches, caddis nymphs and mayfly nymphs. EQUIPMENT TO USE: I use a 6-wt. rod most of the time because wind is a fairly regular occurrence and because I think a bit heavier rod more easily handles the combination of wind and heavy or bulky flies. A more delicate rod will work, of course, but YOU might have to work harder. I use floating line, but when the water temperature drops, an extra spool of medium sinking or sink-tip line will come in handy. WHEN TO FISH: Although fish can be caught all year long — certainly there are many glorious, sunny days in the dead of winter — the fish are more active in warmer water (March through November). Though we catch fewer fish when the water is cold we consistently catch bigger fish in cold water. SEASONS AND LIMITS: Fishing is allowed all year long. We recommend and practice catch and release, but if you intend to keep your fish there is a limit of 5 bass per day (in any combination of largemouth, spotted or Guadalupe bass) with a minimum length of 14″ for largemouth and 12″ for Guadalupe and spotted bass. There is no limit on pan fish. Don’t forget your license! We have new game wardens and they are regularly on the river.



Conveys in Sale of Property?


All furnishings with the exception of some personal items in the Bungalow that belong to the caretaker.

Linens, and kitchen supplies

Golf Cart

Kayaks, Canoes

Equipment essential to running of the property

NO Seller Disclosure is available due to the property being and estate sale.

We ask that you provide a list of “non-realty” items at contract to ensure a full inventory and accounting of equipment and items.



How to Buy the Property:


Commercial TREC Contract

Please note that limited financials are available.



Sold AS-IS


Farm and Ranch/Residential:

TREC Contract for Farm and Ranch

TREC Contract for Residential – will need Mineral Rights Addendum



Sold AS-IS



Property is being professionally marketed and sold by

Sandy Hoffman

Broker Associate

Sandy Hoffman Properties

A team with Keller Williams Realty












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