Land for sale in Hill Country North Texas | Page 1 of 29 | Lands of Texas
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Land for sale in Hill Country North Texas - Page 1 of 29

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$149,900 5 acres
Copperas Cove, TX 76522 - Lampasas County

5 acres Copperas Cove, TX

Own 5 acres with gorgeous panoramic Hill Country views & a brand new hill country barndominium shell* - Now Only $149,900. Properties range from 3 to 10 acres and feature rolling meadows and beautiful trees. Gated entrance and private paved roads with electric. Great location only 5 minutes to Copperas Cove, 15 minutes to Killeen and Fort Hood, and under 90 minutes to Austin! Excellent financing and low down payment. Call us TODAY for more info at (877) 333-8780!
Price Keever Cottonwood Mesa
18 photos
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$98,900 12.5 acres
Hamilton, TX 76531 - Hamilton County

Great trees and terrain near Hamilton, Texas

Beautiful 12.5 acres for sale near Hamilton with creek frontage on Logan Branch. Elevated acreage at the front of the land with fantastic surrounding views. As you travel into the land there is some great topography including a wooded hillside with mature oak and elm trees. Much of the acreage is a creekside meadow that is level with deep soil and lots and lots of elm trees a huge group of live oak. The creek is very scenic with neat aquatic plant species including coon tail moss and water lilies. Come see the diversity of this land. You will love it!
Matt Warren Creekside Ranch Group, LLC/Command Decisions, Inc./Solid Rock Investors, Inc.
39 photos
$750,000 116 acres 3 Beds | 3 Baths | 2000 sqft
Hico, TX 76457 - Hamilton County

Mountaintop Ranch

Location: Located approximately 11.5 miles south of Hico, Texas, on FM Highway 219, the Mountaintop Ranch is 2 hours southwest of Dallas, 1.5 hours southwest of Fort Worth, and 1.25 hours northwest of Waco. Physical address is 8907 FM 219, Hico, TX 76457. Description: The name says it all. Mountaintop Ranch truly is "King of the Mountain" as this 116+/- acres encompasses a large portion of a mountain ridge known as Long Point. One of the highest elevation points in Hamilton County. The property has a remote, secluded feel, while offering breathtaking views as BIG as Texas. Four separate counties (Hamilton, Bosque, Erath, and Comanche) can be viewed from the ranch, as well as the towns of Hico (~11.5 miles north) and Hamilton (~12 miles to
Bret Polk Hortenstine Ranch Company, LLC
109 photos
$13,850,000 3,185 acres
Mullin, TX 76864 - Mills County

Lonesome Oak Ranch

Lonesome Oak ranch presents a rare opportunity to own a large cashflow positive operating ranch. True year around live water, unique features of nature, trophy hunting, excellent grazing, accessibility and privacy all define this property located within the Cross Timbers and Prairie Eco Region of Texas. Location: This ranch is situated within Mills County near the border of Mills and Brown Counties. Approximately 5.5 miles southeast of Zephyr, Lonesome Oak Ranch is conveniently located along US Highway 183. Brownwood Regional Airport is located less than 20 miles from the ranch and offers fuel and a 5600 asphalt runway. This property is centrally positioned 105 miles from Waco, 125 miles from Austin, 136 miles from Fort Worth, 92 miles
Icon Global Group Icon Global Group | Briggs Freeman Sotheby's International Realty
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$2,495,000 454.87 acres 6 Beds | 4 Baths | 6196 sqft
1894 County Road 208-454.870 acres, Hico, TX 76457 - Hamilton County

The Ranch on Honey Creek

The Ranch on Honey Creek is an exceptionally well-watered recreational ranch just 4 miles outside of historic Hico in northern Hamilton County. This 455-acre game fenced ranch has 1 mile of the picturesque Honey Creek. All parts of the ranch are accessible by ranch roads and trails and the varying topography and tree cover make it feel like a ranch twice its size. The 4-bedroom 4 bath brick home sits off the banks of Honey Creek overlooking the confluence of the creek and the Long Branch. The ranch is a sportsman delight with recreational opportunities at every turn and is also a very productive cattle ranch. A 75x200 barn has 5 stalls and can house and protect all your equipment and vehicle from the elements. The Ranch on Honey Creek is
Allen Crumley Williams Trew Real Estate
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$510,500 46.99 acres 3 Beds | 2 Baths | 2302 sqft
Kempner, TX 76539 - Lampasas County

Hidden honey hole just minutes from Lampasas and Copperas Cove

Check out this hidden honey hole just minutes from Lampasas and Copperas Cove. There are hardwoods galore with gorgeous oak groves, cedar elm pockets and some of the largest red oaks in the area. The high end Palm Harbor Home is a 2302 sp ft Bonanza plan with three beds, two baths and an optional media room. Enjoy views for miles from the deck out back while you ponder the sunset or the faint twinkle of lights from nearby Copperas Cove. Deer are abundant in the area and frequent the ranch but you can also run cattle on this diverse little place. The stock tank is a great water source for animals and consistently holds water. Two wells supply water to the home via a 3000 gallon storage tank. The 3800 sq ft pole barn can handle your RV with r
Mason Harlow Whitetail Properties
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$7,350,000 2,450 acres
0 CR 42, Lampasas, TX 76550 - Lampasas County

Twin Mountains Ranch

Located just outside of Lampasas, Texas is the beautiful 2450-acre Twin Mountains Ranch, located along County Road 2200. The spacious ranch boasts rolling plains, multiple building sites, water throughout with breathtaking views and two creeks: Buck Hollow Creek and School Creek. Improvements: Headquarters: Foremans residence with a 3 bedroom/2 bath, fireplace with blower, central heating and cooling and carport with storage room Maintenance barn with tack room and work bench Barns and sheds Portable tack room wired and vented 20x8x8 cargo container Covered veterinary area with squeeze chute Livestock shelters Hay and loafing shed north side of pens Steel horse barn south side of pens Barn walls are con
Icon Global Group Icon Global Group | Briggs Freeman Sotheby's International Realty
46 photos
$432,899 11.09 acres 3 Beds | 3 Baths | 2981 sqft
1371 County Road 4530, Kempner, TX 76539 - Lampasas County

1371 CR 4530

Hidden down a quiet, gravel road, you'll find this 11.09 acres of beautiful, rolling unrestricted land that backs to the Lampasas River with an updated home, the perfect Hill Country retreat. Fully fenced, except for the land backing to the river, you'll love the privacy created by the long driveway and many hardwood trees on the property. The home is move-in ready with modern wood-look water resistant flooring, fresh paint and roof replaced in 2017. An over-sized detached garage has three full bays with additional garage-width workshop space. Two sheds on the property add to the storage space for your cars, trucks, tools or toys! Approximately 325 feet of accessible Lampasas River frontage makes this property a sportsman's or nature lover'
David Carpenter & Blake Ledyard Carpenter Ledyard Real Estate Co.
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$687,500 250 acres
Gustine, TX 76455 - Hamilton County

County Line Ranch

County: Hamilton City: Gustine State: TX ZIP: 76455 Cost and Acreage $ 687,500 for 250+/- Acres At a Glance Location: 80 miles(1 hr 32 min) W of Waco, 113 miles(1 hr 55 min) SW Forth Worth, 134 miles(2 hrs 33 min) SW of Dallas. Located just south of the Hamilton/Comanche County line Water: Seasonal creek through the east half of the property with a very small pond midway along the drainage Wildlife: Whitetail deer, turkey, dove and varmints Land: Rolling, with almost 100 ft elevation change, sparse trees and brush including willow, hackberry and mesquite. Huge views of surrounding area. Excellent native grasses. Improvements: Excellent perimeter and cross fencing, much of which is new. Power along CR 611 bordering the e
No Fences Land Company No Fences Land Company
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$624,875 211.9 acres 2 Beds | 2 Baths | 764 sqft
632 County Road 438, Rochelle, TX 76872 - McCulloch County

211 ac Mercury

Here is a fantastic 211+ ac hunting property a little SE of the community of Mercury. Property is quiet and secluded, yet has rd frontage on sides. This ranch has a lot to offer! It is a great hunting property, with abundant wildlife, being deer,turk,dove,hogs, and other small varmints. Ranch is very wooded, and brushy, being Post Oak, Live Oak, Pecan, Mesq, Elm, and other smaller brush and browse for the abundant wildlife. There are 2 good tanks, with 2 more needing work. There is approx 65 ac grassland and cultivation. Grass is improved native Klein grass, and there is plenty of fantastic native grasses throughout the ranch. Terrain is rolling, with great views of the countryside. There is a neat seasonal creek meandering through part of
Jeff Hibbs Coldwell Banker, Mark Campbell & Associates
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$2,895,000 1,322 acres
Melvin, TX 76858 - McCulloch County

1322 Acre South Brady Creek Ranch

Now available, the 1322 +/- acre South Brady Creek Ranch. Located on the edge of West McCulloch and Eastern Concho Co, South Brady Creek Ranch is loaded with beautiful Oak trees, wildlife, and has over 7100 ft of both sides of South Brady Creek. The ranch is an outstanding opportunity to own a Central Texas ranch that has free range axis deer, whitetail, waterfowl, turkey, and upland game bird hunting. Unlike many Hill Country properties, it also provides the opportunity to combine recreation and would be a good cattle ranch also, with improved (B Dahl) fields mixed in with good native pasture. . The ranch is loaded with Live Oaks, and also includes Pecan and Mesquite, providing great wildlife cover and is an exceptional blend between areas
Jordan Shipley Dullnig Ranches Kuper Sotheby's
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$886,000 68 acres 2 Beds | 1 Bath
0 HWY 16, Cherokee, TX 76832 - San Saba County

Cherokee Creek 68

Overview: 68 acres with Cherokee Creek located just off HWY 16 North of Cherokee in San Saba County. Land: The property is gently rolling with better soils flanking Cherokee Creek. Hardwood tree cover consists of mature Pecan, Cedar Elm, various Oak trees, light Mesquite & Hackberry. The center of the property provides excellent wildlife cover. Water: There is an existing water well by the cabin. Cherokee Creek enters the ranch from the east and flows through the property for 2,137 +/- with a massive new dam built creating a nice pool of water. Improvements: There is a small 2 bedroom 1 bathroom house on the property. There are 2 electricity meters on site at the homestead and down by the old rock barn by the creek. Wildl
Bryan Ray Anders Realty
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$1,700,000 452 acres
Lampasas, TX 76550 - Lampasas County

North Simms Creek Ranch

North Simms Creek Ranch is a 452-acre property in northern Lampasas County, Texas. Located 90 miles north of Austin, near the town of Lometa, the ranch spans both sides of beautiful Simms Creek for nearly one-half mile. The propertys diverse wildlife habitat includes old-growth oak and pecan lined creek-bottoms with some strategic dense cover areas. The majority of the property consists of pristine native grass prairie interspersed with hardwoods, mixed brush, and juniper. Improvements Low-fence perimeter 4 deer blinds with corn feeders 2 bulk free-choice supplemental pellet feeders for deer 1 old water well on property with a power line (this water well is not in current use) 2 smaller ponds provide ample wildlife wat
Republic Ranches, LLC Republic Ranches, LLC
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$172,000 20.02 acres
Lampasas, TX 76550 - Lampasas County

Gorgeous Recreational property ranchette in a desirable area

Gorgeous recreational property, and ranchette in a desirable area. Lightly restricted Sky View Ranch provides seemingly endless views of Central Texas across the gently rolling landscape. Elevation changes throughout the property provide breathtaking views overlooking the entire property and beyond. The property boasts native grass pastures, gently rolling hills, and a crystal-clear pond near the middle of the property provide a beautiful backdrop for your dream home almost anywhere on the property. A beautiful stock pond provides water for your herd as well as opportunities for the family to build memories while fishing for bass and blue gill. Try your hand at wing shooting dove that are prevalent in the area, or just sit back and rel
Blair Matthews Whitetail Properties
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$673,000 70 acres 2 Beds | 2 Baths | 1820 sqft
4405 County Road 313, Cranfills Gap, TX 76637 - Hamilton County

Klein Ranch

This beautiful rural retreat is the design showcase of a noted professional interior designer as well as a noted Hill Country architect. This secluded getaway combines a unique Texas style with the diverse cultural influences of the area in a serene, wooded setting with breathtaking panoramic views. Every detail of this home was carefully considered as evidenced by the fossil stone interior walls, sandblasted pecky cypress cabinetry and trim, the shower tiles inlayed with local fossils, and the numerous sliding doors and windows that create an abundance of natural light. This 1820 sqft home has an open and inviting feel with a spacious living area, 2 BR / 2 BA, and an office/study space. The living room has a free-standing, woodburning
Tim McGinty Clayton - Waggoner Properties LLC
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$452,300 150 acres
625 County Road 240, Goldthwaite, TX 76844 - Mills County

Great Hunting! Great Fishing!

This beautiful 150 acre hill country property has been range and wildlife managed for the past 15 years. The front of the property has approximately one mile of frontage on a well-maintained county road. Elevation at both the front and back of the property offers expansive views and multiple potential home sites. There is one large pond that is spring-fed as well as one large pond fed by School Land Creek, which runs through the property. Beautiful old live oak , pecan and shinnery oak trees are scattered around the acreage providing plenty of cover to hold wildlife. This is not a property overrun with cedar, mesquite, and cactus. There is a 12 x 16 shop with electricity, well without pump, and an old functional barn. The land has b
Kimon Faubion, Land and Ranch Team Coldwell Banker, Mark Campbell & Associates
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$9,120,000 1,900 acres 5 Beds | 3 Baths | 3400 sqft
Cranfills Gap, TX 76637 - Hamilton County

Cook Ranch

The Cook Ranch is a harmonious dual-purpose ranch for the sportsman and rancher. It has interesting topography, wooded habitat, and clear water in Meridian Creek, and is coupled with improved pastures, well-organized cattle facilities and two ranch homes. This appealing ranch sits in a desirable location near Cranfills Gap and is clean, well-maintained, and very quiet. It has a good shape, semi-live water, and does not have any easements or oil and gas production. It is priced competitively for this area, and it is ready to go! Location: The ranch is located in far east central Hamilton County, approximately 6 miles outside of Cranfills Gap. It is 1 mile outside the Bosque County line, just west of Meridian. The drive is just
Republic Ranches, LLC Republic Ranches, LLC
36 photos
$664,875 215.78 acres
U.S. 377, Rochelle, TX 76872 - McCulloch County

215 ac N of Brady

Folks, if you are looking for Heaven on Earth, look no further! Places like this don't come along very often, so you might want to take a look!!!! This magnificent property consists of 215+ ac, located near the geographical center of Texas, approx 8 miles N of Brady!!!!! And believe me, you can surely see miles of Texas from the hilltops!!!!! There is fantastic elevation change, with property being even with Hwy, climbing East to an elevation of over 1800ft,on the hills! Most of property is on the hill,is covered with beautiful Live Oaks, Red Oaks, Mesquite,with other scattered brush and browse,for all the wildlife,being Deer,Turk,Dove,Quail,Hogs, and other varmints.Terrain is rolling to hilly,with great native grasses.3 very nice tanks, a
Jeff Hibbs Coldwell Banker, Mark Campbell & Associates
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$390,000 96.59 acres
Mullin, TX 76864 - Mills County

Diverse Central Texas Gem!

This is a diverse Central Texas gem! This property features a large elevated hill that offers expansive views of the tract and surrounding area. The two creeks on the property are lined with many large oaks and an abundance of native rye, post oak, and mesquite can be found throughout the property. There is a nice sized pond on the property, making for additional recreational opportunities. The property is suited for a variety of uses and has a lot of potential! Call me to schedule your private tour of this awesome property! Mixed-Use Property Multiple Potential Home Sites Varied Topography Abundant Wildlife including White-tail Deer, Hogs, and Turkey Road Access off FM 573 Approximately 17 miles NW of Goldthwaite, TX, 1
Colton Hutchins Whitetail Properties
38 photos
$3,831,000 1,277 acres
3070 CR 117, San Saba, TX 76877 - San Saba County

7D Hunting Ranch East Division

7D Ranch and Cattle Company, East Division is 1,277 acres of scenic rolling terrain, tall plateaus and deep history located just north of San Saba, TX. The ranch is rectangular in shape, high fenced on two sides and is divided into two equal sections with great road access and new interior cross fencing. Multiple plateaus with elevations over 1,450', including Bugger Hill offer stunning views of the county and exceptional diversity. Intensive management of the native deer herd has resulted in native whitetail bucks scoring in the 160's B&C. Large ranches with comparable features are difficult to find, making 7D East Division an attractive offering. The sellers will convey all owned mineral rights. 7D Ranch is being offered in two configura
Kasey Mock Mock Ranches, Keller Williams Realty
32 photos
$4,368,000 910 acres 5 Beds | 3 Baths | 3400 sqft
Cranfills Gap, TX 76637 - Hamilton County

North Cook Ranch

The North Cook Ranch is a very appealing property for the rancher. It has good clear water in Meridian Creek which services every pasture, and is coupled with improved pastures, well-organized cattle facilities and two ranch homes. This clean, well-maintained, and very quiet ranch sits in a desirable location near Cranfills Gap. It has a good shape, semi-live water, and does not have any easements or oil and gas production. It is priced competitively for this area, and it is ready to go! (This offering represents the northern part of the entire 1,900 acre Cook Ranch that is available for sale.) Improvements: The 3,400 s.f. main ranch house has 5 bedrooms and 3 baths and is a one-story ranch style home. It was renovated in 2006 with a
Republic Ranches, LLC Republic Ranches, LLC
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$1,460,250 590 acres
Hamilton, TX 76531 - Hamilton County

Awesome Mixed-Use Recreational Ranch Near Hamilton!

This is an awesome mixed-use property offering great potential as both a recreational tract and cattle operation. Deer, Ducks, and Hogs are regularly viewed at one of the 4 ponds located throughout the property. As a result of the elevation change and varied topography the property offers several locations with expansive views that would make wonderful potential home sites. Call today for your private viewing of this Central Texas Gem. Mixed-Use Property Multiple Potential Home Sites with expansive views Varied Topography Road Access off of CR 218 Abundant Wildlife including White-tail Deer, Hogs, and Turkey Approximately 8 miles NE of Hamilton, TX, 1 hour and 15 minutes from Waco, TX, and 2 hours from Fortworth. Boun
Colton Hutchins Whitetail Properties
49 photos
$1,072,985 299.14 acres 3 Beds | 2 Baths | 1255 sqft
7315 FM Road 2997, Richland Springs, TX 76871 - San Saba County

299 ac Richland Springs

Here is a really nice 299+ combination ranch & hunting property in West Central San Saba County. This ranch consists of approx 50% in either cultivation or open grassland, with the other 50% being wooded, with Post Oak, Live Oak, Mesquite, Elm, and other brush and browse for the abundant wildlife!!! Wildlife consist of Deer, Dove, Turkey, Hogs, and other varmints. The varied terrain is flat to rolling to slightly hilly. There is fantastic sandy loam soil, plus other kinds of soil in addition to that. There are 9 tanks (most stocked), plus a seasonal creek meandering through the ranch, so property is definitely well watered! Improvements include a nice 1255 sf, 3 bd 2 bth DWMH that sits on the high point of the ranch, and overlooks the count
Jeff Hibbs Coldwell Banker, Mark Campbell & Associates
37 photos
$319,578 100 acres
243 County Road 217, Goldthwaite, TX 76844 - Mills County

100 ac N of Goldthwaite

Here is a fantastic hunting property approx 6 miles N of Goldthwaite. This property is loaded with wildlife, being deer, dove, turkey, and other varmints. Terrain is rolling, with great tree cover, being Red Oak, Post Oak, Live Oak, Elm, Shinnery, and other smaller brush and browse. There is great fencing on 3 sides. Property is cut out of a larger tract. There is approx 20 ac in open pasture, for livestock, or cultivation purposes. Elec is available, and there is a well on the neighboring property. Don't miss out on this secluded property. Priced at $319,578!! Contact Jeff Hibbs (325) 642-3559 for more info.
Jeff Hibbs Coldwell Banker, Mark Campbell & Associates
120 photos
$8,940,000 2,554 acres 3 Beds | 3 Baths | 5475 sqft
3070 County Road 117, San Saba, TX 76877 - San Saba County

7D Ranch and Cattle Company

7D Ranch and Cattle Company is a premium 2,544 acre turnkey ranching operation located just north of San Saba, TX. The ranch is square in shape, high fenced on three sides and is divided into four equal sections with great road access and new interior cross fencing. The magnificent 5,475 timber framed home sits on one of five plateaus with elevations over 1,450' offering stunning views of the county. Intensive management of the native deer herd has resulted in native whitetail bucks scoring in the 160's B&C. Large ranches with comparable features are difficult to find, making 7D an attractive offering. The sellers will convey all owned mineral rights. 7D Ranch is being offered in two configurations to fit a buyers goals; Buyers may choose
Kasey Mock Mock Ranches, Keller Williams Realty
32 photos
$4,350,000 729.12 acres
60 Cr-437, Mullin, TX 76864 - Mills County

Trophy River Ranch

Trophy River Ranch, This stunning ranch is a true Texas treasure, setting on the Colorado river with over a mile and a half of river frontage, it is a rare find! Some of Highlights are, 1.1/2 miles of river frontage, 13 separate lakes, most fed by 55 GPM artisan well. all stocked with fish 2 lakes aprox. 3.1/2 acres in size. Working pens that are great, tall and strong. can work cattle with one person! Small old house and Large home full wrap around porches, granite and tile floors, 4 stall Car barn 4000 Sq ft. 2nd equipment barn and old cabin. Pecan trees as well as huge oaks (2) water wells, rain water collection and filtration system, great roads on ranch, with material stock piles from the ranch. Great fencing with interior fencing
Mark Campbell & Associates COLDWELL BANKER
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$670,000 149 acres 3 Beds | 2 Baths
410 County Road 130, Mullin, TX 76864 - Mills County

Beautiful 14

Extremely well maintained, Beautiful 3 bedroom, 2 bath home with storage galore! Nice wood burning stove for those cold evenings. Great open living area for entertaining. Extra wide doorways and hallways. Wrap-around porches and Huge Oak Trees! Quality construction and well insulated. This 149 acres features, rolling terrain, 2 nice Stock Tanks, good exterior and cross fencing. Large 60x60 Shop with slab and electric, 30x50 pole barn, 30x50 cattle barn. If you're looking for a place to enjoy peaceful sunsets from your wrap around porch, or listening to your kids play under the huge oak trees, this property needs to be on your list to see! Home Features: 3 bedroom, 2 bath 2244 square feet Central Air & Heat Tile and Carpet flooring
Kimon Faubion, Land and Ranch Team Coldwell Banker, Mark Campbell & Associates
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$170,000 34 acres
TBD CR 2337 Tract 20, Lampasas, TX 76550 - Lampasas County

Mesa View Ranch Tract 20

Tract 20 at Mesa View Ranch is a +/-34 acre tract that has 360 degree panoramic views of the rolling hill country spanning 20+ miles. With co-op water and electricity available this property is perfect for a home. Nestled in the Texas hill country this property is also an ideal white tail hunters dream as there is a thriving white tail deer population. Being just 12 miles North of Lampasas you have the seclusion of being out in the country yet a 20 minute drive from all the necessities that you need.
David Carpenter & Blake Ledyard Carpenter Ledyard Real Estate Co.
36 photos
$485,278 198.03 acres
FM 503, Lohn, TX 76863 - McCulloch County

198 ac Doole

Here is a superb hunting property, being 198 ac in Western McCulloch County, on N side of Doole. This great property is approx 98 ac cultivation. The soil is excellent for growing anything you want. Currently it is sown in wheat, and has the wildlife coming from all over to have a snack! The plentiful wildlife consists of Deer, Dove, Turkey, Pigs, free range Axis Deer, and other varmints!! The other half of property is brushy, being Mesquite, and other brush and browse, plus lots of great native grasses. Meandering through the East end of property, is a nice spring fed creek, which holds good water. There is a hill on the South side of property, allowing you to overlook most of the property. 4 blinds & 8 feeders convey. There is a shared wa
Jeff Hibbs Coldwell Banker, Mark Campbell & Associates
38 photos
$456,478 268.65 acres
County Road 356, Lohn, TX 76852 - McCulloch County

268.655 ac Doole

Here is a great hunting property, just SE of Doole, in NW McCulloch County. Property is approx half thick brush, including mostly mature Mesquite, Live Oak, Hackberry, and other smaller brush and browse for all the wildlife. Wildlife include deer, dove, hogs, some quail, and other varmints. The open areas are growing up in 3-8 ft Mesquite, and will be pretty thick in a few yrs. There is one tank. Terrain is level to rolling, with several other locations to build another tank or 2. There is lots of native and improved grasses, plus good fences, enabling some livestock to be run. Elec and water are available. Property touches 3 county roads,yet is very secluded! So don't miss out on this neat place, for only $1699/ac, or $456,478!! For a priv
Jeff Hibbs Coldwell Banker, Mark Campbell & Associates