Elizabeth vs. Franktown: Two Rural Towns on Highway 86, Two Different Counties

Elizabeth and Franktown are both rural Colorado towns on State Highway 86, a short drive apart, but they’re in different counties. Franktown is in Douglas County. Elizabeth is in Elbert County. That one difference changes the zoning, the septic rules, the school district and how many horses you can keep. Here’s a side-by-side for acreage buyers.

By McLean and Ginger Giles, Giles Team, Coldwell Banker Realty

Where are Elizabeth and Franktown?

Colorado State Highway 86 runs east from Castle Rock, through Franktown, then on to Elizabeth and Kiowa. Franktown is the first stop east of Castle Rock, in Douglas County. Highway 83 (Parker Road) also runs through Franktown, which is how many people reach it from Parker. Keep going east on 86 and you cross into Elbert County, where Elizabeth is the largest town and Kiowa is the county seat.

What’s Franktown like?

Franktown is a small, unincorporated community in Douglas County. Its best-known neighbor is Castlewood Canyon State Park, a Colorado Parks and Wildlife park with hiking, rock climbing, picnicking and birding. Homes around Franktown are mostly on acreage, often with private wells and septic systems. Public schools in the area are part of the Douglas County School District (RE-1). Franktown Elementary sits on Highway 83.

What’s Elizabeth like?

Elizabeth is an incorporated town and the largest town in Elbert County. It began as a sawmill camp in the 1850s and incorporated in 1890. Around the town are rural subdivisions where, according to the county, lots typically run 10 to 35 acres. Elizabeth has its own school district, the Elizabeth School District. Most of Elbert County’s residents live in the rural northwest part of the county, around Elizabeth.

How do the septic rules differ?

Both counties require a septic Use Permit when a home with a septic system sells, but the process is different:

• Franktown (Douglas County): the seller gets the Use Permit before the sale. A NAWT-certified inspector does the inspection, with time-stamped photos, and deficiencies are repaired and documented.
• Elizabeth (Elbert County): a licensed inspector does the inspection and the county fee is $100. If repairs are needed, a Provisional Use Permit lets the sale close, with repairs due within 30 days.

We cover both step by step in our septic Use Permit guide.

How do well permits differ?

They don’t, by county. The Colorado Division of Water Resources issues well permits statewide, so the same rules apply in Franktown and Elizabeth. What matters is the specific permit on the property: a household-use-only permit generally limits water to use inside the home, with no irrigation. Look it up before you make an offer. Our well permit guide explains how.

How many horses can I keep in each?

Zoning sets the limits, and each county has its own:

• Elizabeth area (Elbert County): in most residential zoning districts, up to one horse per half acre. In the Agriculture (A) district, which has a 35-acre minimum, horse breeding and boarding are allowed up to 10 animal units.
• Franktown area (Douglas County): on Rural Residential lots of 4.5 to 8.9 acres, one animal unit per half acre, including up to two boarded horses. On Agricultural One (A-1) land, there’s no limit on horses the owner keeps, and four boarded horses are allowed on 35 acres or more.

In both counties, a horse counts as one animal unit. Subdivision covenants can be stricter than zoning, so read both.

Which one is right for me?

That depends on what you need from the land and the drive. We’d ask:

• What do you want to do with the land? Horses, a shop, a garden, or just space? That points you to the right zoning and well permit.
• Where do you drive most days? Franktown sits closer to Castle Rock and Parker. Elizabeth is farther east on Highway 86. Test-drive both routes at the times you’d travel.
• Which school district? Franktown is served by Douglas County School District, Elizabeth by Elizabeth School District. Check the district for any specific address.
• What’s your budget per acre? We’ll pull current sold data for both areas for your price range when you’re ready to look.

How the Giles Team helps acreage buyers

We work on both sides of the county line. McLean walks the land, the house and the outbuildings with you and points out what to check. Ginger, a licensed attorney and Realtor, plans your contract deadlines so you have time to review the well permit, septic Use Permit, zoning and covenants.

Frequently asked questions

Is Franktown in Elbert County?

No. Franktown is in Douglas County. Elizabeth is in Elbert County.

What highway connects Franktown and Elizabeth?

Colorado State Highway 86. It runs east from Castle Rock through Franktown, Elizabeth and Kiowa.

Which school district serves Franktown?

The Douglas County School District (RE-1). Franktown Elementary is a Douglas County School District school. Elizabeth has its own Elizabeth School District.

Do Franktown and Elizabeth have the same septic rules?

No. Both require a septic Use Permit when a home sells, but Franktown follows Douglas County Health Department rules and Elizabeth follows Elbert County Public Health rules.

Comparing Franktown and Elizabeth? Call or text the Giles Team at (720) 593-2378 or email team@gilesteam.com. See also our Franktown and Elbert County pages and Acreage Guide.

Giles Team | Coldwell Banker Realty South Metro · 6501 E Belleview Ave, Suite 500, Englewood, CO 80111 · (720) 593-2378 · team@gilesteam.com · McLean Giles, CO license FA.100052648 · Ginger Giles, CO license FA.100052642

Checked against county, state and school district sources in October 2026. Rules change. Confirm for any specific property.