Douglas & Elbert County Acreage Guide: Wells, Septic, Horses & Land

This guide from the Giles Team explains the basics of buying and selling acreage in Douglas County and Elbert County, Colorado: wells, septic systems, horses and zoning, lot sizes, and how the two counties differ. Giles Team is McLean and Ginger Giles, Realtors with Coldwell Banker Realty. We work with acreage around Castle Rock, Castle Pines, Sedalia and Franktown in Douglas County, and around Elizabeth in Elbert County.

Rules change. This guide was checked against county and state sources in October 2026. Always confirm current rules with the county and the state for a specific property. This is general information.

Which towns does this guide cover?

• Franktown is an unincorporated community in Douglas County (ZIP 80116). Castlewood Canyon State Park is just south of town, and Highways 83 and 86 both run through it.
• Sedalia is an unincorporated community in Douglas County on U.S. Route 85, northwest of Castle Rock. Castle Pines is a city in Douglas County, north of Castle Rock.
• Elizabeth, the largest town in Elbert County, and Kiowa, the county seat, are in Elbert County.
• The rural land around Castle Rock and Parker is in unincorporated Douglas County.

Colorado State Highway 86 links them: it runs east from Castle Rock through Franktown, Elizabeth and Kiowa.

Why does the county matter?

Each county sets its own zoning and animal rules, and its own health department handles septic permits. A property in Franktown follows Douglas County rules. A property near Elizabeth follows Elbert County rules, even though the two are only a short drive apart. Well permits work the same in both counties, because the State of Colorado issues them.

How do wells work on Colorado acreage?

Who issues well permits?

The Colorado Division of Water Resources (DWR) issues well permits. Each permit lists the uses the well is allowed for. Anyone can look up a permit with DWR's online Well Permit Search.

What does "household use only" mean?

Under Colorado law, a household-use-only well supplies water for ordinary household purposes inside a single-family home, and it can't be used for irrigation. Watering a lawn, a garden or livestock generally isn't allowed on that type of permit. Other permit types allow more uses. The permit itself is the answer for any specific property.

What is the Denver Basin?

Many wells in Douglas and Elbert County draw from the Denver Basin aquifers. DWR has additional rules for wells in the Denver Basin.

What should a buyer do about the well?

• Look up the well permit and read the allowed uses before you write an offer.
• Ask the seller for well records: the permit, any well tests, and service or repair history.
• Ask your lender whether it requires a water quality or quantity test, and build any testing into your inspection period.

How do septic systems work when a property sells?

Rural homes usually have an on-site wastewater treatment system (OWTS), better known as a septic system. Both Douglas County and Elbert County require a septic Use Permit when a property with a septic system is sold. The details differ.

Elbert County septic Use Permit (Elizabeth, Kiowa and the rest of Elbert County)

• A licensed septic inspector inspects the system before the sale.
• Elbert County Public Health issues the Use Permit. The fee is $100.
• The inspection report must be from within the past 12 months, and the county can take up to two weeks to issue the permit.
• If repairs are needed, the county can issue a Provisional Use Permit. The sale can close, but a licensed installer must finish the repairs within 30 days.
• If the seller doesn't get the Use Permit, the buyer has to.

Douglas County septic Use Permit (Franktown, Sedalia and rural Castle Rock and Parker)

• The seller must get a Use Permit before the property is sold.
• The inspection must be done by a NAWT-certified Use Permit inspector (National Association of Wastewater Technicians), and it must include time-stamped photos of the system.
• Deficient items have to be repaired, with proof of the repairs, before the Douglas County Health Department issues the permit.
• A Use Permit is also needed when bedrooms are added or a property changes use.

What should sellers do about the septic system?

Start early. Book the inspection when you decide to sell, not after you're under contract. Repairs and county processing take time.

Can I keep horses on acreage?

Often yes, but zoning, lot size and any covenants decide how many. Both counties count large animals in "animal units": one horse, mule or cow is one animal unit.

Horses in Elbert County

• In most residential zoning districts, Elbert County allows up to one horse per half acre.
• Smaller animals count as fractions of an animal unit. For example, five sheep or goats equal one animal unit.
• A shelter is required once there's one animal unit. A containment area (corral) is required above certain densities.
• In the Agriculture (A) zone district (35-acre minimum lot), horse breeding and boarding are allowed by right up to 10 animal units.

Horses in Douglas County

• On Rural Residential (RR) lots of 4.5 to 8.9 acres, the limit is one animal unit per half acre, including up to two boarded horses.
• On Agricultural One (A-1) lots, the number of horses owned by the landowner isn't limited. On A-1 lots of 35 acres or more, four boarded horses are allowed, and more can be approved through administrative review.
• Many Douglas County subdivisions have covenants that are stricter than zoning.

Check both the zoning and the covenants for any property before you count on keeping animals there.

How big are acreage lots?

• Elbert County: the county reports that typical rural subdivisions have lots between 10 and 35 acres. Minimum lot sizes in its agricultural zone districts are 35 acres (A), 20 acres (A-2) and 10 acres (AR).
• Douglas County: zoning ranges from Estate Residential and Rural Residential to Agricultural One. A-1 is the county's 35-acre agricultural district.

What else should I check on rural property?

• Road access and maintenance: a county road, a private road or an HOA road.
• Outbuildings: barns, shops and arenas, and whether they were permitted.
• Covenants: fencing, animals, outbuildings and home businesses.
• Utilities: electric provider, propane or natural gas, and internet options at that address.
• Commute: drive it at the time of day you'd make it.

How does the Giles Team help with acreage?

McLean walks the house, outbuildings and land with you and points out what to look into. Ginger makes sure the contract gives you time to check the well, the septic and the zoning, and that every deadline is met. For sellers, we gather the well and septic paperwork early and show the land with drone footage.

Acreage questions we hear often

Is Franktown in Douglas County or Elbert County?

Franktown is in Douglas County.

Do I need a septic inspection to sell a rural home?

Yes, in both Douglas County and Elbert County. Each requires a septic Use Permit when a property with a septic system is sold.

Can I water my garden from my well?

It depends on the permit. A household-use-only permit covers water used inside the home and doesn't allow irrigation. Look up the permit with the Colorado Division of Water Resources.

How many horses can I keep near Elizabeth?

In most Elbert County residential zoning districts, up to one horse per half acre. Covenants can be stricter.

Talk to the Giles Team about acreage

Call or text (720) 593-2378, email team@gilesteam.com, or send us a message.

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

Also see: Franktown · Elbert County · Castle Rock · Parker · Blog