Off-grid site report

Franklin County, MO

38.2079, -91.1601 · 988 ft elevation

Read this before you act on anything below. This is my researched starting point for Franklin County, MO, not legal advice and not a guarantee. Rules change, and the deciding facts on any specific parcel (setbacks, perc results, overlay districts, deed restrictions, road frontage) live at the county or town office, not in any database. Before you buy land or build, confirm the current rules directly with the local zoning and health offices - the sources on this page tell you exactly who to call.

The local rulesFranklin County, MO

Zoning & raw-land occupancy

RestrictedFranklin County has adopted countywide zoning (Unified Land-Use Regulations) under state enabling law, administered by the Planning & Zoning Department. What's allowed on raw land depends on the zoning district; confirm with the county. source

Dwellings, tiny homes & RVs

Unclear - verifyThe county's land-use regulations govern permitted dwelling types, but no official source confirms specific tiny-home, ADU, or RV-residency thresholds. Not confirmed; ask Planning & Zoning about your district. source

Building permits & codes

RestrictedFranklin County has adopted the 2021 IBC, IRC, IMC, IPC, IFC, ICC Electrical Code, 2020 NEC, and 2021 pool/spa code. The Building Department issues permits and inspects construction in unincorporated areas. source

Septic & composting toilets

RestrictedThe county adopted its own On-Site Sewage Disposal Systems Ordinance (effective October 1, 2025) on top of statewide DHSS minimum standards; composting toilet legality is not confirmed and should be checked with the county. source

Greywater reuse

Unclear - verifyNo Franklin County or Missouri DHSS/DNR source specifically addresses greywater reuse; state rules generally bar surface discharge of wastewater effluent. Not confirmed at the county level, so call the Health or Building Department. source

Rainwater harvesting

Generally allowedNo Franklin County ordinance restricting rainwater collection was found; Missouri state law protects a landowner's right to collect and use rainwater on their property.

Private wells & water rights

RestrictedWell construction follows Missouri's statewide Water Well Drillers Act rules, and Franklin County's Health Department inspects private wells and tests for bacterial contamination.

Living disconnected from utilities

Generally allowedNo Franklin County ordinance was found requiring connection to grid utilities; off-grid living is permitted subject to the county's building, septic, and well compliance rules.

Open the full county page with sources →

Sun30-year normals

Peak-sun hours, annual average: 5.0 hrs/day
Worst month (sizes an off-grid array): 3.4 hrs/day
Yearly output per 1 kW of panels: 1,377 kWh

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Weather1991-2020

Precipitation: 45 in/yr
Snowfall: 16 in/yr
Heating degree days: 4,475 (moderate)
Frost-free season: Apr 16 to Oct 19

How far help isstraight-line

Hospital Missouri Baptist Sullivan Hospital: 1.0 mi
Fire station Bourbon Fire Department: 6.6 mi
Hardware store Lowe's: 1.3 mi
Grocery Walmart Supercenter: 0.9 mi

From OpenStreetMap. Road miles will be longer, often much longer in hill country.

Plan this spot

These open with this location's real numbers already filled in (ZIP 63080).

Size a solar system Heat loss & insulation Firewood per winter Rainwater harvest Garden size Panel tilt

Sources: US Census Bureau geocoder; NLR PVWatts v8 (solar); NOAA NCEI 1991-2020 climate normals (nearest station) or Open-Meteo (ZIP-centroid) for weather; Open-Elevation; OpenStreetMap contributors. Public data retrieved Aug 22, 2026; agencies update their layers on their own schedules. Planning data, not a survey or legal advice.