The 2+1d continuum Lifshitz theory of a free compact scalar field plays a prominent role in a variety of quantum systems in condensed matter physics and high energy physics. It is known that in compact space, it has an infinite ground state degeneracy. In order to understand this theory better, we consider two candidate lattice regularizations of it using the modified Villain formalism. We show that these two lattice theories have significantly different global symmetries (including a dipole global symmetry), anomalies, ground state degeneracies, and dualities. In particular, one of them is self-dual. Given these theories and their global symmetries, we can couple them to corresponding gauge theories. These are two different U (1) tensor gauge theories. The resulting models have excitations with restricted mobility, i.e., fractons. Finally, we give an exact lattice realization of the fracton/lineon-elasticity dualities for the Lifshitz theory, scalar and vector charge gauge theories.