Henry Roy Real Estate, Ascend Realty, Rapid City South Dakota
Relocation

Compare Black Hills Communities

25 towns and unincorporated communities. Pick two to four and the full table appears underneath. Commutes are driving times to the Ellsworth main gate and downtown Rapid City. Median sold prices, where we have them, come from the MLS over the trailing twelve months with the source, window and sale count printed under each figure. Typical price bands are practical search ranges, not medians, and are labelled separately.

Narrow it

25 of 25 communities

Under $400kClose to EllsworthClose to Rapid CityShort commuteNew construction availableAcreage availableCity water and sewerSmaller marketMore ruralEstablished housingNewer housingClear everything

Price filters only consider communities with a published trailing twelve month median, so towns without one do not appear in a price filter.

Browse

The five facts that decide a shortlist

Selected, 4 of 4

Rapid City and the Ellsworth corridor

Everything within about twenty five minutes of downtown Rapid City or the Ellsworth main gate, where most of the newer inventory, the shortest commutes and the jurisdiction questions about city versus county service are.

  • Black Hawk

    Typical price
    Unincorporated, so closings report under Rapid City and Meade County rather than a Black Hawk median. Lot size and outbuildings move the price more than the street does.
    To Ellsworth AFB
    About 30 minutes, the same I-90 run as Summerset just northDriving time and distance, off peak.
    To downtown Rapid City
    About 12 to 15 minutesDriving time and distance, off peak.
    Utility pattern
    Mixed, municipal service in town with well and septic outside it
    School district
    Rapid City Area Schools 51-4 for most addressesAssignment follows the official boundary for the address. Confirm with the district.
    SelectedGuide

  • Blucksberg Mountain

    Typical price
    No verified closed sale set is available for Blucksberg Mountain, so no price level is printed here. The five recorded plats differ enough that one figure would not describe any of them.
    To Ellsworth AFB
    Not measured for this page.Drive time is not measured for this community. Time it from the parcel itself.
    To downtown Rapid City
    Not measured for this page.Drive time is not measured for this community. Time it from the parcel itself.
    Utility pattern
    Mixed, municipal service in town with well and septic outside it
    School district
    Meade School District 46-1Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Box Elder

    Typical price
    $340k to $400kMedian sold $367,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 235 closed sales.
    To Ellsworth AFB
    9 min, 2.3 miDriving time and distance, off peak.
    To downtown Rapid City
    19 min, 10.9 miDriving time and distance, off peak.
    Utility pattern
    City water and sewer inside the limits
    School district
    Douglas School District 51-1Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Colonial Pine Hills

    Typical price
    About $683,000 average sold in the Sheridan Lake Road MLS area, 71 sales over 12 monthsAverage sold $682,615. Black Hills MLS, single family, 12 months through August 2026, as of August 2026. 71 closed sales.
    To Ellsworth AFB
    About 25 to 30 minutes, through or around Rapid CityDriving time and distance, off peak.
    To downtown Rapid City
    Roughly 6 miles northeastDistance only. Drive time is not measured for this community, so time it from the parcel.
    Utility pattern
    Mostly private well and septic
    School district
    Rapid City Area School District 51-4Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Green Valley

    Typical price
    No published median exists for the community. Closed sales on the specific street are the only figure worth quoting here.
    To Ellsworth AFB
    About 15 minutes northDriving time and distance, off peak.
    To downtown Rapid City
    About 6 miles northwestDistance only. Drive time is not measured for this community, so time it from the parcel.
    Utility pattern
    Mixed, municipal service in town with well and septic outside it
    School district
    Split between Douglas 51-1 and Rapid City Area 51-4. Address specific.Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Piedmont

    Typical price
    $375k to $575kMedian sold $425,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 127 closed sales.
    To Ellsworth AFB
    36 min from the Prairie Haven side, closer to 51 from the plats highest up the foothillsDriving time and distance, off peak.
    To downtown Rapid City
    About 26 minutes from the Prairie Haven side, longer from the upper platsDriving time and distance, off peak.
    Utility pattern
    Mixed, municipal service in town with well and septic outside it
    School district
    Meade School District 46-1Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Rapid City

    Typical price
    $300k to $450kMedian sold $349,950. Black Hills MLS, single family, trailing 12 months, as of August 2026. 706 closed sales.
    To Ellsworth AFB
    24 min, 13.8 miDriving time and distance, off peak.
    To downtown Rapid City
    5 min, 1.5 miDriving time and distance, off peak.
    Utility pattern
    City water and sewer inside the limits
    School district
    Rapid City Area Schools 51-4Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Rapid Valley

    Typical price
    About $350,000 average sold, 274 sales over 12 monthsAverage sold $349,971. Black Hills MLS, single family, 12 months through August 2026, as of August 2026. 274 closed sales.
    To Ellsworth AFB
    22 min, 10.4 miDriving time and distance, off peak.
    To downtown Rapid City
    11 min, 5.2 miDriving time and distance, off peak.
    Utility pattern
    Utility service varies by address. Rapid Valley Sanitary District serves portions of the area, while properties outside district service may use private wells and septic systems.
    School district
    Mostly Rapid City Area School District 51-4, with portions in Douglas 51-1Assignment follows the official boundary for the address. Confirm with the district.
    SelectedGuide

  • Summerset

    Typical price
    Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.
    To Ellsworth AFB
    30 min, 19.2 miDriving time and distance, off peak.
    To downtown Rapid City
    15 min, 10.0 miDriving time and distance, off peak.
    Utility pattern
    Sewer collection is provided by the City of Summerset. Water service varies by address and can include Black Hawk Water User District or Diamond D Water in Sun Valley.
    School district
    Meade 46-1 and Rapid City Area Schools 51-4, split within the cityAssignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

Northern Hills and I-90

The Sturgis to Belle Fourche side of the Hills, with its own hospitals, schools and employers, so a job in Spearfish or Sturgis does not have to mean a Rapid City commute.

  • Belle Fourche

    Typical price
    $275k to $375kMedian sold $300,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 113 closed sales.
    To Ellsworth AFB
    About an hourDriving time and distance, off peak.
    To downtown Rapid City
    About 55 to 60 minutesDriving time and distance, off peak.
    Utility pattern
    Mixed, municipal service in town with well and septic outside it
    School district
    Belle Fourche School District 9-1Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Lead and Deadwood

    Typical price
    $320k to $500kMedian sold $385,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 117 closed sales.
    To Ellsworth AFB
    About 55 minutesDriving time and distance, off peak.
    To downtown Rapid City
    About 50 minutesDriving time and distance, off peak.
    Utility pattern
    Not recorded townwide in this guide. Verify water and sewer service for the address.
    School district
    Lead-Deadwood School District 40-1Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Newell

    Typical price
    No figure published. Newell is Mount Rushmore Area MLS territory and the current feed covers only the Black Hills MLS, so any count from that feed is a floor rather than this town's price level.
    To Ellsworth AFB
    About 60 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
    To downtown Rapid City
    About 54 miles, roughly 70 minutesDriving time and distance, off peak.
    Utility pattern
    Mixed, municipal service in town with well and septic outside it
    School district
    Newell School District 09-2Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Spearfish

    Typical price
    $400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 closed sales.
    To Ellsworth AFB
    68 min, 57.0 miDriving time and distance, off peak.
    To downtown Rapid City
    53 min, 47.8 miDriving time and distance, off peak.
    Utility pattern
    City water and sewer are typical inside city-served areas. Acreage outside the city can use wells, septic systems or other service arrangements, so utilities should be confirmed by address.
    School district
    Spearfish School District 40-2Assignment follows the official boundary for the address. Confirm with the district.
    SelectedGuide

  • St. Onge

    Typical price
    No figure published. St. Onge is Mount Rushmore Area MLS territory and the current feed covers only the Black Hills MLS, so a zero here would be a gap in the data rather than a fact about the market.
    To Ellsworth AFB
    About 45 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
    To downtown Rapid City
    About 44 miles, roughly 48 minutesDriving time and distance, off peak.
    Utility pattern
    Mostly private well and septic
    School district
    Spearfish 40-2 at the townsite, with Belle Fourche 09-1 to the north and Meade 46-1 to the east. Parcel specific.Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Sturgis

    Typical price
    $300k to $450kMedian sold $365,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 97 closed sales.
    To Ellsworth AFB
    48 min, 38.2 miDriving time and distance, off peak.
    To downtown Rapid City
    33 min, 28.9 miDriving time and distance, off peak.
    Utility pattern
    Not recorded townwide in this guide. Verify water and sewer service for the address.
    School district
    Meade School District 46-1Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Whitewood

    Typical price
    No town median is published for Whitewood, and it sits in Lawrence County, which the Mount Rushmore Area MLS covers rather than the Black Hills feed behind the figures here. Prices sit under Sturgis, Spearfish and Deadwood, each about ten minutes out.
    To Ellsworth AFB
    About 40 minutesDriving time and distance, off peak.
    To downtown Rapid City
    About 35 minutesDriving time and distance, off peak.
    Utility pattern
    Mixed, municipal service in town with well and septic outside it
    School district
    Meade School District 46-1, despite being in Lawrence CountyAssignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

Central and Southern Hills

In the timber and on the far southern edge, where lots get larger, well and septic get common, and the drive to a full service hospital becomes part of the decision.

  • Buffalo Gap

    Typical price
    One single family sale shows in the Black Hills MLS over 24 months, at $80,000. One closing is a sample of one rather than a price level, so read it that way.
    To Ellsworth AFB
    About 55 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
    To downtown Rapid City
    About 45 miles, roughly 56 minutesDriving time and distance, off peak.
    Utility pattern
    Mixed, municipal service in town with well and septic outside it
    School district
    Hot Springs School District 23-2, despite the town being in Custer CountyAssignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Custer

    Typical price
    Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample.
    To Ellsworth AFB
    About an hour and ten minutesDriving time and distance, off peak.
    To downtown Rapid City
    About 50 to 60 minutesDriving time and distance, off peak.
    Utility pattern
    Mixed, municipal service in town with well and septic outside it
    School district
    Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Edgemont

    Typical price
    About $155,000 average sold, 13 sales over 24 monthsAverage sold $155,285. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 13 closed sales.
    To Ellsworth AFB
    About 110 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
    To downtown Rapid City
    About 100 miles northeastDistance only. Drive time is not measured for this community, so time it from the parcel.
    Utility pattern
    City water and sewer inside the limits
    School district
    Edgemont School District 23-1Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Hermosa

    Typical price
    About $650,000 average sold, 28 sales over 24 monthsAverage sold $648,229. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 28 closed sales.
    To Ellsworth AFB
    About 35 minutes, north through Rapid City to I-90Driving time and distance, off peak.
    To downtown Rapid City
    26 min, 18.6 miDriving time and distance, off peak.
    Utility pattern
    Mixed, municipal service in town with well and septic outside it
    School district
    Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Hill City

    Typical price
    Median sold $519,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 13 closed sales.
    To Ellsworth AFB
    About 45 minutesDriving time and distance, off peak.
    To downtown Rapid City
    About 30 to 35 minutes on US-16Driving time and distance, off peak.
    Utility pattern
    Not recorded townwide in this guide. Verify water and sewer service for the address.
    School district
    Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.
    SelectedGuide

  • Hot Springs

    Typical price
    Median sold $315,150Black Hills MLS, single family, trailing 12 months, as of August 2026. 24 closed sales.
    To Ellsworth AFB
    About an hour and fifteen minutesDriving time and distance, off peak.
    To downtown Rapid City
    About 60 minutesDriving time and distance, off peak.
    Utility pattern
    Not recorded townwide in this guide. Verify water and sewer service for the address.
    School district
    Hot Springs School District 23-2Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Keystone

    Typical price
    About $618,000 average sold, but only 9 sales over 24 monthsAverage sold $618,449. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 9 closed sales, small sample.
    To Ellsworth AFB
    About 40 minutesDriving time and distance, off peak.
    To downtown Rapid City
    About 25 minutes northeastDriving time and distance, off peak.
    Utility pattern
    Mixed, municipal service in town with well and septic outside it
    School district
    Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

Prairie and Badlands

East of the Hills on the open prairie, where lots run larger, water is often a private well, services are thinner and the wind and the drive are the tradeoffs.

  • New Underwood

    Typical price
    About $320,000 average sold, 20 sales over 24 monthsAverage sold $319,585. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 20 closed sales.
    To Ellsworth AFB
    About 11 miles, exit 78 to the main gate at exit 67ADistance only. Drive time is not measured for this community, so time it from the parcel.
    To downtown Rapid City
    About 18 miles west on I-90Distance only. Drive time is not measured for this community, so time it from the parcel.
    Utility pattern
    Mixed, municipal service in town with well and septic outside it
    School district
    New Underwood School District 51-3Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide

  • Wall

    Typical price
    About $270,000 average sold, 19 sales over 24 monthsAverage sold $270,435. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 19 closed sales.
    To Ellsworth AFB
    About 43 miles westDistance only. Drive time is not measured for this community, so time it from the parcel.
    To downtown Rapid City
    About 50 miles west on I-90Distance only. Drive time is not measured for this community, so time it from the parcel.
    Utility pattern
    City water and sewer inside the limits
    School district
    Wall School District 51-5Assignment follows the official boundary for the address. Confirm with the district.
    4 is the most that fits. Drop one first.Guide
What changes

Between Black Hawk, Spearfish, Hill City, Rapid Valley

The rows below are the ones where these do not read the same. Ordered as the table runs, not by importance.

Region
Black HawkRapid City and the Ellsworth corridorSpearfishNorthern Hills and I-90Hill CityCentral and Southern HillsRapid ValleyRapid City and the Ellsworth corridor
County
Black HawkMeade CountySpearfishLawrence CountyHill CityPennington CountyRapid ValleyPennington County
Jurisdiction
Black HawkUnincorporated Meade CountySpearfishNot recorded townwide in this guide. The address decides whether it is city or county ground.Hill CityNot recorded townwide in this guide. The address decides whether it is city or county ground.Rapid ValleyUnincorporated. There is no city government. Pennington County is the governing body, and Rapid City's subdivision rules still apply within three miles of the city limits.
Corridor
Black HawkI-90SpearfishI-90Hill CityUS-16Rapid ValleySD 44 and Elk Vale Road
To downtown Rapid City
Black HawkAbout 12 to 15 minutesSpearfish53 min, 47.8 miHill CityAbout 30 to 35 minutes on US-16Rapid Valley11 min, 5.2 mi
To Ellsworth AFB
Black HawkAbout 30 minutes, the same I-90 run as Summerset just northSpearfish68 min, 57.0 miHill CityAbout 45 minutesRapid Valley22 min, 10.4 mi
Side by side

Black Hawk, Spearfish, Hill City, Rapid Valley

Rows marked as differing are the ones where these do not read alike. Rows without the mark sit on a quiet background because they say the same thing in every column.

Where it sits

Regiondiffers

Black Hawk
Rapid City and the Ellsworth corridor
Spearfish
Northern Hills and I-90
Hill City
Central and Southern Hills
Rapid Valley
Rapid City and the Ellsworth corridor

Countydiffers

Black Hawk
Meade County
Spearfish
Lawrence County
Hill City
Pennington County
Rapid Valley
Pennington County

Jurisdictiondiffers

City versus county decides who provides service and who inspects the work.
Black Hawk
Unincorporated Meade County
Spearfish
Not recorded townwide in this guide. The address decides whether it is city or county ground.
Hill City
Not recorded townwide in this guide. The address decides whether it is city or county ground.
Rapid Valley
Unincorporated. There is no city government. Pennington County is the governing body, and Rapid City's subdivision rules still apply within three miles of the city limits.

Corridordiffers

Black Hawk
I-90
Spearfish
I-90
Hill City
US-16
Rapid Valley
SD 44 and Elk Vale Road

To downtown Rapid Citydiffers

Black Hawk
About 12 to 15 minutesDriving time and distance, off peak.
Spearfish
53 min, 47.8 miDriving time and distance, off peak.
Hill City
About 30 to 35 minutes on US-16Driving time and distance, off peak.
Rapid Valley
11 min, 5.2 miDriving time and distance, off peak.

To Ellsworth AFBdiffers

Black Hawk
About 30 minutes, the same I-90 run as Summerset just northDriving time and distance, off peak.
Spearfish
68 min, 57.0 miDriving time and distance, off peak.
Hill City
About 45 minutesDriving time and distance, off peak.
Rapid Valley
22 min, 10.4 miDriving time and distance, off peak.

Winter drivingdiffers

Black Hawk
The road out front may be maintained publicly or by the neighborhood, so ask who plows before you buy.
Spearfish
Chinook winds off the hills are a genuine feature of winter in this corridor.
Hill City
US-16 is state maintained. The forest roads off it climb, and elevation adds snow to whatever falls in town.
Rapid Valley
Highway 44 and Elk Vale are state and county priorities. Interior subdivision streets are county maintained and clear after the arterials do.

Housing and lots

Typical pricediffers

Black Hawk
Unincorporated, so closings report under Rapid City and Meade County rather than a Black Hawk median. Lot size and outbuildings move the price more than the street does.
Spearfish
$400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 closed sales.
Hill City
Median sold $519,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 13 closed sales.
Rapid Valley
About $350,000 average sold, 274 sales over 12 monthsAverage sold $349,971. Black Hills MLS, single family, 12 months through August 2026, as of August 2026. 274 closed sales.

Housing agediffers

Black Hawk
Mixed street to street, sometimes neighbor to neighbor
Spearfish
Older stock in the middle, edge subdivisions built 1996 to 2023
Hill City
Mixed ages. Older homes near the core, newer construction toward the edges.
Rapid Valley
Mostly late twentieth century through current, with active building on the edges.

New constructiondiffers

Black Hawk
Limited, mostly infill and small projects
Spearfish
New construction remains active on the edges of town, including areas such as Sky Ridge and other newer developments.
Hill City
Limited infill and small-scale new construction occur around Hill City rather than large production neighborhoods.
Rapid Valley
Active, with subdivisions still building

Acreagediffers

Black Hawk
Larger lots and acre properties are part of the Black Hawk market, including properties with room for shops and outbuildings.
Spearfish
Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.
Hill City
Not recorded townwide in this guide. The recorded plat carries the lot size.
Rapid Valley
Some acreage, mostly platted town lots

Typical lotdiffers

Black Hawk
Bigger lots, with shop space and outbuildings normal
Spearfish
Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
Hill City
Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
Rapid Valley
Suburban lots through the core, larger parcels toward Reservoir and Radar Hill Roads.

Covenants and HOAdiffers

Covenants are recorded per plat. The title commitment lists what binds the parcel.
Black Hawk
Recorded covenants on some plats, none on othersRecorded covenants vary by subdivision and should be checked for the specific property.
Spearfish
Recorded covenants on some plats, none on others
Hill City
Not recorded townwide in this guide. Read the recorded documents for the plat.
Rapid Valley
Recorded covenants on some plats, none on others

Utilities and rules

Utility patterndiffers

Black Hawk
Mixed, municipal service in town with well and septic outside it
Spearfish
City water and sewer are typical inside city-served areas. Acreage outside the city can use wells, septic systems or other service arrangements, so utilities should be confirmed by address.
Hill City
Not recorded townwide in this guide. Verify water and sewer service for the address.
Rapid Valley
Utility service varies by address. Rapid Valley Sanitary District serves portions of the area, while properties outside district service may use private wells and septic systems.

Waterdiffers

Black Hawk
Black Hawk Water User District
Spearfish
City water inside the Spearfish limits. Acreage outside the limits runs on a private well or a rural water district.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.
Hill City
Not recorded townwide in this guide. Verify the provider for the address.
Rapid Valley
Rapid Valley Sanitary District, treating Rapid Creek water at its own plant, with the ability to buy treated water from Rapid City at peak demand. Parcels outside the district are on private wells.

Sewerdiffers

Black Hawk
Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic
Spearfish
City sewer inside the Spearfish limits, private septic on acreage outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.
Hill City
Not recorded townwide in this guide. Verify the service for the address.
Rapid Valley
Rapid Valley Sanitary District owns and maintains the collection system, and Rapid City treats the wastewater under an intergovernmental agreement. Parcels outside the district are on private septic.

Fire protectiondiffers

The responding department and the distance to it both affect an insurance quote.
Black Hawk
Not recorded townwide in this guide. Confirm the responding department by address.
Spearfish
Not recorded townwide in this guide. Confirm the responding department by address.
Hill City
Not recorded townwide in this guide. Confirm the responding department by address.
Rapid Valley
Rapid Valley Volunteer Fire Department, which also provides EMS and wildland response.

Short term rentalsdiffers

Black Hawk
No municipal short term rental ordinance, because there is no municipality. State licensing still applies, and the subdivision covenant usually decides.
Spearfish
The city studied rules in 2023 and 2024 and maintains an official short term rental page. Verify the current ordinance first.
Hill City
Existing short term rental rights in residential zones do not transfer when a property sells. That is the trap.
Rapid Valley
Unincorporated Pennington County has no city short-term rental ordinance to comply with, which is not the same as no rules. County zoning and any subdivision covenants still govern, and state licensing applies.

Schools

School districtdiffers

Black Hawk
Rapid City Area Schools 51-4 for most addressesAssignment follows the official boundary for the address. Confirm with the district.
Spearfish
Spearfish School District 40-2Assignment follows the official boundary for the address. Confirm with the district.
Hill City
Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.
Rapid Valley
Mostly Rapid City Area School District 51-4, with portions in Douglas 51-1Assignment follows the official boundary for the address. Confirm with the district.

Daily errands

Groceriesdiffers

Black Hawk
No full-service grocery store is in Black Hawk. Most larger grocery trips go into Rapid City.
Spearfish
Full-service grocery options in town include Walmart, Safeway and Lueders Food Centers.
Hill City
Krull's Market is a full-service grocery store in town.
Rapid Valley
Retail and everyday shopping run along Highway 44 on the southern edge, with additional grocery options a few minutes west in Rapid City.

Healthcarediffers

Black Hawk
Monument Health Rapid City Hospital
Spearfish
Monument Health Spearfish Hospital and outpatient clinics are in town.
Hill City
Monument Health has a clinic in Hill City. Hospital-level care is in Rapid City, roughly 30 to 35 minutes away in clear conditions.
Rapid Valley
Monument Health Rapid Valley Clinic provides primary and urgent care in the community. Hospital-level care is in Rapid City.

Recreationdiffers

Black Hawk
Piedmont and the Stagebarn area are just north, with the central hills close enough for a half day.
Spearfish
D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.
Hill City
The 1880 Train departs downtown, Crazy Horse Memorial is about 12 miles away, and Stone Faces Winery and Naked Winery are close.
Rapid Valley
Rapid Creek, the county parks east of town, and everything the Hills offer half an hour west.

Mapped subdivisions

Outlines on filediffers

Black Hawk
12 mapped outlines, 5 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
Spearfish
25 mapped outlines, 13 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
Hill City
No recorded subdivision outlines drawn for this community yet.
Rapid Valley
No recorded subdivision outlines drawn for this community yet.

The trade

Housing and patterndiffers

Black Hawk
Unincorporated foothills pockets where lot size, home age and outbuildings change from one parcel to the next.
Spearfish
A university town with a walkable middle, growing fast enough that new construction has moved to the edges.
Hill City
A small mountain main street that triples every summer and empties out by October, with the 1880 Train leaving from downtown.
Rapid Valley
The region's largest unincorporated community: suburban streets, high ownership, county government.

What you gaindiffers

Black Hawk
Bigger lots, room for a shop, and about 12 to 15 minutes to downtown Rapid City, without a city hall setting the local rules.
Spearfish
A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer.
Hill City
Main Street in the middle of the central hills, the Mickelson Trail through town, Sylvan Lake and Crazy Horse a short drive, and 30 to 35 minutes to Rapid City on US-16.
Rapid Valley
Rapid City schools and a five mile commute without Rapid City property taxes, plus a walk-in clinic in the neighborhood.

What you give updiffers

Black Hawk
There is no city hall, so the subdivision covenant decides what you can build or rent, and water, sewer and road maintenance all change parcel to parcel.
Spearfish
The highest median sold price of the region's higher volume markets at $475,000 across 199 sales, and Rapid City is 53 minutes on the interstate with the Ellsworth gate 68.
Hill City
Rental rights do not survive a sale, and only 13 homes closed here in twelve months, so pricing rests on a small sample.
Rapid Valley
No city services, a sanitary district bill instead of a city utility bill, and an annexation line that only the parcel record can settle.
Where this comes from

Commute figures are driving times off peak, from the community guide each card links to. Median sold prices come from the MLS, and each figure carries its own source, window and closing count, because Sturgis, Spearfish and the northern hills report through a different MLS than Rapid City. Under five closings there is no median, and the price row says so. Five to nine closings carries a small sample note. School districts follow the official boundary for the address, and the district office is the only place to confirm an assignment. Short term rental lines are summaries. Read the guide and the current ordinance before you count on rental income.

The filters use these definitions: under $400k is the MLS sold figure for the town, a median where one is published and otherwise the average sold, comes in under $400,000; close to ellsworth is 25 minutes or less to the Ellsworth main gate; close to rapid city is 20 minutes or less to downtown Rapid City; short commute is 15 minutes or less to either downtown Rapid City or the Ellsworth gate; new construction available is the guide establishes active or limited new construction; acreage available is acreage is common or present in the guide; city water and sewer is city water and sewer across the community; smaller market is fewer than 100 closed single family sales in the trailing twelve months; more rural is acreage is common, or water and sewer are not municipal throughout; established housing is the guide classifies the housing stock as established, meaning largely pre 2000; newer housing is the guide classifies a meaningful share of the housing stock as 2000s or later.

Every row here is a townwide summary and a single parcel can read differently. Buyer due diligence should include verifying water and sewer service, school assignment, recorded covenants and HOA obligations, rental rules, legal access, insurance availability and which jurisdiction inspects and permits the work, for the exact address. Confirm with the city or county, the utility or district, the school district office, the title company and your insurer as applicable.

Last updated August 2026

Contact

Want to talk through the tradeoffs?

Two towns can look identical in a table and feel nothing alike on a Tuesday night in February. Call or text and tell me which rows above are the ones you cannot live with, and we can work the list down from there.

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