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.
1 of 25 communities
Price filters only consider communities with a published trailing twelve month median, so towns without one do not appear in a price filter.
The five facts that decide a shortlist
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.
- 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.
Between Black Hawk, Sturgis, Edgemont
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 corridorSturgisNorthern Hills and I-90EdgemontCentral and Southern Hills
- County
- Black HawkMeade CountySturgisMeade CountyEdgemontFall River County
- Jurisdiction
- Black HawkUnincorporated Meade CountySturgisNot recorded townwide in this guide. The address decides whether it is city or county ground.EdgemontIncorporated city of Edgemont, with Fall River County outside the limits.
- Corridor
- Black HawkI-90SturgisI-90EdgemontUS 18 and SD 471
- To downtown Rapid City
- Black HawkAbout 12 to 15 minutesSturgis33 min, 28.9 miEdgemontAbout 100 miles northeast
- To Ellsworth AFB
- Black HawkAbout 30 minutes, the same I-90 run as Summerset just northSturgis48 min, 38.2 miEdgemontAbout 110 miles
Black Hawk, Sturgis, Edgemont
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.
| Attribute | Central and Southern HillsEdgemont | ||
|---|---|---|---|
| Where it sits | |||
| Regiondiffers | Rapid City and the Ellsworth corridor | Northern Hills and I-90 | Central and Southern Hills |
| Countydiffers | Meade County | Meade County | Fall River County |
| JurisdictiondiffersCity versus county decides who provides service and who inspects the work. | Unincorporated Meade County | Not recorded townwide in this guide. The address decides whether it is city or county ground. | Incorporated city of Edgemont, with Fall River County outside the limits. |
| Corridordiffers | I-90 | I-90 | US 18 and SD 471 |
| To downtown Rapid Citydiffers | About 12 to 15 minutesDriving time and distance, off peak. | 33 min, 28.9 miDriving time and distance, off peak. | About 100 miles northeastDistance only. Drive time is not measured for this community, so time it from the parcel. |
| To Ellsworth AFBdiffers | About 30 minutes, the same I-90 run as Summerset just northDriving time and distance, off peak. | 48 min, 38.2 miDriving time and distance, off peak. | About 110 milesDistance only. Drive time is not measured for this community, so time it from the parcel. |
| Winter drivingdiffers | The road out front may be maintained publicly or by the neighborhood, so ask who plows before you buy. | I-90 is state maintained and the city clears its own streets. The county roads out past the edges clear later. | Cold semi-arid country with a recorded low of 40 below. US 18 is the lifeline and it is a long way to anywhere in a storm. |
| Housing and lots | |||
| Typical pricediffers | 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. | $300k to $450kMedian sold $365,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 97 closed sales. | 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. |
| Housing agediffers | Mixed street to street, sometimes neighbor to neighbor | Older near the core, newer on the edges | An 1890 railroad town, so mostly older stock, with about a quarter of units vacant at the 2020 count. |
| New constructiondiffers | Limited, mostly infill and small projects | Limited, mostly infill and small projects | None underway |
| Acreagediffers | Larger lots and acre properties are part of the Black Hawk market, including properties with room for shops and outbuildings. | Acreage becomes more common outside the city core, including areas east of Sturgis and along the surrounding canyon and prairie corridors. | Acreage parcels are common here |
| Typical lotdiffers | Bigger lots, with shop space and outbuildings normal | Not recorded townwide in this guide. The recorded plat carries the lot dimensions. | Town lots inside the limits, ranch scale outside them. |
| Covenants and HOAdiffersCovenants are recorded per plat. The title commitment lists what binds the parcel. | Recorded covenants on some plats, none on othersRecorded covenants vary by subdivision and should be checked for the specific property. | Not recorded townwide in this guide. Read the recorded documents for the plat. | Few plats here carry recorded covenants |
| Utilities and rules | |||
| Utility patterndiffers | Mixed, municipal service in town with well and septic outside it | Not recorded townwide in this guide. Verify water and sewer service for the address. | City water and sewer inside the limits |
| Waterdiffers | Black Hawk Water User District | Not recorded townwide in this guide. Verify the provider for the address. | City of Edgemont municipal water. Rural parcels are on private wells. |
| Sewerdiffers | Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic | Not recorded townwide in this guide. Verify the service for the address. | City sewer inside the limits, with private septic on rural parcels. |
| Short term rentalsdiffers | No municipal short term rental ordinance, because there is no municipality. State licensing still applies, and the subdivision covenant usually decides. | No short term rental licensing ordinance. What the city does regulate is residential camping during the Rally. | Edgemont is not a tourism town. Short-term rental demand here is work crews, hunting season and Rally traffic passing through, not visitors staying to see something. |
| Schools | |||
| School districtdiffers | Rapid City Area Schools 51-4 for most addressesAssignment follows the official boundary for the address. Confirm with the district. | Meade School District 46-1Assignment follows the official boundary for the address. Confirm with the district. | Edgemont School District 23-1Assignment follows the official boundary for the address. Confirm with the district. |
| Daily errands | |||
| Groceriesdiffers | No full-service grocery store is in Black Hawk. Most larger grocery trips go into Rapid City. | Lynn's Dakotamart is a full-service grocery store in town. | Small-town grocery and convenience in Edgemont, with Hot Springs about 35 miles east for more. |
| Healthcarediffers | Monument Health Rapid City Hospital | Monument Health Sturgis Hospital and clinic are in town. | No hospital in town. Fall River Health Services in Hot Springs is a 25 bed critical access hospital with a 24 hour emergency department. |
| Recreationdiffers | Piedmont and the Stagebarn area are just north, with the central hills close enough for a half day. | Bear Butte State Park, Fort Meade Recreation Area and the Sturgis Motorcycle Museum, with the northern hills toward Spearfish and Deadwood close. | The hundred-year-old city park, the campground, the Elk Mountains and open country in every direction. |
| Mapped subdivisions | |||
| Outlines on filediffers | 12 mapped outlines, 5 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls. | 9 mapped outlines, 8 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls. | No recorded subdivision outlines drawn for this community yet. |
| The trade | |||
| Housing and patterndiffers | Unincorporated foothills pockets where lot size, home age and outbuildings change from one parcel to the next. | A full Main Street town with its own grocery, hospital and high school, and Bear Butte on the horizon. | A working BNSF crew-change town founded in 1890, at the far southern edge of the Hills below the Elk Mountains. |
| What you gaindiffers | Bigger lots, room for a shop, and about 12 to 15 minutes to downtown Rapid City, without a city hall setting the local rules. | A town that stands on its own, grocery, hospital and high school inside it, at a price per square foot below Rapid City. | More town per dollar than anywhere else in the region, with its own school district and city utilities. |
| What you give updiffers | 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. | Half an hour of interstate each way to Rapid City, and for the first two weeks of August the Rally is your town. | A hundred miles from Rapid City, 35 from a hospital, with two unresolved questions hanging over the local economy. |
- Central and Southern HillsEdgemont
Where it sits
Regiondiffers
- Black Hawk
- Rapid City and the Ellsworth corridor
- Sturgis
- Northern Hills and I-90
- Edgemont
- Central and Southern Hills
Countydiffers
- Black Hawk
- Meade County
- Sturgis
- Meade County
- Edgemont
- Fall River County
Jurisdictiondiffers
City versus county decides who provides service and who inspects the work.- Black Hawk
- Unincorporated Meade County
- Sturgis
- Not recorded townwide in this guide. The address decides whether it is city or county ground.
- Edgemont
- Incorporated city of Edgemont, with Fall River County outside the limits.
Corridordiffers
- Black Hawk
- I-90
- Sturgis
- I-90
- Edgemont
- US 18 and SD 471
To downtown Rapid Citydiffers
- Black Hawk
- About 12 to 15 minutesDriving time and distance, off peak.
- Sturgis
- 33 min, 28.9 miDriving time and distance, off peak.
- Edgemont
- About 100 miles northeastDistance only. Drive time is not measured for this community, so time it from the parcel.
To Ellsworth AFBdiffers
- Black Hawk
- About 30 minutes, the same I-90 run as Summerset just northDriving time and distance, off peak.
- Sturgis
- 48 min, 38.2 miDriving time and distance, off peak.
- Edgemont
- About 110 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
Winter drivingdiffers
- Black Hawk
- The road out front may be maintained publicly or by the neighborhood, so ask who plows before you buy.
- Sturgis
- I-90 is state maintained and the city clears its own streets. The county roads out past the edges clear later.
- Edgemont
- Cold semi-arid country with a recorded low of 40 below. US 18 is the lifeline and it is a long way to anywhere in a storm.
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.
- Sturgis
- $300k to $450kMedian sold $365,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 97 closed sales.
- Edgemont
- 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.
Housing agediffers
- Black Hawk
- Mixed street to street, sometimes neighbor to neighbor
- Sturgis
- Older near the core, newer on the edges
- Edgemont
- An 1890 railroad town, so mostly older stock, with about a quarter of units vacant at the 2020 count.
New constructiondiffers
- Black Hawk
- Limited, mostly infill and small projects
- Sturgis
- Limited, mostly infill and small projects
- Edgemont
- None underway
Acreagediffers
- Black Hawk
- Larger lots and acre properties are part of the Black Hawk market, including properties with room for shops and outbuildings.
- Sturgis
- Acreage becomes more common outside the city core, including areas east of Sturgis and along the surrounding canyon and prairie corridors.
- Edgemont
- Acreage parcels are common here
Typical lotdiffers
- Black Hawk
- Bigger lots, with shop space and outbuildings normal
- Sturgis
- Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
- Edgemont
- Town lots inside the limits, ranch scale outside them.
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.
- Sturgis
- Not recorded townwide in this guide. Read the recorded documents for the plat.
- Edgemont
- Few plats here carry recorded covenants
Utilities and rules
Utility patterndiffers
- Black Hawk
- Mixed, municipal service in town with well and septic outside it
- Sturgis
- Not recorded townwide in this guide. Verify water and sewer service for the address.
- Edgemont
- City water and sewer inside the limits
Waterdiffers
- Black Hawk
- Black Hawk Water User District
- Sturgis
- Not recorded townwide in this guide. Verify the provider for the address.
- Edgemont
- City of Edgemont municipal water. Rural parcels 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
- Sturgis
- Not recorded townwide in this guide. Verify the service for the address.
- Edgemont
- City sewer inside the limits, with private septic on rural parcels.
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.
- Sturgis
- No short term rental licensing ordinance. What the city does regulate is residential camping during the Rally.
- Edgemont
- Edgemont is not a tourism town. Short-term rental demand here is work crews, hunting season and Rally traffic passing through, not visitors staying to see something.
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.
- Sturgis
- Meade School District 46-1Assignment follows the official boundary for the address. Confirm with the district.
- Edgemont
- Edgemont School District 23-1Assignment 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.
- Sturgis
- Lynn's Dakotamart is a full-service grocery store in town.
- Edgemont
- Small-town grocery and convenience in Edgemont, with Hot Springs about 35 miles east for more.
Healthcarediffers
- Black Hawk
- Monument Health Rapid City Hospital
- Sturgis
- Monument Health Sturgis Hospital and clinic are in town.
- Edgemont
- No hospital in town. Fall River Health Services in Hot Springs is a 25 bed critical access hospital with a 24 hour emergency department.
Recreationdiffers
- Black Hawk
- Piedmont and the Stagebarn area are just north, with the central hills close enough for a half day.
- Sturgis
- Bear Butte State Park, Fort Meade Recreation Area and the Sturgis Motorcycle Museum, with the northern hills toward Spearfish and Deadwood close.
- Edgemont
- The hundred-year-old city park, the campground, the Elk Mountains and open country in every direction.
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.
- Sturgis
- 9 mapped outlines, 8 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
- Edgemont
- 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.
- Sturgis
- A full Main Street town with its own grocery, hospital and high school, and Bear Butte on the horizon.
- Edgemont
- A working BNSF crew-change town founded in 1890, at the far southern edge of the Hills below the Elk Mountains.
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.
- Sturgis
- A town that stands on its own, grocery, hospital and high school inside it, at a price per square foot below Rapid City.
- Edgemont
- More town per dollar than anywhere else in the region, with its own school district and city utilities.
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.
- Sturgis
- Half an hour of interstate each way to Rapid City, and for the first two weeks of August the Rally is your town.
- Edgemont
- A hundred miles from Rapid City, 35 from a hospital, with two unresolved questions hanging over the local economy.
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
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.
Considering a home here?
Send the address and we can talk it through. The details that change from one property to the next are jurisdiction, water and sewer, the school the district assigns, covenants, road maintenance and the rest of what never shows up on a listing.