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.

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3 of 25 communities

Under $400k Close to Ellsworth Close to Rapid City Short commute New construction available Acreage available City water and sewer Smaller market More rural Established housing Newer housing Clear filters Clear everything

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

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The five facts that decide a shortlist

Find a community

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.

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.
Selected 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.
4 is the most that fits. Drop one first.Guide

What changes

Between Black Hawk, Summerset, Box Elder, Spearfish

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 corridorSummersetRapid City and the Ellsworth corridorBox ElderRapid City and the Ellsworth corridorSpearfishNorthern Hills and I-90
County: Black HawkMeade CountySummersetMeade CountyBox ElderPennington CountySpearfishLawrence County
Jurisdiction: Black HawkUnincorporated Meade CountySummersetCity of Summerset, incorporated July 2005Box ElderCity of Box ElderSpearfishNot recorded townwide in this guide. The address decides whether it is city or county ground.
To downtown Rapid City: Black HawkAbout 12 to 15 minutesSummerset15 min, 10.0 miBox Elder19 min, 10.9 miSpearfish53 min, 47.8 mi
To Ellsworth AFB: Black HawkAbout 30 minutes, the same I-90 run as Summerset just northSummerset30 min, 19.2 miBox Elder9 min, 2.3 miSpearfish68 min, 57.0 mi
Winter driving: Black HawkThe road out front may be maintained publicly or by the neighborhood, so ask who plows before you buy.SummersetThe commute is I-90, so winter driving here is interstate driving rather than a two lane canyon road.Box ElderI-90 is state maintained and the city clears the newer plats. Box Elder publishes no plow priority map, so ask a neighbor how the street clears after a real storm.SpearfishChinook winds off the hills are a genuine feature of winter in this corridor.

Side by side

Black Hawk, Summerset, Box Elder, Spearfish

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.

The selected Black Hills communities compared on location, housing, utilities, schools, daily errands, mapped subdivisions and the trade each one asks for
Attribute	Rapid City and the Ellsworth corridorBlack Hawk	Rapid City and the Ellsworth corridorSummerset	Rapid City and the Ellsworth corridorBox Elder	Northern Hills and I-90Spearfish
Where it sits
Regiondiffers	Rapid City and the Ellsworth corridor	Rapid City and the Ellsworth corridor	Rapid City and the Ellsworth corridor	Northern Hills and I-90
Countydiffers	Meade County	Meade County	Pennington County	Lawrence County
JurisdictiondiffersCity versus county decides who provides service and who inspects the work.	Unincorporated Meade County	City of Summerset, incorporated July 2005	City of Box Elder	Not recorded townwide in this guide. The address decides whether it is city or county ground.
Corridor	I-90	I-90	I-90	I-90
To downtown Rapid Citydiffers	About 12 to 15 minutesDriving time and distance, off peak.	15 min, 10.0 miDriving time and distance, off peak.	19 min, 10.9 miDriving time and distance, off peak.	53 min, 47.8 miDriving time and distance, off peak.
To Ellsworth AFBdiffers	About 30 minutes, the same I-90 run as Summerset just northDriving time and distance, off peak.	30 min, 19.2 miDriving time and distance, off peak.	9 min, 2.3 miDriving time and distance, off peak.	68 min, 57.0 miDriving time and distance, off peak.
Winter drivingdiffers	The road out front may be maintained publicly or by the neighborhood, so ask who plows before you buy.	The commute is I-90, so winter driving here is interstate driving rather than a two lane canyon road.	I-90 is state maintained and the city clears the newer plats. Box Elder publishes no plow priority map, so ask a neighbor how the street clears after a real storm.	Chinook winds off the hills are a genuine feature of winter in this corridor.
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.	Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.	$340k to $400kMedian sold $367,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 235 closed sales.	$400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 closed sales.
Housing agediffers	Mixed street to street, sometimes neighbor to neighbor	Mostly 2000s to present	Heavily new construction since the B-21 announcement	Older stock in the middle, edge subdivisions built 1996 to 2023
New constructiondiffers	Limited, mostly infill and small projects	Limited, mostly infill and small projects	Active, with subdivisions still building	New construction remains active on the edges of town, including areas such as Sky Ridge and other newer developments.
Acreagediffers	Larger lots and acre properties are part of the Black Hawk market, including properties with room for shops and outbuildings.	Not recorded townwide in this guide. The recorded plat carries the lot size.	Not recorded townwide in this guide. The recorded plat carries the lot size.	Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.
Typical lotdiffers	Bigger lots, with shop space and outbuildings normal	Wide lots on new streets	Small city lots, about 0.15 to 0.18 acres in the newer plats	Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
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.	Recorded covenants on some plats, none on others	Not recorded townwide in this guide. Read the recorded documents for the plat.	Recorded covenants on some plats, none on others
Utilities and rules
Utility patterndiffers	Mixed, municipal service in town with well and septic outside it	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.	City water and sewer inside the limits	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.
Waterdiffers	Black Hawk Water User District	Black Hawk Water User District, or Diamond D Water in Sun Valley	City of Box Elder municipal	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.
Sewerdiffers	Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic	City of Summerset	City of Box Elder municipal	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.
Short term rentalsdiffers	No municipal short term rental ordinance, because there is no municipality. State licensing still applies, and the subdivision covenant usually decides.	The thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.	A verify first town for rental plans, with one specific misconception the guide clears up.	The city studied rules in 2023 and 2024 and maintains an official short term rental page. Verify the current ordinance first.
Schools
School districtdiffers	Rapid City Area Schools 51-4 for most addressesAssignment follows the official boundary for the address. Confirm with the 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.	Douglas School District 51-1Assignment follows the official boundary for the address. Confirm with the district.	Spearfish School District 40-2Assignment 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.	Not recorded in this guide. Check what is open near the address.	Lynn's Dakotamart is a full-service grocery store in town.	Full-service grocery options in town include Walmart, Safeway and Lueders Food Centers.
Healthcarediffers	Monument Health Rapid City Hospital	Hospital-level care is in Rapid City, about 15 minutes south.	Monument Health Box Elder Clinic provides primary and urgent care in town. Hospital-level care is in Rapid City.	Monument Health Spearfish Hospital and outpatient clinics are in town.
Recreationdiffers	Piedmont and the Stagebarn area are just north, with the central hills close enough for a half day.	Leisure Lane, Steamboat and Castlewood parks are the everyday recreation. Leisure Lane is the big one, with playgrounds, basketball, picnic shelters, open grass and the community garden.	The Liberty Center, the city park and ballfield network, and the South Dakota Air and Space Museum are the in-town recreation. The Badlands are a day trip, not your neighborhood park.	D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.
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.	2 mapped outlines, 2 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.	16 mapped outlines, 3 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.	25 mapped outlines, 13 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
The trade
Housing and patterndiffers	Unincorporated foothills pockets where lot size, home age and outbuildings change from one parcel to the next.	New streets and builder inventory, with Highlands at Norman Ranch adding over 100 first phase homesites across more than 300 acres.	A young city building its first downtown at Liberty Plaza on 110 acres, with roughly 800 residential units planned.	A university town with a walkable middle, growing fast enough that new construction has moved to the edges.
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.	Newer houses on city sewer with Hills views at a price central Rapid City does not offer, and Highlands at Norman Ranch is still selling first phase homesites.	The Ellsworth main gate is in town, 9 minutes from most addresses, on city water and sewer, with the region's newest housing pipeline.	A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer.
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.	You are fifteen minutes out from most of Rapid City's services and you drive I-90 to get to them in the winter. The city is also split between Meade 46-1 and Rapid City Area Schools 51-4, so the district follows the address.	Comparable sales run thin inside brand new subdivisions and builder incentives move the effective price without moving the list price. I-90 fills at shift change, and the flight line is close enough that you hear it.	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.

Rapid City and the Ellsworth corridorBlack Hawk
Rapid City and the Ellsworth corridorSummerset
Rapid City and the Ellsworth corridorBox Elder
Northern Hills and I-90Spearfish

Where it sits

Regiondiffers

Black Hawk: Rapid City and the Ellsworth corridor
Summerset: Rapid City and the Ellsworth corridor
Box Elder: Rapid City and the Ellsworth corridor
Spearfish: Northern Hills and I-90

Countydiffers

Black Hawk: Meade County
Summerset: Meade County
Box Elder: Pennington County
Spearfish: Lawrence County

Jurisdictiondiffers

City versus county decides who provides service and who inspects the work.

Black Hawk: Unincorporated Meade County
Summerset: City of Summerset, incorporated July 2005
Box Elder: City of Box Elder
Spearfish: Not recorded townwide in this guide. The address decides whether it is city or county ground.

Corridor

Black Hawk: I-90
Summerset: I-90
Box Elder: I-90
Spearfish: I-90

To downtown Rapid Citydiffers

Black Hawk: About 12 to 15 minutesDriving time and distance, off peak.
Summerset: 15 min, 10.0 miDriving time and distance, off peak.
Box Elder: 19 min, 10.9 miDriving time and distance, off peak.
Spearfish: 53 min, 47.8 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.
Summerset: 30 min, 19.2 miDriving time and distance, off peak.
Box Elder: 9 min, 2.3 miDriving time and distance, off peak.
Spearfish: 68 min, 57.0 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.
Summerset: The commute is I-90, so winter driving here is interstate driving rather than a two lane canyon road.
Box Elder: I-90 is state maintained and the city clears the newer plats. Box Elder publishes no plow priority map, so ask a neighbor how the street clears after a real storm.
Spearfish: Chinook winds off the hills are a genuine feature of winter in this corridor.

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.
Summerset: Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.
Box Elder: $340k to $400kMedian sold $367,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 235 closed sales.
Spearfish: $400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 closed sales.

Housing agediffers

Black Hawk: Mixed street to street, sometimes neighbor to neighbor
Summerset: Mostly 2000s to present
Box Elder: Heavily new construction since the B-21 announcement
Spearfish: Older stock in the middle, edge subdivisions built 1996 to 2023

New constructiondiffers

Black Hawk: Limited, mostly infill and small projects
Summerset: Limited, mostly infill and small projects
Box Elder: Active, with subdivisions still building
Spearfish: New construction remains active on the edges of town, including areas such as Sky Ridge and other newer developments.

Acreagediffers

Black Hawk: Larger lots and acre properties are part of the Black Hawk market, including properties with room for shops and outbuildings.
Summerset: Not recorded townwide in this guide. The recorded plat carries the lot size.
Box Elder: Not recorded townwide in this guide. The recorded plat carries the lot size.
Spearfish: Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.

Typical lotdiffers

Black Hawk: Bigger lots, with shop space and outbuildings normal
Summerset: Wide lots on new streets
Box Elder: Small city lots, about 0.15 to 0.18 acres in the newer plats
Spearfish: Not recorded townwide in this guide. The recorded plat carries the lot dimensions.

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.
Summerset: Recorded covenants on some plats, none on others
Box Elder: Not recorded townwide in this guide. Read the recorded documents for the plat.
Spearfish: 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
Summerset: 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.
Box Elder: City water and sewer inside the limits
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.

Waterdiffers

Black Hawk: Black Hawk Water User District
Summerset: Black Hawk Water User District, or Diamond D Water in Sun Valley
Box Elder: City of Box Elder municipal
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.

Sewerdiffers

Black Hawk: Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic
Summerset: City of Summerset
Box Elder: City of Box Elder municipal
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.

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.
Summerset: The thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.
Box Elder: A verify first town for rental plans, with one specific misconception the guide clears up.
Spearfish: The city studied rules in 2023 and 2024 and maintains an official short term rental page. Verify the current ordinance first.

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.
Summerset: 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.
Box Elder: Douglas School District 51-1Assignment 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.

Daily errands

Groceriesdiffers

Black Hawk: No full-service grocery store is in Black Hawk. Most larger grocery trips go into Rapid City.
Summerset: Not recorded in this guide. Check what is open near the address.
Box Elder: Lynn's Dakotamart is a full-service grocery store in town.
Spearfish: Full-service grocery options in town include Walmart, Safeway and Lueders Food Centers.

Healthcarediffers

Black Hawk: Monument Health Rapid City Hospital
Summerset: Hospital-level care is in Rapid City, about 15 minutes south.
Box Elder: Monument Health Box Elder Clinic provides primary and urgent care in town. Hospital-level care is in Rapid City.
Spearfish: Monument Health Spearfish Hospital and outpatient clinics are in town.

Recreationdiffers

Black Hawk: Piedmont and the Stagebarn area are just north, with the central hills close enough for a half day.
Summerset: Leisure Lane, Steamboat and Castlewood parks are the everyday recreation. Leisure Lane is the big one, with playgrounds, basketball, picnic shelters, open grass and the community garden.
Box Elder: The Liberty Center, the city park and ballfield network, and the South Dakota Air and Space Museum are the in-town recreation. The Badlands are a day trip, not your neighborhood park.
Spearfish: D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.

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.
Summerset: 2 mapped outlines, 2 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
Box Elder: 16 mapped outlines, 3 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.

The trade

Housing and patterndiffers

Black Hawk: Unincorporated foothills pockets where lot size, home age and outbuildings change from one parcel to the next.
Summerset: New streets and builder inventory, with Highlands at Norman Ranch adding over 100 first phase homesites across more than 300 acres.
Box Elder: A young city building its first downtown at Liberty Plaza on 110 acres, with roughly 800 residential units planned.
Spearfish: A university town with a walkable middle, growing fast enough that new construction has moved to the edges.

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.
Summerset: Newer houses on city sewer with Hills views at a price central Rapid City does not offer, and Highlands at Norman Ranch is still selling first phase homesites.
Box Elder: The Ellsworth main gate is in town, 9 minutes from most addresses, on city water and sewer, with the region's newest housing pipeline.
Spearfish: A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer.

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.
Summerset: You are fifteen minutes out from most of Rapid City's services and you drive I-90 to get to them in the winter. The city is also split between Meade 46-1 and Rapid City Area Schools 51-4, so the district follows the address.
Box Elder: Comparable sales run thin inside brand new subdivisions and builder incentives move the effective price without moving the list price. I-90 fills at shift change, and the flight line is close enough that you hear it.
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.

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

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