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.
5 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
- 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.
- 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.
- 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.
- 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.
- 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.
Between Buffalo Gap, Hill City
The rows below are the ones where these do not read the same. Ordered as the table runs, not by importance.
- County
- Buffalo GapCuster CountyHill CityPennington County
- Jurisdiction
- Buffalo GapIncorporated town of Buffalo Gap, with Custer County outside the limits.Hill CityNot recorded townwide in this guide. The address decides whether it is city or county ground.
- Corridor
- Buffalo GapSD 79Hill CityUS-16
- To downtown Rapid City
- Buffalo GapAbout 45 miles, roughly 56 minutesHill CityAbout 30 to 35 minutes on US-16
- To Ellsworth AFB
- Buffalo GapAbout 55 milesHill CityAbout 45 minutes
- Winter driving
- Buffalo GapHighway 79 is state maintained and is the connection to Hot Springs and Rapid City. Off it, this is open prairie with blowing snow.Hill CityUS-16 is state maintained. The forest roads off it climb, and elevation adds snow to whatever falls in town.
Buffalo Gap, Hill City
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 HillsBuffalo Gap | Central and Southern HillsHill City |
|---|---|---|
| Where it sits | ||
| Region | Central and Southern Hills | Central and Southern Hills |
| Countydiffers | Custer County | Pennington County |
| JurisdictiondiffersCity versus county decides who provides service and who inspects the work. | Incorporated town of Buffalo Gap, with Custer County outside the limits. | Not recorded townwide in this guide. The address decides whether it is city or county ground. |
| Corridordiffers | SD 79 | US-16 |
| To downtown Rapid Citydiffers | About 45 miles, roughly 56 minutesDriving time and distance, off peak. | About 30 to 35 minutes on US-16Driving time and distance, off peak. |
| To Ellsworth AFBdiffers | About 55 milesDistance only. Drive time is not measured for this community, so time it from the parcel. | About 45 minutesDriving time and distance, off peak. |
| Winter drivingdiffers | Highway 79 is state maintained and is the connection to Hot Springs and Rapid City. Off it, this is open prairie with blowing snow. | US-16 is state maintained. The forest roads off it climb, and elevation adds snow to whatever falls in town. |
| Housing and lots | ||
| Typical pricediffers | 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. | Median sold $519,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 13 closed sales. |
| Housing agediffers | An 1885 to 1939 historic core with an aging housing stock and about a fifth of units vacant. | Mixed ages. Older homes near the core, newer construction toward the edges. |
| New constructiondiffers | None underway | Limited infill and small-scale new construction occur around Hill City rather than large production neighborhoods. |
| Acreagediffers | Acreage parcels are common here | Not recorded townwide in this guide. The recorded plat carries the lot size. |
| Typical lotdiffers | A handful of historic townsite lots, with grassland and ranch ground around them. | 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. | Few plats here carry recorded covenants | Not recorded townwide in this guide. Read the recorded documents for the plat. |
| 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. |
| Waterdiffers | Town of Buffalo Gap municipal water from a single well, serving about 93 connections. Rural parcels are on private wells. | Not recorded townwide in this guide. Verify the provider for the address. |
| Sewerdiffers | Not documented in the public record. There is no municipal wastewater project or discharge permit on file that I could find. Confirm with the town finance officer before assuming either town sewer or septic. | Not recorded townwide in this guide. Verify the service for the address. |
| Short term rentalsdiffers | This is hunting and grassland country rather than a tourism corridor. Demand is seasonal and specific. | Existing short term rental rights in residential zones do not transfer when a property sells. That is the trap. |
| Schools | ||
| School districtdiffers | Hot Springs School District 23-2, despite the town being in Custer CountyAssignment follows the official boundary for the address. Confirm with the district. | Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district. |
| Daily errands | ||
| Groceriesdiffers | Nothing full service in town. Hot Springs, about 14 miles south, is where errands happen. | Krull's Market is a full-service grocery store in town. |
| Healthcarediffers | Fall River Health Services in Hot Springs, a 25 bed critical access hospital with a 24 hour emergency department and a rural health clinic, about 18 minutes away. | Monument Health has a clinic in Hill City. Hospital-level care is in Rapid City, roughly 30 to 35 minutes away in clear conditions. |
| Recreationdiffers | Buffalo Gap National Grassland, hunting, rock collecting and OHV country, with the Cheyenne River nearby. | The 1880 Train departs downtown, Crazy Horse Memorial is about 12 miles away, and Stone Faces Winery and Naked Winery are close. |
| The trade | ||
| Housing and patterndiffers | A nearly intact turn-of-the-century western streetscape on the National Register, mostly quiet, at the gate to the grassland. | A small mountain main street that triples every summer and empties out by October, with the 1880 Train leaving from downtown. |
| What you gaindiffers | Eighteen minutes from the hospital in Hot Springs, with 600,000 acres of grassland out the door and one MLS closing in two years to price from. | 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. |
| What you give updiffers | No school, no store and no services in town, an aging water system with an open compliance item, and an undocumented sewer situation. | Rental rights do not survive a sale, and only 13 homes closed here in twelve months, so pricing rests on a small sample. |
- Central and Southern HillsBuffalo Gap
- Central and Southern HillsHill City
Where it sits
Region
- Buffalo Gap
- Central and Southern Hills
- Hill City
- Central and Southern Hills
Countydiffers
- Buffalo Gap
- Custer County
- Hill City
- Pennington County
Jurisdictiondiffers
City versus county decides who provides service and who inspects the work.- Buffalo Gap
- Incorporated town of Buffalo Gap, with Custer County outside the limits.
- Hill City
- Not recorded townwide in this guide. The address decides whether it is city or county ground.
Corridordiffers
- Buffalo Gap
- SD 79
- Hill City
- US-16
To downtown Rapid Citydiffers
- Buffalo Gap
- About 45 miles, roughly 56 minutesDriving time and distance, off peak.
- Hill City
- About 30 to 35 minutes on US-16Driving time and distance, off peak.
To Ellsworth AFBdiffers
- Buffalo Gap
- About 55 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
- Hill City
- About 45 minutesDriving time and distance, off peak.
Winter drivingdiffers
- Buffalo Gap
- Highway 79 is state maintained and is the connection to Hot Springs and Rapid City. Off it, this is open prairie with blowing snow.
- Hill City
- US-16 is state maintained. The forest roads off it climb, and elevation adds snow to whatever falls in town.
Housing and lots
Typical pricediffers
- Buffalo Gap
- 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.
- Hill City
- Median sold $519,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 13 closed sales.
Housing agediffers
- Buffalo Gap
- An 1885 to 1939 historic core with an aging housing stock and about a fifth of units vacant.
- Hill City
- Mixed ages. Older homes near the core, newer construction toward the edges.
New constructiondiffers
- Buffalo Gap
- None underway
- Hill City
- Limited infill and small-scale new construction occur around Hill City rather than large production neighborhoods.
Acreagediffers
- Buffalo Gap
- Acreage parcels are common here
- Hill City
- Not recorded townwide in this guide. The recorded plat carries the lot size.
Typical lotdiffers
- Buffalo Gap
- A handful of historic townsite lots, with grassland and ranch ground around them.
- Hill City
- 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.- Buffalo Gap
- Few plats here carry recorded covenants
- Hill City
- Not recorded townwide in this guide. Read the recorded documents for the plat.
Utilities and rules
Utility patterndiffers
- Buffalo Gap
- Mixed, municipal service in town with well and septic outside it
- Hill City
- Not recorded townwide in this guide. Verify water and sewer service for the address.
Waterdiffers
- Buffalo Gap
- Town of Buffalo Gap municipal water from a single well, serving about 93 connections. Rural parcels are on private wells.
- Hill City
- Not recorded townwide in this guide. Verify the provider for the address.
Sewerdiffers
- Buffalo Gap
- Not documented in the public record. There is no municipal wastewater project or discharge permit on file that I could find. Confirm with the town finance officer before assuming either town sewer or septic.
- Hill City
- Not recorded townwide in this guide. Verify the service for the address.
Short term rentalsdiffers
- Buffalo Gap
- This is hunting and grassland country rather than a tourism corridor. Demand is seasonal and specific.
- Hill City
- Existing short term rental rights in residential zones do not transfer when a property sells. That is the trap.
Schools
School districtdiffers
- Buffalo Gap
- Hot Springs School District 23-2, despite the town being in Custer CountyAssignment 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.
Daily errands
Groceriesdiffers
- Buffalo Gap
- Nothing full service in town. Hot Springs, about 14 miles south, is where errands happen.
- Hill City
- Krull's Market is a full-service grocery store in town.
Healthcarediffers
- Buffalo Gap
- Fall River Health Services in Hot Springs, a 25 bed critical access hospital with a 24 hour emergency department and a rural health clinic, about 18 minutes away.
- 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.
Recreationdiffers
- Buffalo Gap
- Buffalo Gap National Grassland, hunting, rock collecting and OHV country, with the Cheyenne River nearby.
- Hill City
- The 1880 Train departs downtown, Crazy Horse Memorial is about 12 miles away, and Stone Faces Winery and Naked Winery are close.
The trade
Housing and patterndiffers
- Buffalo Gap
- A nearly intact turn-of-the-century western streetscape on the National Register, mostly quiet, at the gate to the grassland.
- Hill City
- A small mountain main street that triples every summer and empties out by October, with the 1880 Train leaving from downtown.
What you gaindiffers
- Buffalo Gap
- Eighteen minutes from the hospital in Hot Springs, with 600,000 acres of grassland out the door and one MLS closing in two years to price from.
- 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.
What you give updiffers
- Buffalo Gap
- No school, no store and no services in town, an aging water system with an open compliance item, and an undocumented sewer situation.
- 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.
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.
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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.