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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4 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

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Selected, 3 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.
Compare 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.
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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.
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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.
Selected Guide

What changes

Between Buffalo Gap, Rapid Valley, Edgemont

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

Region: Buffalo GapCentral and Southern HillsRapid ValleyRapid City and the Ellsworth corridorEdgemontCentral and Southern Hills
County: Buffalo GapCuster CountyRapid ValleyPennington CountyEdgemontFall River County
Jurisdiction: Buffalo GapIncorporated town of Buffalo Gap, with Custer County outside the limits.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.EdgemontIncorporated city of Edgemont, with Fall River County outside the limits.
Corridor: Buffalo GapSD 79Rapid ValleySD 44 and Elk Vale RoadEdgemontUS 18 and SD 471
To downtown Rapid City: Buffalo GapAbout 45 miles, roughly 56 minutesRapid Valley11 min, 5.2 miEdgemontAbout 100 miles northeast
To Ellsworth AFB: Buffalo GapAbout 55 milesRapid Valley22 min, 10.4 miEdgemontAbout 110 miles

Side by side

Buffalo Gap, Rapid Valley, 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.

The selected Black Hills communities compared on location, housing, utilities, schools, daily errands, mapped subdivisions and the trade each one asks for
Attribute	Central and Southern HillsBuffalo Gap	Rapid City and the Ellsworth corridorRapid Valley	Central and Southern HillsEdgemont
Where it sits
Regiondiffers	Central and Southern Hills	Rapid City and the Ellsworth corridor	Central and Southern Hills
Countydiffers	Custer County	Pennington County	Fall River County
JurisdictiondiffersCity versus county decides who provides service and who inspects the work.	Incorporated town of Buffalo Gap, with Custer County outside the limits.	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.	Incorporated city of Edgemont, with Fall River County outside the limits.
Corridordiffers	SD 79	SD 44 and Elk Vale Road	US 18 and SD 471
To downtown Rapid Citydiffers	About 45 miles, roughly 56 minutesDriving time and distance, off peak.	11 min, 5.2 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 55 milesDistance only. Drive time is not measured for this community, so time it from the parcel.	22 min, 10.4 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	Highway 79 is state maintained and is the connection to Hot Springs and Rapid City. Off it, this is open prairie with blowing snow.	Highway 44 and Elk Vale are state and county priorities. Interior subdivision streets are county maintained and clear after the arterials do.	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	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.	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.	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	An 1885 to 1939 historic core with an aging housing stock and about a fifth of units vacant.	Mostly late twentieth century through current, with active building on the edges.	An 1890 railroad town, so mostly older stock, with about a quarter of units vacant at the 2020 count.
New constructiondiffers	None underway	Active, with subdivisions still building	None underway
Acreagediffers	Acreage parcels are common here	Some acreage, mostly platted town lots	Acreage parcels are common here
Typical lotdiffers	A handful of historic townsite lots, with grassland and ranch ground around them.	Suburban lots through the core, larger parcels toward Reservoir and Radar Hill Roads.	Town lots inside the limits, ranch scale outside them.
Covenants and HOAdiffersCovenants are recorded per plat. The title commitment lists what binds the parcel.	Few plats here carry recorded covenants	Recorded covenants on some plats, none on others	Few plats here carry recorded covenants
Utilities and rules
Utility patterndiffers	Mixed, municipal service in town with well and septic outside it	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.	City water and sewer inside the limits
Waterdiffers	Town of Buffalo Gap municipal water from a single well, serving about 93 connections. Rural parcels are on private wells.	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.	City of Edgemont municipal water. Rural parcels are on private wells.
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.	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.	City sewer inside the limits, with private septic on rural parcels.
Fire protectiondiffersThe responding department and the distance to it both affect an insurance quote.	Not recorded townwide in this guide. Confirm the responding department by address.	Rapid Valley Volunteer Fire Department, which also provides EMS and wildland response.	Not recorded townwide in this guide. Confirm the responding department by address.
Short term rentalsdiffers	This is hunting and grassland country rather than a tourism corridor. Demand is seasonal and specific.	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.	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	Hot Springs School District 23-2, despite the town being in Custer CountyAssignment follows the official boundary for the address. Confirm with the 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.	Edgemont School District 23-1Assignment 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.	Retail and everyday shopping run along Highway 44 on the southern edge, with additional grocery options a few minutes west in Rapid City.	Small-town grocery and convenience in Edgemont, with Hot Springs about 35 miles east for more.
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 Rapid Valley Clinic provides primary and urgent care in the community. Hospital-level care is in Rapid City.	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	Buffalo Gap National Grassland, hunting, rock collecting and OHV country, with the Cheyenne River nearby.	Rapid Creek, the county parks east of town, and everything the Hills offer half an hour west.	The hundred-year-old city park, the campground, the Elk Mountains and open country in every direction.
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.	The region's largest unincorporated community: suburban streets, high ownership, county government.	A working BNSF crew-change town founded in 1890, at the far southern edge of the Hills below the Elk Mountains.
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.	Rapid City schools and a five mile commute without Rapid City property taxes, plus a walk-in clinic in the neighborhood.	More town per dollar than anywhere else in the region, with its own school district and city utilities.
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.	No city services, a sanitary district bill instead of a city utility bill, and an annexation line that only the parcel record can settle.	A hundred miles from Rapid City, 35 from a hospital, with two unresolved questions hanging over the local economy.

Central and Southern HillsBuffalo Gap
Rapid City and the Ellsworth corridorRapid Valley
Central and Southern HillsEdgemont

Where it sits

Regiondiffers

Buffalo Gap: Central and Southern Hills
Rapid Valley: Rapid City and the Ellsworth corridor
Edgemont: Central and Southern Hills

Countydiffers

Buffalo Gap: Custer County
Rapid Valley: Pennington County
Edgemont: Fall River 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.
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.
Edgemont: Incorporated city of Edgemont, with Fall River County outside the limits.

Corridordiffers

Buffalo Gap: SD 79
Rapid Valley: SD 44 and Elk Vale Road
Edgemont: US 18 and SD 471

To downtown Rapid Citydiffers

Buffalo Gap: About 45 miles, roughly 56 minutesDriving time and distance, off peak.
Rapid Valley: 11 min, 5.2 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

Buffalo Gap: About 55 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
Rapid Valley: 22 min, 10.4 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

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.
Rapid Valley: Highway 44 and Elk Vale are state and county priorities. Interior subdivision streets are county maintained and clear after the arterials do.
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

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.
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.
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

Buffalo Gap: An 1885 to 1939 historic core with an aging housing stock and about a fifth of units vacant.
Rapid Valley: Mostly late twentieth century through current, with active building 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

Buffalo Gap: None underway
Rapid Valley: Active, with subdivisions still building
Edgemont: None underway

Acreagediffers

Buffalo Gap: Acreage parcels are common here
Rapid Valley: Some acreage, mostly platted town lots
Edgemont: Acreage parcels are common here

Typical lotdiffers

Buffalo Gap: A handful of historic townsite lots, with grassland and ranch ground around them.
Rapid Valley: Suburban lots through the core, larger parcels toward Reservoir and Radar Hill Roads.
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.

Buffalo Gap: Few plats here carry recorded covenants
Rapid Valley: Recorded covenants on some plats, none on others
Edgemont: Few plats here carry recorded covenants

Utilities and rules

Utility patterndiffers

Buffalo Gap: Mixed, municipal service in town with well and septic outside it
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.
Edgemont: City water and sewer inside the limits

Waterdiffers

Buffalo Gap: Town of Buffalo Gap municipal water from a single well, serving about 93 connections. Rural parcels are on private wells.
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.
Edgemont: City of Edgemont municipal water. Rural parcels are on private wells.

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.
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.
Edgemont: City sewer inside the limits, with private septic on rural parcels.

Fire protectiondiffers

The responding department and the distance to it both affect an insurance quote.

Buffalo Gap: 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.
Edgemont: Not recorded townwide in this guide. Confirm the responding department by address.

Short term rentalsdiffers

Buffalo Gap: This is hunting and grassland country rather than a tourism corridor. Demand is seasonal and specific.
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.
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

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.
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.
Edgemont: Edgemont School District 23-1Assignment 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.
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.
Edgemont: Small-town grocery and convenience in Edgemont, with Hot Springs about 35 miles east for more.

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.
Rapid Valley: Monument Health Rapid Valley Clinic provides primary and urgent care in the community. Hospital-level care is in Rapid City.
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

Buffalo Gap: Buffalo Gap National Grassland, hunting, rock collecting and OHV country, with the Cheyenne River nearby.
Rapid Valley: Rapid Creek, the county parks east of town, and everything the Hills offer half an hour west.
Edgemont: The hundred-year-old city park, the campground, the Elk Mountains and open country in every direction.

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.
Rapid Valley: The region's largest unincorporated community: suburban streets, high ownership, county government.
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

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.
Rapid Valley: Rapid City schools and a five mile commute without Rapid City property taxes, plus a walk-in clinic in the neighborhood.
Edgemont: More town per dollar than anywhere else in the region, with its own school district and city utilities.

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.
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.
Edgemont: A hundred miles from Rapid City, 35 from a hospital, with two unresolved questions hanging over the local economy.

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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ComparingBuffalo Gap, Rapid Valley, Edgemont

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