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.
4 is the most that fits. Drop one first.Guide
Between Custer, Box Elder, Belle Fourche, Rapid Valley
The rows below are the ones where these do not read the same. Ordered as the table runs, not by importance.
- Region
- CusterCentral and Southern HillsBox ElderRapid City and the Ellsworth corridorBelle FourcheNorthern Hills and I-90Rapid ValleyRapid City and the Ellsworth corridor
- County
- CusterCuster CountyBox ElderPennington CountyBelle FourcheButte CountyRapid ValleyPennington County
- Jurisdiction
- CusterNot recorded townwide in this guide. The address decides whether it is city or county ground.Box ElderCity of Box ElderBelle FourcheNot recorded townwide in this guide. The address decides whether it is city or county ground.Rapid ValleyUnincorporated. There is no city government. Pennington County is the governing body, and Rapid City's subdivision rules still apply within three miles of the city limits.
- Corridor
- CusterUS-16Box ElderI-90Belle FourcheUS-85 and SD-34Rapid ValleySD 44 and Elk Vale Road
- To downtown Rapid City
- CusterAbout 50 to 60 minutesBox Elder19 min, 10.9 miBelle FourcheAbout 55 to 60 minutesRapid Valley11 min, 5.2 mi
- To Ellsworth AFB
- CusterAbout an hour and ten minutesBox Elder9 min, 2.3 miBelle FourcheAbout an hourRapid Valley22 min, 10.4 mi
Custer, Box Elder, Belle Fourche, Rapid Valley
Rows marked as differing are the ones where these do not read alike. Rows without the mark sit on a quiet background because they say the same thing in every column.
| Attribute | Northern Hills and I-90Belle Fourche | Rapid City and the Ellsworth corridorRapid Valley | ||
|---|---|---|---|---|
| Where it sits | ||||
| Regiondiffers | Central and Southern Hills | Rapid City and the Ellsworth corridor | Northern Hills and I-90 | Rapid City and the Ellsworth corridor |
| Countydiffers | Custer County | Pennington County | Butte County | Pennington County |
| JurisdictiondiffersCity versus county decides who provides service and who inspects the work. | Not recorded townwide in this guide. The address decides whether it is city or county ground. | City of Box Elder | Not recorded townwide in this guide. The address decides whether it is city or county ground. | Unincorporated. There is no city government. Pennington County is the governing body, and Rapid City's subdivision rules still apply within three miles of the city limits. |
| Corridordiffers | US-16 | I-90 | US-85 and SD-34 | SD 44 and Elk Vale Road |
| To downtown Rapid Citydiffers | About 50 to 60 minutesDriving time and distance, off peak. | 19 min, 10.9 miDriving time and distance, off peak. | About 55 to 60 minutesDriving time and distance, off peak. | 11 min, 5.2 miDriving time and distance, off peak. |
| To Ellsworth AFBdiffers | About an hour and ten minutesDriving time and distance, off peak. | 9 min, 2.3 miDriving time and distance, off peak. | About an hourDriving time and distance, off peak. | 22 min, 10.4 miDriving time and distance, off peak. |
| Winter drivingdiffers | Winter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours. | 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. | Out on the acreage the question is who maintains the road in winter, and it is worth asking in writing. | Highway 44 and Elk Vale are state and county priorities. Interior subdivision streets are county maintained and clear after the arterials do. |
| Housing and lots | ||||
| Typical pricediffers | Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample. | $340k to $400kMedian sold $367,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 235 closed sales. | $275k to $375kMedian sold $300,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 113 closed sales. | About $350,000 average sold, 274 sales over 12 monthsAverage sold $349,971. Black Hills MLS, single family, 12 months through August 2026, as of August 2026. 274 closed sales. |
| Housing agediffers | Mixed ages. Older homes near the core, newer construction toward the edges. | Heavily new construction since the B-21 announcement | Older homes in town, newer construction on the edges | Mostly late twentieth century through current, with active building on the edges. |
| New constructiondiffers | Not recorded townwide in this guide. Check current permits with the city or county. | Active, with subdivisions still building | Limited, mostly infill and small projects | Active, with subdivisions still building |
| Acreagediffers | Acreage is common outside the city core, with wells and septic systems typical on many rural properties. | Not recorded townwide in this guide. The recorded plat carries the lot size. | Larger lots and acreage become more common around the edges of Belle Fourche and in nearby rural subdivisions. | Some acreage, mostly platted town lots |
| Typical lotdiffers | Not recorded townwide in this guide. The recorded plat carries the lot dimensions. | Small city lots, about 0.15 to 0.18 acres in the newer plats | Generous in town, acreage out past it | Suburban lots through the core, larger parcels toward Reservoir and Radar Hill Roads. |
| Covenants and HOAdiffersCovenants are recorded per plat. The title commitment lists what binds the parcel. | Not recorded townwide in this guide. Read the recorded documents for the plat. | Not recorded townwide in this guide. Read the recorded documents for the plat. | 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 | City water and sewer inside the limits | 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. |
| Waterdiffers | Municipal water inside the limits, a private well or a district system outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer. | City of Box Elder municipal | Municipal water inside the limits, a private well or a district system outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer. | Rapid Valley Sanitary District, treating Rapid Creek water at its own plant, with the ability to buy treated water from Rapid City at peak demand. Parcels outside the district are on private wells. |
| Sewerdiffers | City sewer inside the limits, private septic outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer. | City of Box Elder municipal | City sewer inside the limits, private septic outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer. | Rapid Valley Sanitary District owns and maintains the collection system, and Rapid City treats the wastewater under an intergovernmental agreement. Parcels outside the district are on private septic. |
| Fire 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. | Not recorded townwide in this guide. Confirm the responding department by address. | Not recorded townwide in this guide. Confirm the responding department by address. | Rapid Valley Volunteer Fire Department, which also provides EMS and wildland response. |
| Short term rentalsdiffers | Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line. | A verify first town for rental plans, with one specific misconception the guide clears up. | General zoning and state rules do the work in Belle Fourche. Confirm the lodging use category with city hall for the address before you count on rental income. | Unincorporated Pennington County has no city short-term rental ordinance to comply with, which is not the same as no rules. County zoning and any subdivision covenants still govern, and state licensing applies. |
| Schools | ||||
| School districtdiffers | Custer School District 16-1Assignment 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. | Belle Fourche School District 9-1Assignment 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. |
| Daily errands | ||||
| Groceriesdiffers | Lynn's Dakotamart is a full-service grocery store in town. | Lynn's Dakotamart is a full-service grocery store in town. | Full-service grocery options in town include Lueders Food Centers and Lynn's Dakotamart. | Retail and everyday shopping run along Highway 44 on the southern edge, with additional grocery options a few minutes west in Rapid City. |
| Healthcarediffers | Monument Health Custer Hospital and clinic are in town. | Monument Health Box Elder Clinic provides primary and urgent care in town. Hospital-level care is in Rapid City. | Monument Health has a clinic in Belle Fourche. Hospital-level care is available in Spearfish. | Monument Health Rapid Valley Clinic provides primary and urgent care in the community. Hospital-level care is in Rapid City. |
| Recreationdiffers | Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup. | 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. | The Geographic Center of the Nation monument, the Tri-State Museum, and the Black Hills Roundup rodeo every Fourth of July week since 1918. | Rapid Creek, the county parks east of town, and everything the Hills offer half an hour west. |
| Mapped subdivisions | ||||
| Outlines on filediffers | No recorded subdivision outlines drawn for this community yet. | 16 mapped outlines, 3 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. | No recorded subdivision outlines drawn for this community yet. |
| The trade | ||||
| Housing and patterndiffers | A county seat at a park entrance, with a replacement Monument Health hospital and acreage starting just past the city limits. | A young city building its first downtown at Liberty Plaza on 110 acres, with roughly 800 residential units planned. | A ranching hub with a working main street, mature trees and a rodeo the whole town turns out for. | The region's largest unincorporated community: suburban streets, high ownership, county government. |
| What you gaindiffers | You are inside the Hills with real acreage, Custer State Park at the door, and a new hospital in a town of about 1,900. | 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 $300,000 median across 113 trailing twelve month sales, under Spearfish, Sturgis and Deadwood, with acreage out past town. | Rapid City schools and a five mile commute without Rapid City property taxes, plus a walk-in clinic in the neighborhood. |
| What you give updiffers | Rapid City is 50 to 60 minutes and Ellsworth over an hour, grandfathered rental permits expire when a property sells, and outside the city limits there are no county building codes. | 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. | Rapid City is 55 to 60 minutes and Ellsworth about an hour, so this is a commute you pick on purpose. | No city services, a sanitary district bill instead of a city utility bill, and an annexation line that only the parcel record can settle. |
- Northern Hills and I-90Belle Fourche
- Rapid City and the Ellsworth corridorRapid Valley
Where it sits
Regiondiffers
- Custer
- Central and Southern Hills
- Box Elder
- Rapid City and the Ellsworth corridor
- Belle Fourche
- Northern Hills and I-90
- Rapid Valley
- Rapid City and the Ellsworth corridor
Countydiffers
- Custer
- Custer County
- Box Elder
- Pennington County
- Belle Fourche
- Butte County
- Rapid Valley
- Pennington County
Jurisdictiondiffers
City versus county decides who provides service and who inspects the work.- Custer
- Not recorded townwide in this guide. The address decides whether it is city or county ground.
- Box Elder
- City of Box Elder
- Belle Fourche
- Not recorded townwide in this guide. The address decides whether it is city or county ground.
- Rapid Valley
- Unincorporated. There is no city government. Pennington County is the governing body, and Rapid City's subdivision rules still apply within three miles of the city limits.
Corridordiffers
- Custer
- US-16
- Box Elder
- I-90
- Belle Fourche
- US-85 and SD-34
- Rapid Valley
- SD 44 and Elk Vale Road
To downtown Rapid Citydiffers
- Custer
- About 50 to 60 minutesDriving time and distance, off peak.
- Box Elder
- 19 min, 10.9 miDriving time and distance, off peak.
- Belle Fourche
- About 55 to 60 minutesDriving time and distance, off peak.
- Rapid Valley
- 11 min, 5.2 miDriving time and distance, off peak.
To Ellsworth AFBdiffers
- Custer
- About an hour and ten minutesDriving time and distance, off peak.
- Box Elder
- 9 min, 2.3 miDriving time and distance, off peak.
- Belle Fourche
- About an hourDriving time and distance, off peak.
- Rapid Valley
- 22 min, 10.4 miDriving time and distance, off peak.
Winter drivingdiffers
- Custer
- Winter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours.
- 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.
- Belle Fourche
- Out on the acreage the question is who maintains the road in winter, and it is worth asking in writing.
- Rapid Valley
- Highway 44 and Elk Vale are state and county priorities. Interior subdivision streets are county maintained and clear after the arterials do.
Housing and lots
Typical pricediffers
- Custer
- Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample.
- Box Elder
- $340k to $400kMedian sold $367,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 235 closed sales.
- Belle Fourche
- $275k to $375kMedian sold $300,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 113 closed sales.
- Rapid Valley
- About $350,000 average sold, 274 sales over 12 monthsAverage sold $349,971. Black Hills MLS, single family, 12 months through August 2026, as of August 2026. 274 closed sales.
Housing agediffers
- Custer
- Mixed ages. Older homes near the core, newer construction toward the edges.
- Box Elder
- Heavily new construction since the B-21 announcement
- Belle Fourche
- Older homes in town, newer construction on the edges
- Rapid Valley
- Mostly late twentieth century through current, with active building on the edges.
New constructiondiffers
- Custer
- Not recorded townwide in this guide. Check current permits with the city or county.
- Box Elder
- Active, with subdivisions still building
- Belle Fourche
- Limited, mostly infill and small projects
- Rapid Valley
- Active, with subdivisions still building
Acreagediffers
- Custer
- Acreage is common outside the city core, with wells and septic systems typical on many rural properties.
- Box Elder
- Not recorded townwide in this guide. The recorded plat carries the lot size.
- Belle Fourche
- Larger lots and acreage become more common around the edges of Belle Fourche and in nearby rural subdivisions.
- Rapid Valley
- Some acreage, mostly platted town lots
Typical lotdiffers
- Custer
- Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
- Box Elder
- Small city lots, about 0.15 to 0.18 acres in the newer plats
- Belle Fourche
- Generous in town, acreage out past it
- Rapid Valley
- Suburban lots through the core, larger parcels toward Reservoir and Radar Hill Roads.
Covenants and HOAdiffers
Covenants are recorded per plat. The title commitment lists what binds the parcel.- Custer
- Not recorded townwide in this guide. Read the recorded documents for the plat.
- Box Elder
- Not recorded townwide in this guide. Read the recorded documents for the plat.
- Belle Fourche
- Not recorded townwide in this guide. Read the recorded documents for the plat.
- Rapid Valley
- Recorded covenants on some plats, none on others
Utilities and rules
Utility patterndiffers
- Custer
- Mixed, municipal service in town with well and septic outside it
- Box Elder
- City water and sewer inside the limits
- Belle Fourche
- 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.
Waterdiffers
- Custer
- Municipal water inside the limits, a private well or a district system outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.
- Box Elder
- City of Box Elder municipal
- Belle Fourche
- Municipal water inside the limits, a private well or a district system outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.
- Rapid Valley
- Rapid Valley Sanitary District, treating Rapid Creek water at its own plant, with the ability to buy treated water from Rapid City at peak demand. Parcels outside the district are on private wells.
Sewerdiffers
- Custer
- City sewer inside the limits, private septic outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.
- Box Elder
- City of Box Elder municipal
- Belle Fourche
- City sewer inside the limits, private septic outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.
- Rapid Valley
- Rapid Valley Sanitary District owns and maintains the collection system, and Rapid City treats the wastewater under an intergovernmental agreement. Parcels outside the district are on private septic.
Fire protectiondiffers
The responding department and the distance to it both affect an insurance quote.- Custer
- Not recorded townwide in this guide. Confirm the responding department by address.
- Box Elder
- Not recorded townwide in this guide. Confirm the responding department by address.
- Belle Fourche
- Not recorded townwide in this guide. Confirm the responding department by address.
- Rapid Valley
- Rapid Valley Volunteer Fire Department, which also provides EMS and wildland response.
Short term rentalsdiffers
- Custer
- Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.
- Box Elder
- A verify first town for rental plans, with one specific misconception the guide clears up.
- Belle Fourche
- General zoning and state rules do the work in Belle Fourche. Confirm the lodging use category with city hall for the address before you count on rental income.
- Rapid Valley
- Unincorporated Pennington County has no city short-term rental ordinance to comply with, which is not the same as no rules. County zoning and any subdivision covenants still govern, and state licensing applies.
Schools
School districtdiffers
- Custer
- Custer School District 16-1Assignment 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.
- Belle Fourche
- Belle Fourche School District 9-1Assignment follows the official boundary for the address. Confirm with the district.
- Rapid Valley
- Mostly Rapid City Area School District 51-4, with portions in Douglas 51-1Assignment follows the official boundary for the address. Confirm with the district.
Daily errands
Groceriesdiffers
- Custer
- Lynn's Dakotamart is a full-service grocery store in town.
- Box Elder
- Lynn's Dakotamart is a full-service grocery store in town.
- Belle Fourche
- Full-service grocery options in town include Lueders Food Centers and Lynn's Dakotamart.
- Rapid Valley
- Retail and everyday shopping run along Highway 44 on the southern edge, with additional grocery options a few minutes west in Rapid City.
Healthcarediffers
- Custer
- Monument Health Custer Hospital and clinic are in town.
- Box Elder
- Monument Health Box Elder Clinic provides primary and urgent care in town. Hospital-level care is in Rapid City.
- Belle Fourche
- Monument Health has a clinic in Belle Fourche. Hospital-level care is available in Spearfish.
- Rapid Valley
- Monument Health Rapid Valley Clinic provides primary and urgent care in the community. Hospital-level care is in Rapid City.
Recreationdiffers
- Custer
- Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.
- 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.
- Belle Fourche
- The Geographic Center of the Nation monument, the Tri-State Museum, and the Black Hills Roundup rodeo every Fourth of July week since 1918.
- Rapid Valley
- Rapid Creek, the county parks east of town, and everything the Hills offer half an hour west.
Mapped subdivisions
Outlines on filediffers
- Custer
- No recorded subdivision outlines drawn for this community yet.
- Box Elder
- 16 mapped outlines, 3 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
- Belle Fourche
- No recorded subdivision outlines drawn for this community yet.
- Rapid Valley
- No recorded subdivision outlines drawn for this community yet.
The trade
Housing and patterndiffers
- Custer
- A county seat at a park entrance, with a replacement Monument Health hospital and acreage starting just past the city limits.
- Box Elder
- A young city building its first downtown at Liberty Plaza on 110 acres, with roughly 800 residential units planned.
- Belle Fourche
- A ranching hub with a working main street, mature trees and a rodeo the whole town turns out for.
- Rapid Valley
- The region's largest unincorporated community: suburban streets, high ownership, county government.
What you gaindiffers
- Custer
- You are inside the Hills with real acreage, Custer State Park at the door, and a new hospital in a town of about 1,900.
- 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.
- Belle Fourche
- A $300,000 median across 113 trailing twelve month sales, under Spearfish, Sturgis and Deadwood, with acreage out past town.
- Rapid Valley
- Rapid City schools and a five mile commute without Rapid City property taxes, plus a walk-in clinic in the neighborhood.
What you give updiffers
- Custer
- Rapid City is 50 to 60 minutes and Ellsworth over an hour, grandfathered rental permits expire when a property sells, and outside the city limits there are no county building codes.
- 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.
- Belle Fourche
- Rapid City is 55 to 60 minutes and Ellsworth about an hour, so this is a commute you pick on purpose.
- 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.
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.

