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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7 of 25 communities
Under $400kClose to EllsworthClose to Rapid CityShort commuteNew construction availableAcreage availableCity water and sewerSmaller marketMore ruralEstablished housingNewer housingClear filtersClear 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
Selected, 3 of 4
Northern Hills and I-90
The Sturgis to Belle Fourche side of the Hills, with its own hospitals, schools and employers, so a job in Spearfish or Sturgis does not have to mean a Rapid City commute.
- Typical price
- $300k to $450kMedian sold $365,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 97 closed sales.
- To Ellsworth AFB
- 48 min, 38.2 miDriving time and distance, off peak.
- To downtown Rapid City
- 33 min, 28.9 miDriving time and distance, off peak.
- Utility pattern
- Not recorded townwide in this guide. Verify water and sewer service for the address.
- School district
- Meade School District 46-1Assignment follows the official boundary for the address. Confirm with the district.
Central and Southern Hills
In the timber and on the far southern edge, where lots get larger, well and septic get common, and the drive to a full service hospital becomes part of the decision.
- Typical price
- 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.
- To Ellsworth AFB
- About 110 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
- To downtown Rapid City
- About 100 miles northeastDistance only. Drive time is not measured for this community, so time it from the parcel.
- Utility pattern
- City water and sewer inside the limits
- School district
- Edgemont School District 23-1Assignment follows the official boundary for the address. Confirm with the district.
- Typical price
- About $650,000 average sold, 28 sales over 24 monthsAverage sold $648,229. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 28 closed sales.
- To Ellsworth AFB
- About 35 minutes, north through Rapid City to I-90Driving time and distance, off peak.
- To downtown Rapid City
- 26 min, 18.6 miDriving time and distance, off peak.
- Utility pattern
- Mixed, municipal service in town with well and septic outside it
- School district
- Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.
- Typical price
- Median sold $315,150Black Hills MLS, single family, trailing 12 months, as of August 2026. 24 closed sales.
- To Ellsworth AFB
- About an hour and fifteen minutesDriving time and distance, off peak.
- To downtown Rapid City
- About 60 minutesDriving time and distance, off peak.
- Utility pattern
- Not recorded townwide in this guide. Verify water and sewer service for the address.
- School district
- Hot Springs School District 23-2Assignment follows the official boundary for the address. Confirm with the district.
- Typical price
- About $618,000 average sold, but only 9 sales over 24 monthsAverage sold $618,449. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 9 closed sales, small sample.
- To Ellsworth AFB
- About 40 minutesDriving time and distance, off peak.
- To downtown Rapid City
- About 25 minutes northeastDriving time and distance, off peak.
- Utility pattern
- Mixed, municipal service in town with well and septic outside it
- School district
- Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.
Prairie and Badlands
East of the Hills on the open prairie, where lots run larger, water is often a private well, services are thinner and the wind and the drive are the tradeoffs.
- Typical price
- About $320,000 average sold, 20 sales over 24 monthsAverage sold $319,585. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 20 closed sales.
- To Ellsworth AFB
- About 11 miles, exit 78 to the main gate at exit 67ADistance only. Drive time is not measured for this community, so time it from the parcel.
- To downtown Rapid City
- About 18 miles west on I-90Distance 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
- New Underwood School District 51-3Assignment follows the official boundary for the address. Confirm with the district.
- Typical price
- About $270,000 average sold, 19 sales over 24 monthsAverage sold $270,435. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 19 closed sales.
- To Ellsworth AFB
- About 43 miles westDistance only. Drive time is not measured for this community, so time it from the parcel.
- To downtown Rapid City
- About 50 miles west on I-90Distance only. Drive time is not measured for this community, so time it from the parcel.
- Utility pattern
- City water and sewer inside the limits
- School district
- Wall School District 51-5Assignment follows the official boundary for the address. Confirm with the district.
What changes
Between Custer, Green Valley, Edgemont
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 HillsGreen ValleyRapid City and the Ellsworth corridorEdgemontCentral and Southern Hills
- County
- CusterCuster CountyGreen ValleyPennington CountyEdgemontFall River County
- Jurisdiction
- CusterNot recorded townwide in this guide. The address decides whether it is city or county ground.Green ValleyUnincorporated. No city government. Pennington County zones the lots and the County Sheriff patrols them.EdgemontIncorporated city of Edgemont, with Fall River County outside the limits.
- Corridor
- CusterUS-16Green ValleySD 44EdgemontUS 18 and SD 471
- To downtown Rapid City
- CusterAbout 50 to 60 minutesGreen ValleyAbout 6 miles northwestEdgemontAbout 100 miles northeast
- To Ellsworth AFB
- CusterAbout an hour and ten minutesGreen ValleyAbout 15 minutes northEdgemontAbout 110 miles
Side by side
Custer, Green 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.
| Attribute | Rapid City and the Ellsworth corridorGreen 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. | Not recorded townwide in this guide. The address decides whether it is city or county ground. | Unincorporated. No city government. Pennington County zones the lots and the County Sheriff patrols them. | Incorporated city of Edgemont, with Fall River County outside the limits. |
| Corridordiffers | US-16 | SD 44 | US 18 and SD 471 |
| To downtown Rapid Citydiffers | About 50 to 60 minutesDriving time and distance, off peak. | About 6 miles northwestDistance only. Drive time is not measured for this community, so time it from the parcel. | About 100 miles northeastDistance only. Drive time is not measured for this community, so time it from the parcel. |
| To Ellsworth AFBdiffers | About an hour and ten minutesDriving time and distance, off peak. | About 15 minutes northDriving 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 | Winter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours. | Highway 44 is a state priority. Everything off it is county, and open prairie means blowing snow reclaims a cleared road quickly. | 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 | Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample. | No published median exists for the community. Closed sales on the specific street are the only figure worth quoting here. | About $155,000 average sold, 13 sales over 24 monthsAverage sold $155,285. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 13 closed sales. |
| Housing agediffers | Mixed ages. Older homes near the core, newer construction toward the edges. | Mostly late twentieth century through current. | An 1890 railroad town, so mostly older stock, with about a quarter of units vacant at the 2020 count. |
| New constructiondiffers | Not recorded townwide in this guide. Check current permits with the city or county. | Limited, mostly infill and small projects | None underway |
| Acreagediffers | Acreage is common outside the city core, with wells and septic systems typical on many rural properties. | Some acreage, mostly platted town lots | Acreage parcels are common here |
| Typical lotdiffers | Not recorded townwide in this guide. The recorded plat carries the lot dimensions. | Generous by city standards, with larger parcels toward Radar Hill and Reservoir Road. | Town lots inside the limits, ranch scale outside them. |
| 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. | Few plats here carry recorded covenants | Few plats here carry recorded covenants |
| Utilities and rules | |||
| Utility patterndiffers | Mixed, municipal service in town with well and septic outside it | Mixed, municipal service in town with well and septic outside it | City water and sewer inside the limits |
| 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. | Not a single system. The Rapid Valley Sanitary District's service area extends past the Rapid Valley boundary and is the likely supplier for much of Green Valley, and there is also a separate Green Valley Sanitary District administered alongside it. Outlying parcels toward Radar Hill and Reservoir Road are on private wells. Confirm per parcel. | City of Edgemont municipal water. Rural parcels 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. | District sewer where the district reaches, private septic where it does not. Confirm per parcel. | City sewer inside the limits, with private septic on rural parcels. |
| Short term rentalsdiffers | Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line. | Unincorporated county, so no municipal short-term rental ordinance applies. County zoning and any subdivision covenants govern, and state licensing applies once you rent. | 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 | Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the 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. | Edgemont School District 23-1Assignment 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. | The Highway 44 corridor and east Rapid City, a few minutes northwest. | Small-town grocery and convenience in Edgemont, with Hot Springs about 35 miles east for more. |
| Healthcarediffers | Monument Health Custer Hospital and clinic are in town. | The Monument Health Rapid Valley Clinic on Elderberry Boulevard for walk-in care, with the hospital 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 | Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup. | Open prairie, the county land east of town, and the whole Black Hills half an hour the other direction. | The hundred-year-old city park, the campground, the Elk Mountains and open country in every direction. |
| 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. | Flat prairie subdivisions east of the city, growing steadily, on county rules. | A working BNSF crew-change town founded in 1890, at the far southern edge of the Hills below the Elk Mountains. |
| 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. | More ground for the money six miles from Rapid City, with Ellsworth fifteen minutes north. | More town per dollar than anywhere else in the region, with its own school district and city utilities. |
| 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. | A school district line that runs through the community, and a water arrangement that changes street to street. | A hundred miles from Rapid City, 35 from a hospital, with two unresolved questions hanging over the local economy. |
- Rapid City and the Ellsworth corridorGreen Valley
- Central and Southern HillsEdgemont
Where it sits
Regiondiffers
- Custer
- Central and Southern Hills
- Green Valley
- Rapid City and the Ellsworth corridor
- Edgemont
- Central and Southern Hills
Countydiffers
- Custer
- Custer County
- Green Valley
- Pennington County
- Edgemont
- Fall River 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.
- Green Valley
- Unincorporated. No city government. Pennington County zones the lots and the County Sheriff patrols them.
- Edgemont
- Incorporated city of Edgemont, with Fall River County outside the limits.
Corridordiffers
- Custer
- US-16
- Green Valley
- SD 44
- Edgemont
- US 18 and SD 471
To downtown Rapid Citydiffers
- Custer
- About 50 to 60 minutesDriving time and distance, off peak.
- Green Valley
- About 6 miles northwestDistance only. Drive time is not measured for this community, so time it from the parcel.
- Edgemont
- About 100 miles northeastDistance only. Drive time is not measured for this community, so time it from the parcel.
To Ellsworth AFBdiffers
- Custer
- About an hour and ten minutesDriving time and distance, off peak.
- Green Valley
- About 15 minutes northDriving 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
- Custer
- Winter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours.
- Green Valley
- Highway 44 is a state priority. Everything off it is county, and open prairie means blowing snow reclaims a cleared road quickly.
- 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
- Custer
- Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample.
- Green Valley
- No published median exists for the community. Closed sales on the specific street are the only figure worth quoting here.
- 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
- Custer
- Mixed ages. Older homes near the core, newer construction toward the edges.
- Green Valley
- Mostly late twentieth century through current.
- Edgemont
- An 1890 railroad town, so mostly older stock, with about a quarter of units vacant at the 2020 count.
New constructiondiffers
- Custer
- Not recorded townwide in this guide. Check current permits with the city or county.
- Green Valley
- Limited, mostly infill and small projects
- Edgemont
- None underway
Acreagediffers
- Custer
- Acreage is common outside the city core, with wells and septic systems typical on many rural properties.
- Green Valley
- Some acreage, mostly platted town lots
- Edgemont
- Acreage parcels are common here
Typical lotdiffers
- Custer
- Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
- Green Valley
- Generous by city standards, with larger parcels toward Radar Hill and Reservoir Road.
- 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.- Custer
- Not recorded townwide in this guide. Read the recorded documents for the plat.
- Green Valley
- Few plats here carry recorded covenants
- Edgemont
- Few plats here carry recorded covenants
Utilities and rules
Utility patterndiffers
- Custer
- Mixed, municipal service in town with well and septic outside it
- Green Valley
- Mixed, municipal service in town with well and septic outside it
- Edgemont
- City water and sewer inside the limits
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.
- Green Valley
- Not a single system. The Rapid Valley Sanitary District's service area extends past the Rapid Valley boundary and is the likely supplier for much of Green Valley, and there is also a separate Green Valley Sanitary District administered alongside it. Outlying parcels toward Radar Hill and Reservoir Road are on private wells. Confirm per parcel.
- Edgemont
- City of Edgemont municipal water. Rural parcels 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.
- Green Valley
- District sewer where the district reaches, private septic where it does not. Confirm per parcel.
- Edgemont
- City sewer inside the limits, with private septic on rural parcels.
Short term rentalsdiffers
- Custer
- Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.
- Green Valley
- Unincorporated county, so no municipal short-term rental ordinance applies. County zoning and any subdivision covenants govern, and state licensing applies once you rent.
- 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
- Custer
- Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.
- Green Valley
- 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.
- Edgemont
- Edgemont School District 23-1Assignment 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.
- Green Valley
- The Highway 44 corridor and east Rapid City, a few minutes northwest.
- Edgemont
- Small-town grocery and convenience in Edgemont, with Hot Springs about 35 miles east for more.
Healthcarediffers
- Custer
- Monument Health Custer Hospital and clinic are in town.
- Green Valley
- The Monument Health Rapid Valley Clinic on Elderberry Boulevard for walk-in care, with the hospital 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
- Custer
- Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.
- Green Valley
- Open prairie, the county land east of town, and the whole Black Hills half an hour the other direction.
- Edgemont
- The hundred-year-old city park, the campground, the Elk Mountains and open country in every direction.
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.
- Green Valley
- Flat prairie subdivisions east of the city, growing steadily, on county rules.
- 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
- 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.
- Green Valley
- More ground for the money six miles from Rapid City, with Ellsworth fifteen minutes north.
- Edgemont
- More town per dollar than anywhere else in the region, with its own school district and city utilities.
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.
- Green Valley
- A school district line that runs through the community, and a water arrangement that changes street to street.
- 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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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.