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.
3 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
- $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.
Between Custer, Hot Springs
The rows below are the ones where these do not read the same. Ordered as the table runs, not by importance.
- County
- CusterCuster CountyHot SpringsFall River County
- Corridor
- CusterUS-16Hot SpringsUS-79 and US-18
- To downtown Rapid City
- CusterAbout 50 to 60 minutesHot SpringsAbout 60 minutes
- To Ellsworth AFB
- CusterAbout an hour and ten minutesHot SpringsAbout an hour and fifteen minutes
- Winter driving
- CusterWinter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours.Hot SpringsChinook favored foothills make winters here warmer and drier than the northern Hills, so there is less snow to move.
- Typical price
- CusterMedian sold $627,000Hot SpringsMedian sold $315,150
Custer, Hot Springs
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 | ||
|---|---|---|
| Where it sits | ||
| Region | Central and Southern Hills | Central and Southern Hills |
| Countydiffers | Custer County | Fall River County |
| Corridordiffers | US-16 | US-79 and US-18 |
| To downtown Rapid Citydiffers | About 50 to 60 minutesDriving time and distance, off peak. | About 60 minutesDriving time and distance, off peak. |
| To Ellsworth AFBdiffers | About an hour and ten minutesDriving time and distance, off peak. | About an hour and fifteen minutesDriving 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. | Chinook favored foothills make winters here warmer and drier than the northern Hills, so there is less snow to move. |
| 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. | Median sold $315,150Black Hills MLS, single family, trailing 12 months, as of August 2026. 24 closed sales. |
| Housing agediffers | Mixed ages. Older homes near the core, newer construction toward the edges. | Older homes near downtown, acreage outside it |
| Acreagediffers | Acreage is common outside the city core, with wells and septic systems typical on many rural properties. | Acreage is common outside the town core and is one of the more accessible rural-property options in the southern Black Hills. |
| 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 | 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 recorded townwide in this guide. Verify the provider for the address. |
| 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. | Not recorded townwide in this guide. Verify the service for the address. |
| Short term rentalsdiffers | Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line. | No city ordinance I can locate as of August 2026, and unincorporated Fall River County does not administer zoning districts, so the county building, septic and access permits are the controls that apply. |
| Schools | ||
| School districtdiffers | Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district. | Hot Springs School District 23-2Assignment 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. | Full-service grocery options in town include Sonny's Super Foods and Lynn's Dakotamart. |
| Healthcarediffers | Monument Health Custer Hospital and clinic are in town. | Fall River Health Services operates a hospital, 24-hour emergency department and rural health clinic in Hot Springs. |
| Recreationdiffers | Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup. | Evans Plunge, the city run mineral springs pool, the Mammoth Site dig in the middle of town, Wind Cave National Park about 11 miles out and Angostura Reservoir about 10 miles for lake days. |
| 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 sandstone downtown built along the Fall River, with Evans Plunge and Angostura close and water in every direction. |
| 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. | Chinook favored foothills that keep winters warmer and drier than the northern Hills, a sandstone downtown on the Fall River, and acreage minutes out of town at a $315,150 median. |
| 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. | Rapid City is about an hour on US-79 and US-18, which is a lot of highway for a daily commute. |
Where it sits
Region
- Custer
- Central and Southern Hills
- Hot Springs
- Central and Southern Hills
Countydiffers
- Custer
- Custer County
- Hot Springs
- Fall River County
Corridordiffers
- Custer
- US-16
- Hot Springs
- US-79 and US-18
To downtown Rapid Citydiffers
- Custer
- About 50 to 60 minutesDriving time and distance, off peak.
- Hot Springs
- About 60 minutesDriving time and distance, off peak.
To Ellsworth AFBdiffers
- Custer
- About an hour and ten minutesDriving time and distance, off peak.
- Hot Springs
- About an hour and fifteen minutesDriving 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.
- Hot Springs
- Chinook favored foothills make winters here warmer and drier than the northern Hills, so there is less snow to move.
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.
- Hot Springs
- Median sold $315,150Black Hills MLS, single family, trailing 12 months, as of August 2026. 24 closed sales.
Housing agediffers
- Custer
- Mixed ages. Older homes near the core, newer construction toward the edges.
- Hot Springs
- Older homes near downtown, acreage outside it
Acreagediffers
- Custer
- Acreage is common outside the city core, with wells and septic systems typical on many rural properties.
- Hot Springs
- Acreage is common outside the town core and is one of the more accessible rural-property options in the southern Black Hills.
Utilities and rules
Utility patterndiffers
- Custer
- Mixed, municipal service in town with well and septic outside it
- Hot Springs
- Not recorded townwide in this guide. Verify water and sewer service for the address.
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.
- Hot Springs
- Not recorded townwide in this guide. Verify the provider for the address.
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.
- Hot Springs
- Not recorded townwide in this guide. Verify the service for the address.
Short term rentalsdiffers
- Custer
- Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.
- Hot Springs
- No city ordinance I can locate as of August 2026, and unincorporated Fall River County does not administer zoning districts, so the county building, septic and access permits are the controls that apply.
Schools
School districtdiffers
- Custer
- Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.
- Hot Springs
- Hot Springs School District 23-2Assignment 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.
- Hot Springs
- Full-service grocery options in town include Sonny's Super Foods and Lynn's Dakotamart.
Healthcarediffers
- Custer
- Monument Health Custer Hospital and clinic are in town.
- Hot Springs
- Fall River Health Services operates a hospital, 24-hour emergency department and rural health clinic in Hot Springs.
Recreationdiffers
- Custer
- Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.
- Hot Springs
- Evans Plunge, the city run mineral springs pool, the Mammoth Site dig in the middle of town, Wind Cave National Park about 11 miles out and Angostura Reservoir about 10 miles for lake days.
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.
- Hot Springs
- A sandstone downtown built along the Fall River, with Evans Plunge and Angostura close and water in every direction.
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.
- Hot Springs
- Chinook favored foothills that keep winters warmer and drier than the northern Hills, a sandstone downtown on the Fall River, and acreage minutes out of town at a $315,150 median.
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.
- Hot Springs
- Rapid City is about an hour on US-79 and US-18, which is a lot of highway for a daily commute.
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.