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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1 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

Find a community

Selected, 4 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.

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.
4 is the most that fits. Drop one first.Guide

What changes

Between Custer, Spearfish, Rapid Valley, Wall

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 HillsSpearfishNorthern Hills and I-90Rapid ValleyRapid City and the Ellsworth corridorWallPrairie and Badlands
County: CusterCuster CountySpearfishLawrence CountyRapid ValleyPennington CountyWallPennington County
Jurisdiction: CusterNot recorded townwide in this guide. The address decides whether it is city or county ground.SpearfishNot 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.WallIncorporated town of Wall, with Pennington County outside the limits.
Corridor: CusterUS-16SpearfishI-90Rapid ValleySD 44 and Elk Vale RoadWallI-90 exits 109 and 110
To downtown Rapid City: CusterAbout 50 to 60 minutesSpearfish53 min, 47.8 miRapid Valley11 min, 5.2 miWallAbout 50 miles west on I-90
To Ellsworth AFB: CusterAbout an hour and ten minutesSpearfish68 min, 57.0 miRapid Valley22 min, 10.4 miWallAbout 43 miles west

Side by side

Custer, Spearfish, Rapid Valley, Wall

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 HillsCuster	Northern Hills and I-90Spearfish	Rapid City and the Ellsworth corridorRapid Valley	Prairie and BadlandsWall
Where it sits
Regiondiffers	Central and Southern Hills	Northern Hills and I-90	Rapid City and the Ellsworth corridor	Prairie and Badlands
Countydiffers	Custer County	Lawrence County	Pennington 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.	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.	Incorporated town of Wall, with Pennington County outside the limits.
Corridordiffers	US-16	I-90	SD 44 and Elk Vale Road	I-90 exits 109 and 110
To downtown Rapid Citydiffers	About 50 to 60 minutesDriving time and distance, off peak.	53 min, 47.8 miDriving time and distance, off peak.	11 min, 5.2 miDriving time and distance, off peak.	About 50 miles west on I-90Distance 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.	68 min, 57.0 miDriving time and distance, off peak.	22 min, 10.4 miDriving time and distance, off peak.	About 43 miles westDistance 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.	Chinook winds off the hills are a genuine feature of winter in this corridor.	Highway 44 and Elk Vale are state and county priorities. Interior subdivision streets are county maintained and clear after the arterials do.	I-90 is the lifeline and it is state maintained, but this is open prairie and I-90 does close in a ground blizzard. Plan for that a few times a winter.
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.	$400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 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.	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.
Housing agediffers	Mixed ages. Older homes near the core, newer construction toward the edges.	Older stock in the middle, edge subdivisions built 1996 to 2023	Mostly late twentieth century through current, with active building on the edges.	Older stock through town, with a municipal demolition incentive program in place for blighted property.
New constructiondiffers	Not recorded townwide in this guide. Check current permits with the city or county.	New construction remains active on the edges of town, including areas such as Sky Ridge and other newer developments.	Active, with subdivisions still building	Limited, mostly infill and small projects
Acreagediffers	Acreage is common outside the city core, with wells and septic systems typical on many rural properties.	Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.	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.	Not recorded townwide in this guide. The recorded plat carries the lot dimensions.	Suburban lots through the core, larger parcels toward Reservoir and Radar Hill Roads.	Platted town lots, and then it jumps straight to ranch scale.
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.	Recorded covenants on some plats, none on others	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	City water and sewer are typical inside city-served areas. Acreage outside the city can use wells, septic systems or other service arrangements, so utilities should be confirmed by address.	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	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 water inside the Spearfish limits. Acreage outside the limits runs on a private well or a rural water district.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.	Town of Wall municipal water inside the limits. 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.	City sewer inside the Spearfish limits, private septic on acreage 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.	Town 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.	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	Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.	The city studied rules in 2023 and 2024 and maintains an official short term rental page. Verify the current ordinance first.	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.	This is genuine seasonal tourism territory at a national park gate. Confirm any town requirement, and note that Wall Drug houses many of its own seasonal workers, which removes demand from the local rental market.
Schools
School districtdiffers	Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.	Spearfish School District 40-2Assignment 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.	Wall School District 51-5Assignment 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 Walmart, Safeway and Lueders Food Centers.	Retail and everyday shopping run along Highway 44 on the southern edge, with additional grocery options a few minutes west in Rapid City.	The Wall Food Center on South Boulevard West.
Healthcarediffers	Monument Health Custer Hospital and clinic are in town.	Monument Health Spearfish Hospital and outpatient clinics are in town.	Monument Health Rapid Valley Clinic provides primary and urgent care in the community. Hospital-level care is in Rapid City.	The Monument Health Wall Clinic on 7th Avenue is in town. The nearest hospital is Monument Health Rapid City, roughly 50 miles west.
Recreationdiffers	Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.	D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.	Rapid Creek, the county parks east of town, and everything the Hills offer half an hour west.	Badlands National Park about seven miles south, Buffalo Gap National Grassland all around, the National Grasslands Visitor Center on Main Street and the Wall rodeo arena.
Mapped subdivisions
Outlines on filediffers	No recorded subdivision outlines drawn for this community yet.	25 mapped outlines, 13 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 university town with a walkable middle, growing fast enough that new construction has moved to the edges.	The region's largest unincorporated community: suburban streets, high ownership, county government.	A complete small prairie town with its own school, clinic and grocery, at the northern gate to the Badlands.
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.	A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer.	Rapid City schools and a five mile commute without Rapid City property taxes, plus a walk-in clinic in the neighborhood.	Everything a town needs in one place, 50 miles from the city, at prairie prices.
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.	The highest median sold price of the region's higher volume markets at $475,000 across 199 sales, and Rapid City is 53 minutes on the interstate with the Ellsworth gate 68.	No city services, a sanitary district bill instead of a city utility bill, and an annexation line that only the parcel record can settle.	Fifty miles to a hospital and to real shopping, and an economy that runs on a three month season.

Central and Southern HillsCuster
Northern Hills and I-90Spearfish
Rapid City and the Ellsworth corridorRapid Valley
Prairie and BadlandsWall

Where it sits

Regiondiffers

Custer: Central and Southern Hills
Spearfish: Northern Hills and I-90
Rapid Valley: Rapid City and the Ellsworth corridor
Wall: Prairie and Badlands

Countydiffers

Custer: Custer County
Spearfish: Lawrence County
Rapid Valley: Pennington County
Wall: 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.
Spearfish: 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.
Wall: Incorporated town of Wall, with Pennington County outside the limits.

Corridordiffers

Custer: US-16
Spearfish: I-90
Rapid Valley: SD 44 and Elk Vale Road
Wall: I-90 exits 109 and 110

To downtown Rapid Citydiffers

Custer: About 50 to 60 minutesDriving time and distance, off peak.
Spearfish: 53 min, 47.8 miDriving time and distance, off peak.
Rapid Valley: 11 min, 5.2 miDriving time and distance, off peak.
Wall: About 50 miles west on I-90Distance 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.
Spearfish: 68 min, 57.0 miDriving time and distance, off peak.
Rapid Valley: 22 min, 10.4 miDriving time and distance, off peak.
Wall: About 43 miles westDistance 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.
Spearfish: Chinook winds off the hills are a genuine feature of winter in this corridor.
Rapid Valley: Highway 44 and Elk Vale are state and county priorities. Interior subdivision streets are county maintained and clear after the arterials do.
Wall: I-90 is the lifeline and it is state maintained, but this is open prairie and I-90 does close in a ground blizzard. Plan for that a few times a winter.

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.
Spearfish: $400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 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.
Wall: 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.

Housing agediffers

Custer: Mixed ages. Older homes near the core, newer construction toward the edges.
Spearfish: Older stock in the middle, edge subdivisions built 1996 to 2023
Rapid Valley: Mostly late twentieth century through current, with active building on the edges.
Wall: Older stock through town, with a municipal demolition incentive program in place for blighted property.

New constructiondiffers

Custer: Not recorded townwide in this guide. Check current permits with the city or county.
Spearfish: New construction remains active on the edges of town, including areas such as Sky Ridge and other newer developments.
Rapid Valley: Active, with subdivisions still building
Wall: Limited, mostly infill and small projects

Acreagediffers

Custer: Acreage is common outside the city core, with wells and septic systems typical on many rural properties.
Spearfish: Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.
Rapid Valley: Some acreage, mostly platted town lots
Wall: Acreage parcels are common here

Typical lotdiffers

Custer: Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
Spearfish: Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
Rapid Valley: Suburban lots through the core, larger parcels toward Reservoir and Radar Hill Roads.
Wall: Platted town lots, and then it jumps straight to ranch scale.

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.
Spearfish: Recorded covenants on some plats, none on others
Rapid Valley: Recorded covenants on some plats, none on others
Wall: Few plats here carry recorded covenants

Utilities and rules

Utility patterndiffers

Custer: Mixed, municipal service in town with well and septic outside it
Spearfish: City water and sewer are typical inside city-served areas. Acreage outside the city can use wells, septic systems or other service arrangements, so utilities should be confirmed by address.
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.
Wall: 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.
Spearfish: City water inside the Spearfish limits. Acreage outside the limits runs on a private well or a rural water district.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.
Wall: Town of Wall municipal water inside the limits. 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.
Spearfish: City sewer inside the Spearfish limits, private septic on acreage 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.
Wall: Town 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.

Custer: Not recorded townwide in this guide. Confirm the responding department by address.
Spearfish: 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.
Wall: Not recorded townwide in this guide. Confirm the responding department by address.

Short term rentalsdiffers

Custer: Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.
Spearfish: The city studied rules in 2023 and 2024 and maintains an official short term rental page. Verify the current ordinance first.
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.
Wall: This is genuine seasonal tourism territory at a national park gate. Confirm any town requirement, and note that Wall Drug houses many of its own seasonal workers, which removes demand from the local rental market.

Schools

School districtdiffers

Custer: Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.
Spearfish: Spearfish School District 40-2Assignment 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.
Wall: Wall School District 51-5Assignment 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.
Spearfish: Full-service grocery options in town include Walmart, Safeway and Lueders Food Centers.
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.
Wall: The Wall Food Center on South Boulevard West.

Healthcarediffers

Custer: Monument Health Custer Hospital and clinic are in town.
Spearfish: Monument Health Spearfish Hospital and outpatient clinics are in town.
Rapid Valley: Monument Health Rapid Valley Clinic provides primary and urgent care in the community. Hospital-level care is in Rapid City.
Wall: The Monument Health Wall Clinic on 7th Avenue is in town. The nearest hospital is Monument Health Rapid City, roughly 50 miles west.

Recreationdiffers

Custer: Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.
Spearfish: D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.
Rapid Valley: Rapid Creek, the county parks east of town, and everything the Hills offer half an hour west.
Wall: Badlands National Park about seven miles south, Buffalo Gap National Grassland all around, the National Grasslands Visitor Center on Main Street and the Wall rodeo arena.

Mapped subdivisions

Outlines on filediffers

Custer: No recorded subdivision outlines drawn for this community yet.
Spearfish: 25 mapped outlines, 13 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
Rapid Valley: No recorded subdivision outlines drawn for this community yet.
Wall: 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.
Spearfish: A university town with a walkable middle, growing fast enough that new construction has moved to the edges.
Rapid Valley: The region's largest unincorporated community: suburban streets, high ownership, county government.
Wall: A complete small prairie town with its own school, clinic and grocery, at the northern gate to the Badlands.

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.
Spearfish: A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer.
Rapid Valley: Rapid City schools and a five mile commute without Rapid City property taxes, plus a walk-in clinic in the neighborhood.
Wall: Everything a town needs in one place, 50 miles from the city, at prairie prices.

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.
Spearfish: The highest median sold price of the region's higher volume markets at $475,000 across 199 sales, and Rapid City is 53 minutes on the interstate with the Ellsworth gate 68.
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.
Wall: Fifty miles to a hospital and to real shopping, and an economy that runs on a three month season.

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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