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.

Narrow it

10 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, 3 of 4

Rapid City and the Ellsworth corridor

Everything within about twenty five minutes of downtown Rapid City or the Ellsworth main gate, where most of the newer inventory, the shortest commutes and the jurisdiction questions about city versus county service are.

Piedmont
Typical price
$375k to $575kMedian sold $425,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 127 closed sales.
To Ellsworth AFB
36 min from the Prairie Haven side, closer to 51 from the plats highest up the foothillsDriving time and distance, off peak.
To downtown Rapid City
About 26 minutes from the Prairie Haven side, longer from the upper platsDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Meade School District 46-1Assignment follows the official boundary for the address. Confirm with the district.
Compare Guide
Rapid City
Typical price
$300k to $450kMedian sold $349,950. Black Hills MLS, single family, trailing 12 months, as of August 2026. 706 closed sales.
To Ellsworth AFB
24 min, 13.8 miDriving time and distance, off peak.
To downtown Rapid City
5 min, 1.5 miDriving time and distance, off peak.
Utility pattern
City water and sewer inside the limits
School district
Rapid City Area Schools 51-4Assignment follows the official boundary for the address. Confirm with the district.
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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.

Belle Fourche
Typical price
$275k to $375kMedian sold $300,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 113 closed sales.
To Ellsworth AFB
About an hourDriving time and distance, off peak.
To downtown Rapid City
About 55 to 60 minutesDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Belle Fourche School District 9-1Assignment follows the official boundary for the address. Confirm with the district.
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Newell
Typical price
No figure published. Newell is Mount Rushmore Area MLS territory and the current feed covers only the Black Hills MLS, so any count from that feed is a floor rather than this town's price level.
To Ellsworth AFB
About 60 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
To downtown Rapid City
About 54 miles, roughly 70 minutesDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Newell School District 09-2Assignment follows the official boundary for the address. Confirm with the district.
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Spearfish
Typical price
$400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 closed sales.
To Ellsworth AFB
68 min, 57.0 miDriving time and distance, off peak.
To downtown Rapid City
53 min, 47.8 miDriving time and distance, off peak.
Utility pattern
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.
School district
Spearfish School District 40-2Assignment follows the official boundary for the address. Confirm with the district.
Selected Guide
Sturgis
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.
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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.

Edgemont
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.
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Hermosa
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.
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Keystone
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.
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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.

New Underwood
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.
Compare Guide

What changes

Between Custer, St. Onge, Spearfish

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 HillsSt. OngeNorthern Hills and I-90SpearfishNorthern Hills and I-90
County: CusterCuster CountySt. OngeLawrence CountySpearfishLawrence County
Jurisdiction: CusterNot recorded townwide in this guide. The address decides whether it is city or county ground.St. OngeUnincorporated. No town government. Lawrence County zones the parcels and the Sheriff patrols them.SpearfishNot recorded townwide in this guide. The address decides whether it is city or county ground.
Corridor: CusterUS-16St. OngeSD 34, with I-90 seven miles southeast at WhitewoodSpearfishI-90
To downtown Rapid City: CusterAbout 50 to 60 minutesSt. OngeAbout 44 miles, roughly 48 minutesSpearfish53 min, 47.8 mi
To Ellsworth AFB: CusterAbout an hour and ten minutesSt. OngeAbout 45 milesSpearfish68 min, 57.0 mi

Side by side

Custer, St. Onge, Spearfish

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-90St. Onge	Northern Hills and I-90Spearfish
Where it sits
Regiondiffers	Central and Southern Hills	Northern Hills and I-90	Northern Hills and I-90
Countydiffers	Custer County	Lawrence County	Lawrence 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 town government. Lawrence County zones the parcels and the Sheriff patrols them.	Not recorded townwide in this guide. The address decides whether it is city or county ground.
Corridordiffers	US-16	SD 34, with I-90 seven miles southeast at Whitewood	I-90
To downtown Rapid Citydiffers	About 50 to 60 minutesDriving time and distance, off peak.	About 44 miles, roughly 48 minutesDriving time and distance, off peak.	53 min, 47.8 miDriving time and distance, off peak.
To Ellsworth AFBdiffers	About an hour and ten minutesDriving time and distance, off peak.	About 45 milesDistance only. Drive time is not measured for this community, so time it from the parcel.	68 min, 57.0 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.	Highway 34 is state maintained and connects three directions. County and private roads off it are a different conversation.	Chinook winds off the hills are a genuine feature of winter in this corridor.
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 figure published. St. Onge is Mount Rushmore Area MLS territory and the current feed covers only the Black Hills MLS, so a zero here would be a gap in the data rather than a fact about the market.	$400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 closed sales.
Housing agediffers	Mixed ages. Older homes near the core, newer construction toward the edges.	An 1891 townsite with genuinely old buildings, surrounded by ranch and acreage property of every era.	Older stock in the middle, edge subdivisions built 1996 to 2023
New constructiondiffers	Not recorded townwide in this guide. Check current permits with the city or county.	Limited, mostly infill and small projects	New construction remains active on the edges of town, including areas such as Sky Ridge and other newer developments.
Acreagediffers	Acreage is common outside the city core, with wells and septic systems typical on many rural properties.	Acreage parcels are common here	Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.
Typical lotdiffers	Not recorded townwide in this guide. The recorded plat carries the lot dimensions.	Small townsite lots, with acreage and ranch ground around them.	Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
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	Recorded covenants on some plats, none on others
Utilities and rules
Utility patterndiffers	Mixed, municipal service in town with well and septic outside it	Mostly private well and septic	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.
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.	The Saint Onge Sewer and Water Company serves about 78 connections around the townsite, with a clean compliance record. Parcels outside that system are on private wells. There is no rural water district covering this area.	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.
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.	The water company's name implies sewer service, but I have not been able to verify from the public record which parcels it reaches. Assume private septic outside the townsite and confirm the rest before closing.	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.
Short term rentalsdiffers	Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.	Unincorporated Lawrence County, so no municipal ordinance applies. Note that unincorporated Lawrence County declined to require a vacation home rental permit, so there is no county permit to obtain either.	The city studied rules in 2023 and 2024 and maintains an official short term rental page. Verify the current ordinance first.
Schools
School districtdiffers	Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.	Spearfish 40-2 at the townsite, with Belle Fourche 09-1 to the north and Meade 46-1 to the east. Parcel specific.Assignment 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.
Daily errands
Groceriesdiffers	Lynn's Dakotamart is a full-service grocery store in town.	Nothing in town. Spearfish is eleven miles southeast and Belle Fourche thirteen northwest.	Full-service grocery options in town include Walmart, Safeway and Lueders Food Centers.
Healthcarediffers	Monument Health Custer Hospital and clinic are in town.	Monument Health Spearfish Hospital, a 35 bed facility with a 24 hour emergency department, about 18 minutes away.	Monument Health Spearfish Hospital and outpatient clinics are in town.
Recreationdiffers	Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.	Creek bottoms, hay ground and hunting country, with Spearfish Canyon and the northern Hills half an hour away.	D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.
Mapped subdivisions
Outlines on filediffers	No recorded subdivision outlines drawn for this community yet.	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.
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.	An 1891 French-Canadian railroad townsite that is now a cattle auction crossroads and an acreage corridor.	A university town with a walkable middle, growing fast enough that new construction has moved to the edges.
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 cheapest ground in the northern Hills that still puts you eleven miles from a hospital and sixteen from three towns.	A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer.
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 three-way school district split you have to verify per parcel, and no services of any kind in town.	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.

Central and Southern HillsCuster
Northern Hills and I-90St. Onge
Northern Hills and I-90Spearfish

Where it sits

Regiondiffers

Custer: Central and Southern Hills
St. Onge: Northern Hills and I-90
Spearfish: Northern Hills and I-90

Countydiffers

Custer: Custer County
St. Onge: Lawrence County
Spearfish: Lawrence 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.
St. Onge: Unincorporated. No town government. Lawrence County zones the parcels and the Sheriff patrols them.
Spearfish: Not recorded townwide in this guide. The address decides whether it is city or county ground.

Corridordiffers

Custer: US-16
St. Onge: SD 34, with I-90 seven miles southeast at Whitewood
Spearfish: I-90

To downtown Rapid Citydiffers

Custer: About 50 to 60 minutesDriving time and distance, off peak.
St. Onge: About 44 miles, roughly 48 minutesDriving time and distance, off peak.
Spearfish: 53 min, 47.8 miDriving time and distance, off peak.

To Ellsworth AFBdiffers

Custer: About an hour and ten minutesDriving time and distance, off peak.
St. Onge: About 45 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
Spearfish: 68 min, 57.0 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.
St. Onge: Highway 34 is state maintained and connects three directions. County and private roads off it are a different conversation.
Spearfish: Chinook winds off the hills are a genuine feature of winter in this corridor.

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.
St. Onge: No figure published. St. Onge is Mount Rushmore Area MLS territory and the current feed covers only the Black Hills MLS, so a zero here would be a gap in the data rather than a fact about the market.
Spearfish: $400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 closed sales.

Housing agediffers

Custer: Mixed ages. Older homes near the core, newer construction toward the edges.
St. Onge: An 1891 townsite with genuinely old buildings, surrounded by ranch and acreage property of every era.
Spearfish: Older stock in the middle, edge subdivisions built 1996 to 2023

New constructiondiffers

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

Acreagediffers

Custer: Acreage is common outside the city core, with wells and septic systems typical on many rural properties.
St. Onge: Acreage parcels are common here
Spearfish: Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.

Typical lotdiffers

Custer: Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
St. Onge: Small townsite lots, with acreage and ranch ground around them.
Spearfish: Not recorded townwide in this guide. The recorded plat carries the lot dimensions.

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.
St. Onge: Few plats here carry recorded covenants
Spearfish: 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
St. Onge: Mostly private well and septic
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.

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.
St. Onge: The Saint Onge Sewer and Water Company serves about 78 connections around the townsite, with a clean compliance record. Parcels outside that system are on private wells. There is no rural water district covering this area.
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.

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.
St. Onge: The water company's name implies sewer service, but I have not been able to verify from the public record which parcels it reaches. Assume private septic outside the townsite and confirm the rest before closing.
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.

Short term rentalsdiffers

Custer: Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.
St. Onge: Unincorporated Lawrence County, so no municipal ordinance applies. Note that unincorporated Lawrence County declined to require a vacation home rental permit, so there is no county permit to obtain either.
Spearfish: The city studied rules in 2023 and 2024 and maintains an official short term rental page. Verify the current ordinance first.

Schools

School districtdiffers

Custer: Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.
St. Onge: Spearfish 40-2 at the townsite, with Belle Fourche 09-1 to the north and Meade 46-1 to the east. Parcel specific.Assignment 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.

Daily errands

Groceriesdiffers

Custer: Lynn's Dakotamart is a full-service grocery store in town.
St. Onge: Nothing in town. Spearfish is eleven miles southeast and Belle Fourche thirteen northwest.
Spearfish: Full-service grocery options in town include Walmart, Safeway and Lueders Food Centers.

Healthcarediffers

Custer: Monument Health Custer Hospital and clinic are in town.
St. Onge: Monument Health Spearfish Hospital, a 35 bed facility with a 24 hour emergency department, about 18 minutes away.
Spearfish: Monument Health Spearfish Hospital and outpatient clinics are in town.

Recreationdiffers

Custer: Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.
St. Onge: Creek bottoms, hay ground and hunting country, with Spearfish Canyon and the northern Hills half an hour away.
Spearfish: D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.

Mapped subdivisions

Outlines on filediffers

Custer: No recorded subdivision outlines drawn for this community yet.
St. Onge: 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.

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.
St. Onge: An 1891 French-Canadian railroad townsite that is now a cattle auction crossroads and an acreage corridor.
Spearfish: A university town with a walkable middle, growing fast enough that new construction has moved to the edges.

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.
St. Onge: The cheapest ground in the northern Hills that still puts you eleven miles from a hospital and sixteen from three towns.
Spearfish: A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer.

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.
St. Onge: A three-way school district split you have to verify per parcel, and no services of any kind in town.
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.

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

Contact

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ComparingCuster, St. Onge, Spearfish

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