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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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

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What changes

Between Custer, Summerset, Keystone, Buffalo Gap

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 HillsSummersetRapid City and the Ellsworth corridorKeystoneCentral and Southern HillsBuffalo GapCentral and Southern Hills
County: CusterCuster CountySummersetMeade CountyKeystonePennington CountyBuffalo GapCuster County
Jurisdiction: CusterNot recorded townwide in this guide. The address decides whether it is city or county ground.SummersetCity of Summerset, incorporated July 2005KeystoneIncorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.Buffalo GapIncorporated town of Buffalo Gap, with Custer County outside the limits.
Corridor: CusterUS-16SummersetI-90KeystoneUS 16ABuffalo GapSD 79
To downtown Rapid City: CusterAbout 50 to 60 minutesSummerset15 min, 10.0 miKeystoneAbout 25 minutes northeastBuffalo GapAbout 45 miles, roughly 56 minutes
To Ellsworth AFB: CusterAbout an hour and ten minutesSummerset30 min, 19.2 miKeystoneAbout 40 minutesBuffalo GapAbout 55 miles

Side by side

Custer, Summerset, Keystone, Buffalo Gap

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	Rapid City and the Ellsworth corridorSummerset	Central and Southern HillsKeystone	Central and Southern HillsBuffalo Gap
Where it sits
Regiondiffers	Central and Southern Hills	Rapid City and the Ellsworth corridor	Central and Southern Hills	Central and Southern Hills
Countydiffers	Custer County	Meade County	Pennington County	Custer County
JurisdictiondiffersCity versus county decides who provides service and who inspects the work.	Not recorded townwide in this guide. The address decides whether it is city or county ground.	City of Summerset, incorporated July 2005	Incorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.	Incorporated town of Buffalo Gap, with Custer County outside the limits.
Corridordiffers	US-16	I-90	US 16A	SD 79
To downtown Rapid Citydiffers	About 50 to 60 minutesDriving time and distance, off peak.	15 min, 10.0 miDriving time and distance, off peak.	About 25 minutes northeastDriving time and distance, off peak.	About 45 miles, roughly 56 minutesDriving time and distance, off peak.
To Ellsworth AFBdiffers	About an hour and ten minutesDriving time and distance, off peak.	30 min, 19.2 miDriving time and distance, off peak.	About 40 minutesDriving time and distance, off peak.	About 55 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.	The commute is I-90, so winter driving here is interstate driving rather than a two lane canyon road.	Black Hills elevation on canyon roads, and a town that empties out for the season. Iron Mountain Road and the scenic routes are not winter commuting roads.	Highway 79 is state maintained and is the connection to Hot Springs and Rapid City. Off it, this is open prairie with blowing snow.
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.	Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.	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.	One single family sale shows in the Black Hills MLS over 24 months, at $80,000. One closing is a sample of one rather than a price level, so read it that way.
Housing agediffers	Mixed ages. Older homes near the core, newer construction toward the edges.	Mostly 2000s to present	An 1883 mining town, so genuinely old stock alongside newer builds and cabins.	An 1885 to 1939 historic core with an aging housing stock and about a fifth of units vacant.
New constructiondiffers	Not recorded townwide in this guide. Check current permits with the city or county.	Limited, mostly infill and small projects	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.	Not recorded townwide in this guide. The recorded plat carries the lot size.	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.	Wide lots on new streets	Small and steep in town, larger on the surrounding hillsides outside the limits.	A handful of historic townsite lots, with grassland and ranch ground around 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.	Recorded covenants on some plats, none on others	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	Sewer collection is provided by the City of Summerset. Water service varies by address and can include Black Hawk Water User District or Diamond D Water in Sun Valley.	Mixed, municipal service in town with well and septic outside it	Mixed, municipal service in town with well and septic outside it
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.	Black Hawk Water User District, or Diamond D Water in Sun Valley	Town of Keystone municipal water inside the limits, drawn from town wells, with no violations on its current record. Parcels outside the town limits are on private wells.	Town of Buffalo Gap municipal water from a single well, serving about 93 connections. 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 of Summerset	Confirm with the town before you rely on it. The town operates public works, but I have not been able to verify from the public record whether it runs a collection system or which parcels it reaches. Outside the limits, expect private septic.	Not documented in the public record. There is no municipal wastewater project or discharge permit on file that I could find. Confirm with the town finance officer before assuming either town sewer or septic.
Short term rentalsdiffers	Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.	The thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.	A 2 percent municipal lodging tax applies to transient stays. Whether a separate short term rental ordinance exists is not clear from the public record, so confirm with the town in writing.	This is hunting and grassland country rather than a tourism corridor. Demand is seasonal and specific.
Schools
School districtdiffers	Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.	Meade 46-1 and Rapid City Area Schools 51-4, split within the cityAssignment follows the official boundary for the address. Confirm with the district.	Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.	Hot Springs School District 23-2, despite the town being in Custer CountyAssignment 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.	Not recorded in this guide. Check what is open near the address.	Nothing full service in town. Hill City is the closest small grocery and Rapid City is the real shopping, about 25 minutes northeast.	Nothing full service in town. Hot Springs, about 14 miles south, is where errands happen.
Healthcarediffers	Monument Health Custer Hospital and clinic are in town.	Hospital-level care is in Rapid City, about 15 minutes south.	No clinic in town. Monument Health Custer Hospital has a 24 hour emergency department, and Rapid City has the larger hospital.	Fall River Health Services in Hot Springs, a 25 bed critical access hospital with a 24 hour emergency department and a rural health clinic, about 18 minutes away.
Recreationdiffers	Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.	Leisure Lane, Steamboat and Castlewood parks are the everyday recreation. Leisure Lane is the big one, with playgrounds, basketball, picnic shelters, open grass and the community garden.	Mount Rushmore is past the town boundary, the 1880 Train runs from the Winter Street depot, and Custer State Park and the Norbeck Scenic Byway are close.	Buffalo Gap National Grassland, hunting, rock collecting and OHV country, with the Cheyenne River nearby.
Mapped subdivisions
Outlines on filediffers	No recorded subdivision outlines drawn for this community yet.	2 mapped outlines, 2 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.	New streets and builder inventory, with Highlands at Norman Ranch adding over 100 first phase homesites across more than 300 acres.	An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.	A nearly intact turn-of-the-century western streetscape on the National Register, mostly quiet, at the gate to the grassland.
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.	Newer houses on city sewer with Hills views at a price central Rapid City does not offer, and Highlands at Norman Ranch is still selling first phase homesites.	Nightly rental demand runs about as high as anywhere in the Black Hills, if the rules and the covenants check out for the specific property.	Eighteen minutes from the hospital in Hot Springs, with 600,000 acres of grassland out the door and one MLS closing in two years to price from.
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.	You are fifteen minutes out from most of Rapid City's services and you drive I-90 to get to them in the winter. The city is also split between Meade 46-1 and Rapid City Area Schools 51-4, so the district follows the address.	A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.	No school, no store and no services in town, an aging water system with an open compliance item, and an undocumented sewer situation.

Central and Southern HillsCuster
Rapid City and the Ellsworth corridorSummerset
Central and Southern HillsKeystone
Central and Southern HillsBuffalo Gap

Where it sits

Regiondiffers

Custer: Central and Southern Hills
Summerset: Rapid City and the Ellsworth corridor
Keystone: Central and Southern Hills
Buffalo Gap: Central and Southern Hills

Countydiffers

Custer: Custer County
Summerset: Meade County
Keystone: Pennington County
Buffalo Gap: Custer 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.
Summerset: City of Summerset, incorporated July 2005
Keystone: Incorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.
Buffalo Gap: Incorporated town of Buffalo Gap, with Custer County outside the limits.

Corridordiffers

Custer: US-16
Summerset: I-90
Keystone: US 16A
Buffalo Gap: SD 79

To downtown Rapid Citydiffers

Custer: About 50 to 60 minutesDriving time and distance, off peak.
Summerset: 15 min, 10.0 miDriving time and distance, off peak.
Keystone: About 25 minutes northeastDriving time and distance, off peak.
Buffalo Gap: About 45 miles, roughly 56 minutesDriving time and distance, off peak.

To Ellsworth AFBdiffers

Custer: About an hour and ten minutesDriving time and distance, off peak.
Summerset: 30 min, 19.2 miDriving time and distance, off peak.
Keystone: About 40 minutesDriving time and distance, off peak.
Buffalo Gap: About 55 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.
Summerset: The commute is I-90, so winter driving here is interstate driving rather than a two lane canyon road.
Keystone: Black Hills elevation on canyon roads, and a town that empties out for the season. Iron Mountain Road and the scenic routes are not winter commuting roads.
Buffalo Gap: Highway 79 is state maintained and is the connection to Hot Springs and Rapid City. Off it, this is open prairie with blowing snow.

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.
Summerset: Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.
Keystone: 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.
Buffalo Gap: One single family sale shows in the Black Hills MLS over 24 months, at $80,000. One closing is a sample of one rather than a price level, so read it that way.

Housing agediffers

Custer: Mixed ages. Older homes near the core, newer construction toward the edges.
Summerset: Mostly 2000s to present
Keystone: An 1883 mining town, so genuinely old stock alongside newer builds and cabins.
Buffalo Gap: An 1885 to 1939 historic core with an aging housing stock and about a fifth of units vacant.

New constructiondiffers

Custer: Not recorded townwide in this guide. Check current permits with the city or county.
Summerset: Limited, mostly infill and small projects
Keystone: Limited, mostly infill and small projects
Buffalo Gap: None underway

Acreagediffers

Custer: Acreage is common outside the city core, with wells and septic systems typical on many rural properties.
Summerset: Not recorded townwide in this guide. The recorded plat carries the lot size.
Keystone: Some acreage, mostly platted town lots
Buffalo Gap: Acreage parcels are common here

Typical lotdiffers

Custer: Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
Summerset: Wide lots on new streets
Keystone: Small and steep in town, larger on the surrounding hillsides outside the limits.
Buffalo Gap: A handful of historic townsite lots, with grassland and ranch ground around 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.
Summerset: Recorded covenants on some plats, none on others
Keystone: Few plats here carry recorded covenants
Buffalo Gap: Few plats here carry recorded covenants

Utilities and rules

Utility patterndiffers

Custer: Mixed, municipal service in town with well and septic outside it
Summerset: Sewer collection is provided by the City of Summerset. Water service varies by address and can include Black Hawk Water User District or Diamond D Water in Sun Valley.
Keystone: Mixed, municipal service in town with well and septic outside it
Buffalo Gap: Mixed, municipal service in town with well and septic outside it

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.
Summerset: Black Hawk Water User District, or Diamond D Water in Sun Valley
Keystone: Town of Keystone municipal water inside the limits, drawn from town wells, with no violations on its current record. Parcels outside the town limits are on private wells.
Buffalo Gap: Town of Buffalo Gap municipal water from a single well, serving about 93 connections. 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.
Summerset: City of Summerset
Keystone: Confirm with the town before you rely on it. The town operates public works, but I have not been able to verify from the public record whether it runs a collection system or which parcels it reaches. Outside the limits, expect private septic.
Buffalo Gap: Not documented in the public record. There is no municipal wastewater project or discharge permit on file that I could find. Confirm with the town finance officer before assuming either town sewer or septic.

Short term rentalsdiffers

Custer: Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.
Summerset: The thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.
Keystone: A 2 percent municipal lodging tax applies to transient stays. Whether a separate short term rental ordinance exists is not clear from the public record, so confirm with the town in writing.
Buffalo Gap: This is hunting and grassland country rather than a tourism corridor. Demand is seasonal and specific.

Schools

School districtdiffers

Custer: Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.
Summerset: Meade 46-1 and Rapid City Area Schools 51-4, split within the cityAssignment follows the official boundary for the address. Confirm with the district.
Keystone: Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.
Buffalo Gap: Hot Springs School District 23-2, despite the town being in Custer CountyAssignment 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.
Summerset: Not recorded in this guide. Check what is open near the address.
Keystone: Nothing full service in town. Hill City is the closest small grocery and Rapid City is the real shopping, about 25 minutes northeast.
Buffalo Gap: Nothing full service in town. Hot Springs, about 14 miles south, is where errands happen.

Healthcarediffers

Custer: Monument Health Custer Hospital and clinic are in town.
Summerset: Hospital-level care is in Rapid City, about 15 minutes south.
Keystone: No clinic in town. Monument Health Custer Hospital has a 24 hour emergency department, and Rapid City has the larger hospital.
Buffalo Gap: Fall River Health Services in Hot Springs, a 25 bed critical access hospital with a 24 hour emergency department and a rural health clinic, about 18 minutes away.

Recreationdiffers

Custer: Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.
Summerset: Leisure Lane, Steamboat and Castlewood parks are the everyday recreation. Leisure Lane is the big one, with playgrounds, basketball, picnic shelters, open grass and the community garden.
Keystone: Mount Rushmore is past the town boundary, the 1880 Train runs from the Winter Street depot, and Custer State Park and the Norbeck Scenic Byway are close.
Buffalo Gap: Buffalo Gap National Grassland, hunting, rock collecting and OHV country, with the Cheyenne River nearby.

Mapped subdivisions

Outlines on filediffers

Custer: No recorded subdivision outlines drawn for this community yet.
Summerset: 2 mapped outlines, 2 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
Keystone: No recorded subdivision outlines drawn for this community yet.
Buffalo Gap: 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.
Summerset: New streets and builder inventory, with Highlands at Norman Ranch adding over 100 first phase homesites across more than 300 acres.
Keystone: An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.
Buffalo Gap: A nearly intact turn-of-the-century western streetscape on the National Register, mostly quiet, at the gate to the grassland.

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.
Summerset: Newer houses on city sewer with Hills views at a price central Rapid City does not offer, and Highlands at Norman Ranch is still selling first phase homesites.
Keystone: Nightly rental demand runs about as high as anywhere in the Black Hills, if the rules and the covenants check out for the specific property.
Buffalo Gap: Eighteen minutes from the hospital in Hot Springs, with 600,000 acres of grassland out the door and one MLS closing in two years to price from.

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.
Summerset: You are fifteen minutes out from most of Rapid City's services and you drive I-90 to get to them in the winter. The city is also split between Meade 46-1 and Rapid City Area Schools 51-4, so the district follows the address.
Keystone: A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.
Buffalo Gap: No school, no store and no services in town, an aging water system with an open compliance item, and an undocumented sewer situation.

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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ComparingCuster, Summerset, Keystone, Buffalo Gap

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