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

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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, Summerset, Rapid Valley, St. Onge

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 corridorRapid ValleyRapid City and the Ellsworth corridorSt. OngeNorthern Hills and I-90
County: CusterCuster CountySummersetMeade CountyRapid ValleyPennington CountySt. OngeLawrence County
Jurisdiction: CusterNot recorded townwide in this guide. The address decides whether it is city or county ground.SummersetCity of Summerset, incorporated July 2005Rapid 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.St. OngeUnincorporated. No town government. Lawrence County zones the parcels and the Sheriff patrols them.
Corridor: CusterUS-16SummersetI-90Rapid ValleySD 44 and Elk Vale RoadSt. OngeSD 34, with I-90 seven miles southeast at Whitewood
To downtown Rapid City: CusterAbout 50 to 60 minutesSummerset15 min, 10.0 miRapid Valley11 min, 5.2 miSt. OngeAbout 44 miles, roughly 48 minutes
To Ellsworth AFB: CusterAbout an hour and ten minutesSummerset30 min, 19.2 miRapid Valley22 min, 10.4 miSt. OngeAbout 45 miles

Side by side

Custer, Summerset, Rapid Valley, St. Onge

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	Rapid City and the Ellsworth corridorRapid Valley	Northern Hills and I-90St. Onge
Where it sits
Regiondiffers	Central and Southern Hills	Rapid City and the Ellsworth corridor	Rapid City and the Ellsworth corridor	Northern Hills and I-90
Countydiffers	Custer County	Meade County	Pennington 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.	City of Summerset, incorporated July 2005	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.	Unincorporated. No town government. Lawrence County zones the parcels and the Sheriff patrols them.
Corridordiffers	US-16	I-90	SD 44 and Elk Vale Road	SD 34, with I-90 seven miles southeast at Whitewood
To downtown Rapid Citydiffers	About 50 to 60 minutesDriving time and distance, off peak.	15 min, 10.0 miDriving time and distance, off peak.	11 min, 5.2 miDriving time and distance, off peak.	About 44 miles, roughly 48 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.	22 min, 10.4 miDriving time and distance, off peak.	About 45 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.	Highway 44 and Elk Vale are state and county priorities. Interior subdivision streets are county maintained and clear after the arterials do.	Highway 34 is state maintained and connects three directions. County and private roads off it are a different conversation.
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 $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.	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.
Housing agediffers	Mixed ages. Older homes near the core, newer construction toward the edges.	Mostly 2000s to present	Mostly late twentieth century through current, with active building on the edges.	An 1891 townsite with genuinely old buildings, surrounded by ranch and acreage property of every era.
New constructiondiffers	Not recorded townwide in this guide. Check current permits with the city or county.	Limited, mostly infill and small projects	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.	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	Suburban lots through the core, larger parcels toward Reservoir and Radar Hill Roads.	Small townsite lots, with acreage 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	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	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.	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.	Mostly private well and septic
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	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.	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.
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	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.	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.
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 thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.	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.	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.
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.	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.	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.
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.	Retail and everyday shopping run along Highway 44 on the southern edge, with additional grocery options a few minutes west in Rapid City.	Nothing in town. Spearfish is eleven miles southeast and Belle Fourche thirteen northwest.
Healthcarediffers	Monument Health Custer Hospital and clinic are in town.	Hospital-level care is in Rapid City, about 15 minutes south.	Monument Health Rapid Valley Clinic provides primary and urgent care in the community. Hospital-level care is in Rapid City.	Monument Health Spearfish Hospital, a 35 bed facility with a 24 hour emergency department, 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.	Rapid Creek, the county parks east of town, and everything the Hills offer half an hour west.	Creek bottoms, hay ground and hunting country, with Spearfish Canyon and the northern Hills half an hour away.
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.	The region's largest unincorporated community: suburban streets, high ownership, county government.	An 1891 French-Canadian railroad townsite that is now a cattle auction crossroads and an acreage corridor.
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.	Rapid City schools and a five mile commute without Rapid City property taxes, plus a walk-in clinic in the neighborhood.	The cheapest ground in the northern Hills that still puts you eleven miles from a hospital and sixteen from three towns.
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.	No city services, a sanitary district bill instead of a city utility bill, and an annexation line that only the parcel record can settle.	A three-way school district split you have to verify per parcel, and no services of any kind in town.

Central and Southern HillsCuster
Rapid City and the Ellsworth corridorSummerset
Rapid City and the Ellsworth corridorRapid Valley
Northern Hills and I-90St. Onge

Where it sits

Regiondiffers

Custer: Central and Southern Hills
Summerset: Rapid City and the Ellsworth corridor
Rapid Valley: Rapid City and the Ellsworth corridor
St. Onge: Northern Hills and I-90

Countydiffers

Custer: Custer County
Summerset: Meade County
Rapid Valley: Pennington County
St. Onge: 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.
Summerset: City of Summerset, incorporated July 2005
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.
St. Onge: Unincorporated. No town government. Lawrence County zones the parcels and the Sheriff patrols them.

Corridordiffers

Custer: US-16
Summerset: I-90
Rapid Valley: SD 44 and Elk Vale Road
St. Onge: SD 34, with I-90 seven miles southeast at Whitewood

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.
Rapid Valley: 11 min, 5.2 miDriving time and distance, off peak.
St. Onge: About 44 miles, roughly 48 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.
Rapid Valley: 22 min, 10.4 miDriving 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.

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.
Rapid Valley: Highway 44 and Elk Vale are state and county priorities. Interior subdivision streets are county maintained and clear after the arterials do.
St. Onge: Highway 34 is state maintained and connects three directions. County and private roads off it are a different conversation.

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.
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.
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.

Housing agediffers

Custer: Mixed ages. Older homes near the core, newer construction toward the edges.
Summerset: Mostly 2000s to present
Rapid Valley: Mostly late twentieth century through current, with active building on the edges.
St. Onge: An 1891 townsite with genuinely old buildings, surrounded by ranch and acreage property of every era.

New constructiondiffers

Custer: Not recorded townwide in this guide. Check current permits with the city or county.
Summerset: Limited, mostly infill and small projects
Rapid Valley: Active, with subdivisions still building
St. Onge: 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.
Summerset: Not recorded townwide in this guide. The recorded plat carries the lot size.
Rapid Valley: Some acreage, mostly platted town lots
St. Onge: 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
Rapid Valley: Suburban lots through the core, larger parcels toward Reservoir and Radar Hill Roads.
St. Onge: Small townsite lots, with acreage 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
Rapid Valley: Recorded covenants on some plats, none on others
St. Onge: 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.
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.
St. Onge: Mostly private well and septic

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
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.
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.

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
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.
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.

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.
Summerset: 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.
St. Onge: 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.
Summerset: The thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.
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.
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.

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.
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.
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.

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.
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.
St. Onge: Nothing in town. Spearfish is eleven miles southeast and Belle Fourche thirteen northwest.

Healthcarediffers

Custer: Monument Health Custer Hospital and clinic are in town.
Summerset: Hospital-level care is in Rapid City, about 15 minutes south.
Rapid Valley: Monument Health Rapid Valley Clinic provides primary and urgent care in the community. Hospital-level care is in Rapid City.
St. Onge: Monument Health Spearfish Hospital, a 35 bed facility with a 24 hour emergency department, 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.
Rapid Valley: Rapid Creek, the county parks east of town, and everything the Hills offer half an hour west.
St. Onge: Creek bottoms, hay ground and hunting country, with Spearfish Canyon and the northern Hills half an hour away.

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.
Rapid Valley: No recorded subdivision outlines drawn for this community yet.
St. Onge: 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.
Rapid Valley: The region's largest unincorporated community: suburban streets, high ownership, county government.
St. Onge: An 1891 French-Canadian railroad townsite that is now a cattle auction crossroads and an acreage corridor.

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.
Rapid Valley: Rapid City schools and a five mile commute without Rapid City property taxes, plus a walk-in clinic in the neighborhood.
St. Onge: The cheapest ground in the northern Hills that still puts you eleven miles from a hospital and sixteen from three towns.

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

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, Rapid Valley, St. Onge

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