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.
5 of 25 communities
Price filters only consider communities with a published trailing twelve month median, so towns without one do not appear in a price filter.
The five facts that decide a shortlist
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.
- 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.
4 is the most that fits. Drop one first.Guide
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.
- 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.
4 is the most that fits. Drop one first.Guide- Typical price
- Median sold $315,150Black Hills MLS, single family, trailing 12 months, as of August 2026. 24 closed sales.
- To Ellsworth AFB
- About an hour and fifteen minutesDriving time and distance, off peak.
- To downtown Rapid City
- About 60 minutesDriving time and distance, off peak.
- Utility pattern
- Not recorded townwide in this guide. Verify water and sewer service for the address.
- School district
- Hot Springs School District 23-2Assignment follows the official boundary for the address. Confirm with the district.
4 is the most that fits. Drop one first.Guide
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.
- 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.
- Typical price
- 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.
- To Ellsworth AFB
- About 43 miles westDistance only. Drive time is not measured for this community, so time it from the parcel.
- To downtown Rapid City
- About 50 miles west on I-90Distance 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
- Wall School District 51-5Assignment follows the official boundary for the address. Confirm with the district.
Between Custer, Wall, Green Valley, New Underwood
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 HillsWallPrairie and BadlandsGreen ValleyRapid City and the Ellsworth corridorNew UnderwoodPrairie and Badlands
- County
- CusterCuster CountyWallPennington CountyGreen ValleyPennington CountyNew UnderwoodPennington County
- Jurisdiction
- CusterNot recorded townwide in this guide. The address decides whether it is city or county ground.WallIncorporated town of Wall, with Pennington County outside the limits.Green ValleyUnincorporated. No city government. Pennington County zones the lots and the County Sheriff patrols them.New UnderwoodIncorporated city of New Underwood, with Pennington County outside the limits
- Corridor
- CusterUS-16WallI-90 exits 109 and 110Green ValleySD 44New UnderwoodI-90 exit 78
- To downtown Rapid City
- CusterAbout 50 to 60 minutesWallAbout 50 miles west on I-90Green ValleyAbout 6 miles northwestNew UnderwoodAbout 18 miles west on I-90
- To Ellsworth AFB
- CusterAbout an hour and ten minutesWallAbout 43 miles westGreen ValleyAbout 15 minutes northNew UnderwoodAbout 11 miles, exit 78 to the main gate at exit 67A
Custer, Wall, Green Valley, New Underwood
Rows marked as differing are the ones where these do not read alike. Rows without the mark sit on a quiet background because they say the same thing in every column.
| Attribute | Prairie and BadlandsWall | Rapid City and the Ellsworth corridorGreen Valley | Prairie and BadlandsNew Underwood | |
|---|---|---|---|---|
| Where it sits | ||||
| Regiondiffers | Central and Southern Hills | Prairie and Badlands | Rapid City and the Ellsworth corridor | Prairie and Badlands |
| Countydiffers | Custer County | Pennington 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. | Incorporated town of Wall, with Pennington County outside the limits. | Unincorporated. No city government. Pennington County zones the lots and the County Sheriff patrols them. | Incorporated city of New Underwood, with Pennington County outside the limits |
| Corridordiffers | US-16 | I-90 exits 109 and 110 | SD 44 | I-90 exit 78 |
| To downtown Rapid Citydiffers | About 50 to 60 minutesDriving 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. | About 6 miles northwestDistance only. Drive time is not measured for this community, so time it from the parcel. | About 18 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. | About 43 miles westDistance only. Drive time is not measured for this community, so time it from the parcel. | About 15 minutes northDriving time and distance, off peak. | 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. |
| Winter drivingdiffers | Winter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours. | 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. | Highway 44 is a state priority. Everything off it is county, and open prairie means blowing snow reclaims a cleared road quickly. | I-90 is the commute and it is state maintained. Everything off the interstate is county and city plowing on its own schedule, and this is open prairie, so wind moves snow back onto the road. |
| 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. | 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. | No published median exists for the community. Closed sales on the specific street are the only figure worth quoting here. | 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. |
| Housing agediffers | Mixed ages. Older homes near the core, newer construction toward the edges. | Older stock through town, with a municipal demolition incentive program in place for blighted property. | Mostly late twentieth century through current. | Older in-town stock with scattered newer building. |
| 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 | 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 parcels are common here | 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. | Platted town lots, and then it jumps straight to ranch scale. | Generous by city standards, with larger parcels toward Radar Hill and Reservoir Road. | Standard town lots on the grid, with ranch and acreage ground starting where the limits end. |
| 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 | 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 | City water and sewer inside the limits | 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. | Town of Wall municipal water inside the limits. Rural parcels are on private wells. | Not a single system. The Rapid Valley Sanitary District's service area extends past the Rapid Valley boundary and is the likely supplier for much of Green Valley, and there is also a separate Green Valley Sanitary District administered alongside it. Outlying parcels toward Radar Hill and Reservoir Road are on private wells. Confirm per parcel. | City of New Underwood water inside the limits, drawn from two Madison Aquifer wells. Outside the limits, parcels are on small water associations or 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. | Town sewer inside the limits, with private septic on rural parcels. | District sewer where the district reaches, private septic where it does not. Confirm per parcel. | City sewer inside the limits. Rural parcels are on private septic permitted by Pennington County. |
| Short term rentalsdiffers | Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line. | 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. | Unincorporated county, so no municipal short-term rental ordinance applies. County zoning and any subdivision covenants govern, and state licensing applies once you rent. | New Underwood is a highway town rather than a tourism town, and no short-term rental ordinance surfaced in the public record. Confirm with the city before you count on rental income. |
| Schools | ||||
| School districtdiffers | Custer School District 16-1Assignment 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. | Split between Douglas 51-1 and Rapid City Area 51-4. Address specific.Assignment follows the official boundary for the address. Confirm with the district. | New Underwood School District 51-3Assignment 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. | The Wall Food Center on South Boulevard West. | The Highway 44 corridor and east Rapid City, a few minutes northwest. | BJ's Country Store at the exit 78 interchange for fuel and convenience. Full grocery shopping is Rapid City, about 18 miles west. |
| Healthcarediffers | Monument Health Custer Hospital and clinic are in town. | The Monument Health Wall Clinic on 7th Avenue is in town. The nearest hospital is Monument Health Rapid City, roughly 50 miles west. | The Monument Health Rapid Valley Clinic on Elderberry Boulevard for walk-in care, with the hospital in Rapid City. | No clinic in town. The Monument Health Rapid Valley Clinic on Elderberry Boulevard has walk-in urgent care seven days a week, and the hospital is in Rapid City. |
| Recreationdiffers | Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup. | 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. | Open prairie, the county land east of town, and the whole Black Hills half an hour the other direction. | The municipal pool, with a donor-funded free swim program, and open prairie in every direction. |
| 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 complete small prairie town with its own school, clinic and grocery, at the northern gate to the Badlands. | Flat prairie subdivisions east of the city, growing steadily, on county rules. | A prairie town with its own K through 12 campus and its own interstate exit, 18 miles from the city. |
| 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. | Everything a town needs in one place, 50 miles from the city, at prairie prices. | More ground for the money six miles from Rapid City, with Ellsworth fifteen minutes north. | The only town this close to Ellsworth that still educates its own kids from kindergarten through graduation. |
| 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. | Fifty miles to a hospital and to real shopping, and an economy that runs on a three month season. | A school district line that runs through the community, and a water arrangement that changes street to street. | You give up the grocery store, the clinic and the hardware store, and you inherit a small municipal water system with a publicly acknowledged supply question. |
- Prairie and BadlandsWall
- Rapid City and the Ellsworth corridorGreen Valley
- Prairie and BadlandsNew Underwood
Where it sits
Regiondiffers
- Custer
- Central and Southern Hills
- Wall
- Prairie and Badlands
- Green Valley
- Rapid City and the Ellsworth corridor
- New Underwood
- Prairie and Badlands
Countydiffers
- Custer
- Custer County
- Wall
- Pennington County
- Green Valley
- Pennington County
- New Underwood
- 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.
- Wall
- Incorporated town of Wall, with Pennington County outside the limits.
- Green Valley
- Unincorporated. No city government. Pennington County zones the lots and the County Sheriff patrols them.
- New Underwood
- Incorporated city of New Underwood, with Pennington County outside the limits
Corridordiffers
- Custer
- US-16
- Wall
- I-90 exits 109 and 110
- Green Valley
- SD 44
- New Underwood
- I-90 exit 78
To downtown Rapid Citydiffers
- Custer
- About 50 to 60 minutesDriving 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.
- Green Valley
- About 6 miles northwestDistance only. Drive time is not measured for this community, so time it from the parcel.
- New Underwood
- About 18 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.
- Wall
- About 43 miles westDistance only. Drive time is not measured for this community, so time it from the parcel.
- Green Valley
- About 15 minutes northDriving time and distance, off peak.
- New Underwood
- 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.
Winter drivingdiffers
- Custer
- Winter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours.
- 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.
- Green Valley
- Highway 44 is a state priority. Everything off it is county, and open prairie means blowing snow reclaims a cleared road quickly.
- New Underwood
- I-90 is the commute and it is state maintained. Everything off the interstate is county and city plowing on its own schedule, and this is open prairie, so wind moves snow back onto the road.
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.
- 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.
- Green Valley
- No published median exists for the community. Closed sales on the specific street are the only figure worth quoting here.
- New Underwood
- 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.
Housing agediffers
- Custer
- Mixed ages. Older homes near the core, newer construction toward the edges.
- Wall
- Older stock through town, with a municipal demolition incentive program in place for blighted property.
- Green Valley
- Mostly late twentieth century through current.
- New Underwood
- Older in-town stock with scattered newer building.
New constructiondiffers
- Custer
- Not recorded townwide in this guide. Check current permits with the city or county.
- Wall
- Limited, mostly infill and small projects
- Green Valley
- Limited, mostly infill and small projects
- New Underwood
- 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.
- Wall
- Acreage parcels are common here
- Green Valley
- Some acreage, mostly platted town lots
- New Underwood
- Acreage parcels are common here
Typical lotdiffers
- Custer
- Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
- Wall
- Platted town lots, and then it jumps straight to ranch scale.
- Green Valley
- Generous by city standards, with larger parcels toward Radar Hill and Reservoir Road.
- New Underwood
- Standard town lots on the grid, with ranch and acreage ground starting where the limits end.
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.
- Wall
- Few plats here carry recorded covenants
- Green Valley
- Few plats here carry recorded covenants
- New Underwood
- Few plats here carry recorded covenants
Utilities and rules
Utility patterndiffers
- Custer
- Mixed, municipal service in town with well and septic outside it
- Wall
- City water and sewer inside the limits
- Green Valley
- Mixed, municipal service in town with well and septic outside it
- New Underwood
- 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.
- Wall
- Town of Wall municipal water inside the limits. Rural parcels are on private wells.
- Green Valley
- Not a single system. The Rapid Valley Sanitary District's service area extends past the Rapid Valley boundary and is the likely supplier for much of Green Valley, and there is also a separate Green Valley Sanitary District administered alongside it. Outlying parcels toward Radar Hill and Reservoir Road are on private wells. Confirm per parcel.
- New Underwood
- City of New Underwood water inside the limits, drawn from two Madison Aquifer wells. Outside the limits, parcels are on small water associations or 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.
- Wall
- Town sewer inside the limits, with private septic on rural parcels.
- Green Valley
- District sewer where the district reaches, private septic where it does not. Confirm per parcel.
- New Underwood
- City sewer inside the limits. Rural parcels are on private septic permitted by Pennington County.
Short term rentalsdiffers
- Custer
- Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.
- 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.
- Green Valley
- Unincorporated county, so no municipal short-term rental ordinance applies. County zoning and any subdivision covenants govern, and state licensing applies once you rent.
- New Underwood
- New Underwood is a highway town rather than a tourism town, and no short-term rental ordinance surfaced in the public record. Confirm with the city before you count on rental income.
Schools
School districtdiffers
- Custer
- Custer School District 16-1Assignment 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.
- Green Valley
- Split between Douglas 51-1 and Rapid City Area 51-4. Address specific.Assignment follows the official boundary for the address. Confirm with the district.
- New Underwood
- New Underwood School District 51-3Assignment 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.
- Wall
- The Wall Food Center on South Boulevard West.
- Green Valley
- The Highway 44 corridor and east Rapid City, a few minutes northwest.
- New Underwood
- BJ's Country Store at the exit 78 interchange for fuel and convenience. Full grocery shopping is Rapid City, about 18 miles west.
Healthcarediffers
- Custer
- Monument Health Custer Hospital and clinic are in town.
- Wall
- The Monument Health Wall Clinic on 7th Avenue is in town. The nearest hospital is Monument Health Rapid City, roughly 50 miles west.
- Green Valley
- The Monument Health Rapid Valley Clinic on Elderberry Boulevard for walk-in care, with the hospital in Rapid City.
- New Underwood
- No clinic in town. The Monument Health Rapid Valley Clinic on Elderberry Boulevard has walk-in urgent care seven days a week, and the hospital is in Rapid City.
Recreationdiffers
- Custer
- Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.
- 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.
- Green Valley
- Open prairie, the county land east of town, and the whole Black Hills half an hour the other direction.
- New Underwood
- The municipal pool, with a donor-funded free swim program, and open prairie in every direction.
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.
- Wall
- A complete small prairie town with its own school, clinic and grocery, at the northern gate to the Badlands.
- Green Valley
- Flat prairie subdivisions east of the city, growing steadily, on county rules.
- New Underwood
- A prairie town with its own K through 12 campus and its own interstate exit, 18 miles from the city.
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.
- Wall
- Everything a town needs in one place, 50 miles from the city, at prairie prices.
- Green Valley
- More ground for the money six miles from Rapid City, with Ellsworth fifteen minutes north.
- New Underwood
- The only town this close to Ellsworth that still educates its own kids from kindergarten through graduation.
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.
- Wall
- Fifty miles to a hospital and to real shopping, and an economy that runs on a three month season.
- Green Valley
- A school district line that runs through the community, and a water arrangement that changes street to street.
- New Underwood
- You give up the grocery store, the clinic and the hardware store, and you inherit a small municipal water system with a publicly acknowledged supply question.
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
Want to talk through the tradeoffs?
Two towns can look identical in a table and feel nothing alike on a Tuesday night in February. Call or text and tell me which rows above are the ones you cannot live with, and we can work the list down from there.
Considering a home here?
Send the address and we can talk it through. The details that change from one property to the next are jurisdiction, water and sewer, the school the district assigns, covenants, road maintenance and the rest of what never shows up on a listing.
