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 Edgemont, Custer, Sturgis, Summerset

The rows below are the ones where these do not read the same. Ordered as the table runs, not by importance.

Region: EdgemontCentral and Southern HillsCusterCentral and Southern HillsSturgisNorthern Hills and I-90SummersetRapid City and the Ellsworth corridor
County: EdgemontFall River CountyCusterCuster CountySturgisMeade CountySummersetMeade County
Jurisdiction: EdgemontIncorporated city of Edgemont, with Fall River County outside the limits.CusterNot recorded townwide in this guide. The address decides whether it is city or county ground.SturgisNot recorded townwide in this guide. The address decides whether it is city or county ground.SummersetCity of Summerset, incorporated July 2005
Corridor: EdgemontUS 18 and SD 471CusterUS-16SturgisI-90SummersetI-90
To downtown Rapid City: EdgemontAbout 100 miles northeastCusterAbout 50 to 60 minutesSturgis33 min, 28.9 miSummerset15 min, 10.0 mi
To Ellsworth AFB: EdgemontAbout 110 milesCusterAbout an hour and ten minutesSturgis48 min, 38.2 miSummerset30 min, 19.2 mi

Side by side

Edgemont, Custer, Sturgis, Summerset

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 HillsEdgemont	Central and Southern HillsCuster	Northern Hills and I-90Sturgis	Rapid City and the Ellsworth corridorSummerset
Where it sits
Regiondiffers	Central and Southern Hills	Central and Southern Hills	Northern Hills and I-90	Rapid City and the Ellsworth corridor
Countydiffers	Fall River County	Custer County	Meade County	Meade County
JurisdictiondiffersCity versus county decides who provides service and who inspects the work.	Incorporated city of Edgemont, with Fall River County outside the limits.	Not recorded townwide in this guide. The address decides whether it is city or county ground.	Not recorded townwide in this guide. The address decides whether it is city or county ground.	City of Summerset, incorporated July 2005
Corridordiffers	US 18 and SD 471	US-16	I-90	I-90
To downtown Rapid Citydiffers	About 100 miles northeastDistance only. Drive time is not measured for this community, so time it from the parcel.	About 50 to 60 minutesDriving time and distance, off peak.	33 min, 28.9 miDriving time and distance, off peak.	15 min, 10.0 miDriving time and distance, off peak.
To Ellsworth AFBdiffers	About 110 milesDistance only. Drive time is not measured for this community, so time it from the parcel.	About an hour and ten minutesDriving time and distance, off peak.	48 min, 38.2 miDriving time and distance, off peak.	30 min, 19.2 miDriving time and distance, off peak.
Winter drivingdiffers	Cold semi-arid country with a recorded low of 40 below. US 18 is the lifeline and it is a long way to anywhere in a storm.	Winter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours.	I-90 is state maintained and the city clears its own streets. The county roads out past the edges clear later.	The commute is I-90, so winter driving here is interstate driving rather than a two lane canyon road.
Housing and lots
Typical pricediffers	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.	Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample.	$300k to $450kMedian sold $365,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 97 closed sales.	Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.
Housing agediffers	An 1890 railroad town, so mostly older stock, with about a quarter of units vacant at the 2020 count.	Mixed ages. Older homes near the core, newer construction toward the edges.	Older near the core, newer on the edges	Mostly 2000s to present
New constructiondiffers	None underway	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
Acreagediffers	Acreage parcels are common here	Acreage is common outside the city core, with wells and septic systems typical on many rural properties.	Acreage becomes more common outside the city core, including areas east of Sturgis and along the surrounding canyon and prairie corridors.	Not recorded townwide in this guide. The recorded plat carries the lot size.
Typical lotdiffers	Town lots inside the limits, ranch scale outside them.	Not recorded townwide in this guide. The recorded plat carries the lot dimensions.	Not recorded townwide in this guide. The recorded plat carries the lot dimensions.	Wide lots on new streets
Covenants and HOAdiffersCovenants are recorded per plat. The title commitment lists what binds the parcel.	Few plats here carry recorded covenants	Not recorded townwide in this guide. Read the recorded documents for the plat.	Not recorded townwide in this guide. Read the recorded documents for the plat.	Recorded covenants on some plats, none on others
Utilities and rules
Utility patterndiffers	City water and sewer inside the limits	Mixed, municipal service in town with well and septic outside it	Not recorded townwide in this guide. Verify water and sewer service for the address.	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.
Waterdiffers	City of Edgemont municipal water. Rural parcels are on private wells.	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.	Not recorded townwide in this guide. Verify the provider for the address.	Black Hawk Water User District, or Diamond D Water in Sun Valley
Sewerdiffers	City sewer inside the limits, with private septic on rural parcels.	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.	Not recorded townwide in this guide. Verify the service for the address.	City of Summerset
Short term rentalsdiffers	Edgemont is not a tourism town. Short-term rental demand here is work crews, hunting season and Rally traffic passing through, not visitors staying to see something.	Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.	No short term rental licensing ordinance. What the city does regulate is residential camping during the Rally.	The thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.
Schools
School districtdiffers	Edgemont School District 23-1Assignment follows the official boundary for the address. Confirm with the district.	Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.	Meade School District 46-1Assignment 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.
Daily errands
Groceriesdiffers	Small-town grocery and convenience in Edgemont, with Hot Springs about 35 miles east for more.	Lynn's Dakotamart is a full-service grocery store in town.	Lynn's Dakotamart is a full-service grocery store in town.	Not recorded in this guide. Check what is open near the address.
Healthcarediffers	No hospital in town. Fall River Health Services in Hot Springs is a 25 bed critical access hospital with a 24 hour emergency department.	Monument Health Custer Hospital and clinic are in town.	Monument Health Sturgis Hospital and clinic are in town.	Hospital-level care is in Rapid City, about 15 minutes south.
Recreationdiffers	The hundred-year-old city park, the campground, the Elk Mountains and open country in every direction.	Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.	Bear Butte State Park, Fort Meade Recreation Area and the Sturgis Motorcycle Museum, with the northern hills toward Spearfish and Deadwood close.	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.
Mapped subdivisions
Outlines on filediffers	No recorded subdivision outlines drawn for this community yet.	No recorded subdivision outlines drawn for this community yet.	9 mapped outlines, 8 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.	2 mapped outlines, 2 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
The trade
Housing and patterndiffers	A working BNSF crew-change town founded in 1890, at the far southern edge of the Hills below the Elk Mountains.	A county seat at a park entrance, with a replacement Monument Health hospital and acreage starting just past the city limits.	A full Main Street town with its own grocery, hospital and high school, and Bear Butte on the horizon.	New streets and builder inventory, with Highlands at Norman Ranch adding over 100 first phase homesites across more than 300 acres.
What you gaindiffers	More town per dollar than anywhere else in the region, with its own school district and city utilities.	You are inside the Hills with real acreage, Custer State Park at the door, and a new hospital in a town of about 1,900.	A town that stands on its own, grocery, hospital and high school inside it, at a price per square foot below Rapid City.	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.
What you give updiffers	A hundred miles from Rapid City, 35 from a hospital, with two unresolved questions hanging over the local economy.	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.	Half an hour of interstate each way to Rapid City, and for the first two weeks of August the Rally is your town.	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.

Central and Southern HillsEdgemont
Central and Southern HillsCuster
Northern Hills and I-90Sturgis
Rapid City and the Ellsworth corridorSummerset

Where it sits

Regiondiffers

Edgemont: Central and Southern Hills
Custer: Central and Southern Hills
Sturgis: Northern Hills and I-90
Summerset: Rapid City and the Ellsworth corridor

Countydiffers

Edgemont: Fall River County
Custer: Custer County
Sturgis: Meade County
Summerset: Meade County

Jurisdictiondiffers

City versus county decides who provides service and who inspects the work.

Edgemont: Incorporated city of Edgemont, with Fall River County outside the limits.
Custer: Not recorded townwide in this guide. The address decides whether it is city or county ground.
Sturgis: Not recorded townwide in this guide. The address decides whether it is city or county ground.
Summerset: City of Summerset, incorporated July 2005

Corridordiffers

Edgemont: US 18 and SD 471
Custer: US-16
Sturgis: I-90
Summerset: I-90

To downtown Rapid Citydiffers

Edgemont: About 100 miles northeastDistance only. Drive time is not measured for this community, so time it from the parcel.
Custer: About 50 to 60 minutesDriving time and distance, off peak.
Sturgis: 33 min, 28.9 miDriving time and distance, off peak.
Summerset: 15 min, 10.0 miDriving time and distance, off peak.

To Ellsworth AFBdiffers

Edgemont: About 110 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
Custer: About an hour and ten minutesDriving time and distance, off peak.
Sturgis: 48 min, 38.2 miDriving time and distance, off peak.
Summerset: 30 min, 19.2 miDriving time and distance, off peak.

Winter drivingdiffers

Edgemont: Cold semi-arid country with a recorded low of 40 below. US 18 is the lifeline and it is a long way to anywhere in a storm.
Custer: Winter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours.
Sturgis: I-90 is state maintained and the city clears its own streets. The county roads out past the edges clear later.
Summerset: The commute is I-90, so winter driving here is interstate driving rather than a two lane canyon road.

Housing and lots

Typical pricediffers

Edgemont: 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.
Custer: Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample.
Sturgis: $300k to $450kMedian sold $365,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 97 closed sales.
Summerset: Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.

Housing agediffers

Edgemont: An 1890 railroad town, so mostly older stock, with about a quarter of units vacant at the 2020 count.
Custer: Mixed ages. Older homes near the core, newer construction toward the edges.
Sturgis: Older near the core, newer on the edges
Summerset: Mostly 2000s to present

New constructiondiffers

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

Acreagediffers

Edgemont: Acreage parcels are common here
Custer: Acreage is common outside the city core, with wells and septic systems typical on many rural properties.
Sturgis: Acreage becomes more common outside the city core, including areas east of Sturgis and along the surrounding canyon and prairie corridors.
Summerset: Not recorded townwide in this guide. The recorded plat carries the lot size.

Typical lotdiffers

Edgemont: Town lots inside the limits, ranch scale outside them.
Custer: Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
Sturgis: Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
Summerset: Wide lots on new streets

Covenants and HOAdiffers

Covenants are recorded per plat. The title commitment lists what binds the parcel.

Edgemont: Few plats here carry recorded covenants
Custer: Not recorded townwide in this guide. Read the recorded documents for the plat.
Sturgis: Not recorded townwide in this guide. Read the recorded documents for the plat.
Summerset: Recorded covenants on some plats, none on others

Utilities and rules

Utility patterndiffers

Edgemont: City water and sewer inside the limits
Custer: Mixed, municipal service in town with well and septic outside it
Sturgis: Not recorded townwide in this guide. Verify water and sewer service for the address.
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.

Waterdiffers

Edgemont: City of Edgemont municipal water. Rural parcels are on private wells.
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.
Sturgis: Not recorded townwide in this guide. Verify the provider for the address.
Summerset: Black Hawk Water User District, or Diamond D Water in Sun Valley

Sewerdiffers

Edgemont: City sewer inside the limits, with private septic on rural parcels.
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.
Sturgis: Not recorded townwide in this guide. Verify the service for the address.
Summerset: City of Summerset

Short term rentalsdiffers

Edgemont: Edgemont is not a tourism town. Short-term rental demand here is work crews, hunting season and Rally traffic passing through, not visitors staying to see something.
Custer: Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.
Sturgis: No short term rental licensing ordinance. What the city does regulate is residential camping during the Rally.
Summerset: The thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.

Schools

School districtdiffers

Edgemont: Edgemont School District 23-1Assignment follows the official boundary for the address. Confirm with the district.
Custer: Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.
Sturgis: Meade School District 46-1Assignment 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.

Daily errands

Groceriesdiffers

Edgemont: Small-town grocery and convenience in Edgemont, with Hot Springs about 35 miles east for more.
Custer: Lynn's Dakotamart is a full-service grocery store in town.
Sturgis: Lynn's Dakotamart is a full-service grocery store in town.
Summerset: Not recorded in this guide. Check what is open near the address.

Healthcarediffers

Edgemont: No hospital in town. Fall River Health Services in Hot Springs is a 25 bed critical access hospital with a 24 hour emergency department.
Custer: Monument Health Custer Hospital and clinic are in town.
Sturgis: Monument Health Sturgis Hospital and clinic are in town.
Summerset: Hospital-level care is in Rapid City, about 15 minutes south.

Recreationdiffers

Edgemont: The hundred-year-old city park, the campground, the Elk Mountains and open country in every direction.
Custer: Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.
Sturgis: Bear Butte State Park, Fort Meade Recreation Area and the Sturgis Motorcycle Museum, with the northern hills toward Spearfish and Deadwood close.
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.

Mapped subdivisions

Outlines on filediffers

Edgemont: No recorded subdivision outlines drawn for this community yet.
Custer: No recorded subdivision outlines drawn for this community yet.
Sturgis: 9 mapped outlines, 8 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
Summerset: 2 mapped outlines, 2 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.

The trade

Housing and patterndiffers

Edgemont: A working BNSF crew-change town founded in 1890, at the far southern edge of the Hills below the Elk Mountains.
Custer: A county seat at a park entrance, with a replacement Monument Health hospital and acreage starting just past the city limits.
Sturgis: A full Main Street town with its own grocery, hospital and high school, and Bear Butte on the horizon.
Summerset: New streets and builder inventory, with Highlands at Norman Ranch adding over 100 first phase homesites across more than 300 acres.

What you gaindiffers

Edgemont: More town per dollar than anywhere else in the region, with its own school district and city utilities.
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.
Sturgis: A town that stands on its own, grocery, hospital and high school inside it, at a price per square foot below Rapid City.
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.

What you give updiffers

Edgemont: A hundred miles from Rapid City, 35 from a hospital, with two unresolved questions hanging over the local economy.
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.
Sturgis: Half an hour of interstate each way to Rapid City, and for the first two weeks of August the Rally is your town.
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.

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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ComparingEdgemont, Custer, Sturgis, Summerset

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