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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8 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, 3 of 4

Rapid City and the Ellsworth corridor

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

Rapid City
Typical price
$300k to $450kMedian sold $349,950. Black Hills MLS, single family, trailing 12 months, as of August 2026. 706 closed sales.
To Ellsworth AFB
24 min, 13.8 miDriving time and distance, off peak.
To downtown Rapid City
5 min, 1.5 miDriving time and distance, off peak.
Utility pattern
City water and sewer inside the limits
School district
Rapid City Area Schools 51-4Assignment follows the official boundary for the address. Confirm with the district.
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Northern Hills and I-90

The Sturgis to Belle Fourche side of the Hills, with its own hospitals, schools and employers, so a job in Spearfish or Sturgis does not have to mean a Rapid City commute.

Belle Fourche
Typical price
$275k to $375kMedian sold $300,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 113 closed sales.
To Ellsworth AFB
About an hourDriving time and distance, off peak.
To downtown Rapid City
About 55 to 60 minutesDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Belle Fourche School District 9-1Assignment follows the official boundary for the address. Confirm with the district.
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Lead and Deadwood
Typical price
$320k to $500kMedian sold $385,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 117 closed sales.
To Ellsworth AFB
About 55 minutesDriving time and distance, off peak.
To downtown Rapid City
About 50 minutesDriving time and distance, off peak.
Utility pattern
Not recorded townwide in this guide. Verify water and sewer service for the address.
School district
Lead-Deadwood School District 40-1Assignment follows the official boundary for the address. Confirm with the district.
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Sturgis
Typical price
$300k to $450kMedian sold $365,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 97 closed sales.
To Ellsworth AFB
48 min, 38.2 miDriving time and distance, off peak.
To downtown Rapid City
33 min, 28.9 miDriving time and distance, off peak.
Utility pattern
Not recorded townwide in this guide. Verify water and sewer service for the address.
School district
Meade School District 46-1Assignment follows the official boundary for the address. Confirm with the district.
Selected 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.

Edgemont
Typical price
About $155,000 average sold, 13 sales over 24 monthsAverage sold $155,285. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 13 closed sales.
To Ellsworth AFB
About 110 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
To downtown Rapid City
About 100 miles northeastDistance only. Drive time is not measured for this community, so time it from the parcel.
Utility pattern
City water and sewer inside the limits
School district
Edgemont School District 23-1Assignment follows the official boundary for the address. Confirm with the district.
Selected Guide
Hot Springs
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.
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Prairie and Badlands

East of the Hills on the open prairie, where lots run larger, water is often a private well, services are thinner and the wind and the drive are the tradeoffs.

New Underwood
Typical price
About $320,000 average sold, 20 sales over 24 monthsAverage sold $319,585. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 20 closed sales.
To Ellsworth AFB
About 11 miles, exit 78 to the main gate at exit 67ADistance only. Drive time is not measured for this community, so time it from the parcel.
To downtown Rapid City
About 18 miles west on I-90Distance only. Drive time is not measured for this community, so time it from the parcel.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
New Underwood School District 51-3Assignment follows the official boundary for the address. Confirm with the district.
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Wall
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.
Compare Guide

What changes

Between Edgemont, Sturgis, Keystone

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 HillsSturgisNorthern Hills and I-90KeystoneCentral and Southern Hills
County: EdgemontFall River CountySturgisMeade CountyKeystonePennington County
Jurisdiction: EdgemontIncorporated city of Edgemont, with Fall River County outside the limits.SturgisNot recorded townwide in this guide. The address decides whether it is city or county ground.KeystoneIncorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.
Corridor: EdgemontUS 18 and SD 471SturgisI-90KeystoneUS 16A
To downtown Rapid City: EdgemontAbout 100 miles northeastSturgis33 min, 28.9 miKeystoneAbout 25 minutes northeast
To Ellsworth AFB: EdgemontAbout 110 milesSturgis48 min, 38.2 miKeystoneAbout 40 minutes

Side by side

Edgemont, Sturgis, Keystone

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	Northern Hills and I-90Sturgis	Central and Southern HillsKeystone
Where it sits
Regiondiffers	Central and Southern Hills	Northern Hills and I-90	Central and Southern Hills
Countydiffers	Fall River County	Meade County	Pennington 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.	Incorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.
Corridordiffers	US 18 and SD 471	I-90	US 16A
To downtown Rapid Citydiffers	About 100 miles northeastDistance only. Drive time is not measured for this community, so time it from the parcel.	33 min, 28.9 miDriving time and distance, off peak.	About 25 minutes northeastDriving 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.	48 min, 38.2 miDriving time and distance, off peak.	About 40 minutesDriving 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.	I-90 is state maintained and the city clears its own streets. The county roads out past the edges clear later.	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.
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.	$300k to $450kMedian sold $365,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 97 closed sales.	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.
Housing agediffers	An 1890 railroad town, so mostly older stock, with about a quarter of units vacant at the 2020 count.	Older near the core, newer on the edges	An 1883 mining town, so genuinely old stock alongside newer builds and cabins.
New constructiondiffers	None underway	Limited, mostly infill and small projects	Limited, mostly infill and small projects
Acreagediffers	Acreage parcels are common here	Acreage becomes more common outside the city core, including areas east of Sturgis and along the surrounding canyon and prairie corridors.	Some acreage, mostly platted town lots
Typical lotdiffers	Town lots inside the limits, ranch scale outside them.	Not recorded townwide in this guide. The recorded plat carries the lot dimensions.	Small and steep in town, larger on the surrounding hillsides outside the limits.
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.	Few plats here carry recorded covenants
Utilities and rules
Utility patterndiffers	City water and sewer inside the limits	Not recorded townwide in this guide. Verify water and sewer service for the address.	Mixed, municipal service in town with well and septic outside it
Waterdiffers	City of Edgemont municipal water. Rural parcels are on private wells.	Not recorded townwide in this guide. Verify the provider for the address.	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.
Sewerdiffers	City sewer inside the limits, with private septic on rural parcels.	Not recorded townwide in this guide. Verify the service for the address.	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.
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.	No short term rental licensing ordinance. What the city does regulate is residential camping during the Rally.	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.
Schools
School districtdiffers	Edgemont School District 23-1Assignment 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.	Hill City School District 51-2Assignment 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.	Nothing full service in town. Hill City is the closest small grocery and Rapid City is the real shopping, about 25 minutes northeast.
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 Sturgis Hospital and clinic are in town.	No clinic in town. Monument Health Custer Hospital has a 24 hour emergency department, and Rapid City has the larger hospital.
Recreationdiffers	The hundred-year-old city park, the campground, the Elk Mountains and open country in every direction.	Bear Butte State Park, Fort Meade Recreation Area and the Sturgis Motorcycle Museum, with the northern hills toward Spearfish and Deadwood close.	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.
Mapped subdivisions
Outlines on filediffers	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.	No recorded subdivision outlines drawn for this community yet.
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 full Main Street town with its own grocery, hospital and high school, and Bear Butte on the horizon.	An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.
What you gaindiffers	More town per dollar than anywhere else in the region, with its own school district and city utilities.	A town that stands on its own, grocery, hospital and high school inside it, at a price per square foot below Rapid City.	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.
What you give updiffers	A hundred miles from Rapid City, 35 from a hospital, with two unresolved questions hanging over the local economy.	Half an hour of interstate each way to Rapid City, and for the first two weeks of August the Rally is your town.	A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.

Central and Southern HillsEdgemont
Northern Hills and I-90Sturgis
Central and Southern HillsKeystone

Where it sits

Regiondiffers

Edgemont: Central and Southern Hills
Sturgis: Northern Hills and I-90
Keystone: Central and Southern Hills

Countydiffers

Edgemont: Fall River County
Sturgis: Meade County
Keystone: Pennington 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.
Sturgis: Not recorded townwide in this guide. The address decides whether it is city or county ground.
Keystone: Incorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.

Corridordiffers

Edgemont: US 18 and SD 471
Sturgis: I-90
Keystone: US 16A

To downtown Rapid Citydiffers

Edgemont: About 100 miles northeastDistance only. Drive time is not measured for this community, so time it from the parcel.
Sturgis: 33 min, 28.9 miDriving time and distance, off peak.
Keystone: About 25 minutes northeastDriving 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.
Sturgis: 48 min, 38.2 miDriving time and distance, off peak.
Keystone: About 40 minutesDriving 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.
Sturgis: I-90 is state maintained and the city clears its own streets. The county roads out past the edges clear later.
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.

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.
Sturgis: $300k to $450kMedian sold $365,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 97 closed sales.
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.

Housing agediffers

Edgemont: An 1890 railroad town, so mostly older stock, with about a quarter of units vacant at the 2020 count.
Sturgis: Older near the core, newer on the edges
Keystone: An 1883 mining town, so genuinely old stock alongside newer builds and cabins.

New constructiondiffers

Edgemont: None underway
Sturgis: Limited, mostly infill and small projects
Keystone: Limited, mostly infill and small projects

Acreagediffers

Edgemont: Acreage parcels are common here
Sturgis: Acreage becomes more common outside the city core, including areas east of Sturgis and along the surrounding canyon and prairie corridors.
Keystone: Some acreage, mostly platted town lots

Typical lotdiffers

Edgemont: Town lots inside the limits, ranch scale outside them.
Sturgis: Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
Keystone: Small and steep in town, larger on the surrounding hillsides outside the limits.

Covenants and HOAdiffers

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

Edgemont: Few plats here carry recorded covenants
Sturgis: Not recorded townwide in this guide. Read the recorded documents for the plat.
Keystone: Few plats here carry recorded covenants

Utilities and rules

Utility patterndiffers

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

Waterdiffers

Edgemont: City of Edgemont municipal water. Rural parcels are on private wells.
Sturgis: Not recorded townwide in this guide. Verify the provider for the address.
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.

Sewerdiffers

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

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.
Sturgis: No short term rental licensing ordinance. What the city does regulate is residential camping during the Rally.
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.

Schools

School districtdiffers

Edgemont: Edgemont School District 23-1Assignment 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.
Keystone: Hill City School District 51-2Assignment 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.
Sturgis: Lynn's Dakotamart is a full-service grocery store in town.
Keystone: Nothing full service in town. Hill City is the closest small grocery and Rapid City is the real shopping, about 25 minutes northeast.

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.
Sturgis: Monument Health Sturgis Hospital and clinic are in town.
Keystone: No clinic in town. Monument Health Custer Hospital has a 24 hour emergency department, and Rapid City has the larger hospital.

Recreationdiffers

Edgemont: The hundred-year-old city park, the campground, the Elk Mountains and open country in every direction.
Sturgis: Bear Butte State Park, Fort Meade Recreation Area and the Sturgis Motorcycle Museum, with the northern hills toward Spearfish and Deadwood close.
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.

Mapped subdivisions

Outlines on filediffers

Edgemont: 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.
Keystone: No recorded subdivision outlines drawn for this community yet.

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.
Sturgis: A full Main Street town with its own grocery, hospital and high school, and Bear Butte on the horizon.
Keystone: An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.

What you gaindiffers

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

What you give updiffers

Edgemont: A hundred miles from Rapid City, 35 from a hospital, with two unresolved questions hanging over the local economy.
Sturgis: Half an hour of interstate each way to Rapid City, and for the first two weeks of August the Rally is your town.
Keystone: A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.

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, Sturgis, Keystone

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