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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10 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

Find a community

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.

Colonial Pine Hills
Typical price
About $683,000 average sold in the Sheridan Lake Road MLS area, 71 sales over 12 monthsAverage sold $682,615. Black Hills MLS, single family, 12 months through August 2026, as of August 2026. 71 closed sales.
To Ellsworth AFB
About 25 to 30 minutes, through or around Rapid CityDriving time and distance, off peak.
To downtown Rapid City
Roughly 6 miles northeastDistance only. Drive time is not measured for this community, so time it from the parcel.
Utility pattern
Mostly private well and septic
School district
Rapid City Area School District 51-4Assignment follows the official boundary for the address. Confirm with the district.
Compare Guide

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.

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.
Compare 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.

Custer
Typical price
Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample.
To Ellsworth AFB
About an hour and ten minutesDriving time and distance, off peak.
To downtown Rapid City
About 50 to 60 minutesDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.
Compare Guide
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.
Compare Guide
Hermosa
Typical price
About $650,000 average sold, 28 sales over 24 monthsAverage sold $648,229. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 28 closed sales.
To Ellsworth AFB
About 35 minutes, north through Rapid City to I-90Driving time and distance, off peak.
To downtown Rapid City
26 min, 18.6 miDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.
Compare Guide
Hill City
Typical price
Median sold $519,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 13 closed sales.
To Ellsworth AFB
About 45 minutesDriving time and distance, off peak.
To downtown Rapid City
About 30 to 35 minutes on US-16Driving time and distance, off peak.
Utility pattern
Not recorded townwide in this guide. Verify water and sewer service for the address.
School district
Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.
Compare 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.
Compare Guide
Keystone
Typical price
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.
To Ellsworth AFB
About 40 minutesDriving time and distance, off peak.
To downtown Rapid City
About 25 minutes northeastDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.
Selected 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.

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.
Compare Guide
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 Keystone, Black Hawk, Spearfish

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

Region: KeystoneCentral and Southern HillsBlack HawkRapid City and the Ellsworth corridorSpearfishNorthern Hills and I-90
County: KeystonePennington CountyBlack HawkMeade CountySpearfishLawrence County
Jurisdiction: KeystoneIncorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.Black HawkUnincorporated Meade CountySpearfishNot recorded townwide in this guide. The address decides whether it is city or county ground.
Corridor: KeystoneUS 16ABlack HawkI-90SpearfishI-90
To downtown Rapid City: KeystoneAbout 25 minutes northeastBlack HawkAbout 12 to 15 minutesSpearfish53 min, 47.8 mi
To Ellsworth AFB: KeystoneAbout 40 minutesBlack HawkAbout 30 minutes, the same I-90 run as Summerset just northSpearfish68 min, 57.0 mi

Side by side

Keystone, Black Hawk, Spearfish

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 HillsKeystone	Rapid City and the Ellsworth corridorBlack Hawk	Northern Hills and I-90Spearfish
Where it sits
Regiondiffers	Central and Southern Hills	Rapid City and the Ellsworth corridor	Northern Hills and I-90
Countydiffers	Pennington County	Meade County	Lawrence County
JurisdictiondiffersCity versus county decides who provides service and who inspects the work.	Incorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.	Unincorporated Meade County	Not recorded townwide in this guide. The address decides whether it is city or county ground.
Corridordiffers	US 16A	I-90	I-90
To downtown Rapid Citydiffers	About 25 minutes northeastDriving time and distance, off peak.	About 12 to 15 minutesDriving time and distance, off peak.	53 min, 47.8 miDriving time and distance, off peak.
To Ellsworth AFBdiffers	About 40 minutesDriving time and distance, off peak.	About 30 minutes, the same I-90 run as Summerset just northDriving time and distance, off peak.	68 min, 57.0 miDriving time and distance, off peak.
Winter drivingdiffers	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.	The road out front may be maintained publicly or by the neighborhood, so ask who plows before you buy.	Chinook winds off the hills are a genuine feature of winter in this corridor.
Housing and lots
Typical pricediffers	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.	Unincorporated, so closings report under Rapid City and Meade County rather than a Black Hawk median. Lot size and outbuildings move the price more than the street does.	$400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 closed sales.
Housing agediffers	An 1883 mining town, so genuinely old stock alongside newer builds and cabins.	Mixed street to street, sometimes neighbor to neighbor	Older stock in the middle, edge subdivisions built 1996 to 2023
New constructiondiffers	Limited, mostly infill and small projects	Limited, mostly infill and small projects	New construction remains active on the edges of town, including areas such as Sky Ridge and other newer developments.
Acreagediffers	Some acreage, mostly platted town lots	Larger lots and acre properties are part of the Black Hawk market, including properties with room for shops and outbuildings.	Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.
Typical lotdiffers	Small and steep in town, larger on the surrounding hillsides outside the limits.	Bigger lots, with shop space and outbuildings normal	Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
Covenants and HOAdiffersCovenants are recorded per plat. The title commitment lists what binds the parcel.	Few plats here carry recorded covenants	Recorded covenants on some plats, none on othersRecorded covenants vary by subdivision and should be checked for the specific property.	Recorded covenants on some plats, none on others
Utilities and rules
Utility patterndiffers	Mixed, municipal service in town with well and septic outside it	Mixed, municipal service in town with well and septic outside it	City water and sewer are typical inside city-served areas. Acreage outside the city can use wells, septic systems or other service arrangements, so utilities should be confirmed by address.
Waterdiffers	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.	Black Hawk Water User District	City water inside the Spearfish limits. Acreage outside the limits runs on a private well or a rural water district.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.
Sewerdiffers	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.	Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic	City sewer inside the Spearfish limits, private septic on acreage outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.
Short term rentalsdiffers	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.	No municipal short term rental ordinance, because there is no municipality. State licensing still applies, and the subdivision covenant usually decides.	The city studied rules in 2023 and 2024 and maintains an official short term rental page. Verify the current ordinance first.
Schools
School districtdiffers	Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.	Rapid City Area Schools 51-4 for most addressesAssignment follows the official boundary for the address. Confirm with the district.	Spearfish School District 40-2Assignment follows the official boundary for the address. Confirm with the district.
Daily errands
Groceriesdiffers	Nothing full service in town. Hill City is the closest small grocery and Rapid City is the real shopping, about 25 minutes northeast.	No full-service grocery store is in Black Hawk. Most larger grocery trips go into Rapid City.	Full-service grocery options in town include Walmart, Safeway and Lueders Food Centers.
Healthcarediffers	No clinic in town. Monument Health Custer Hospital has a 24 hour emergency department, and Rapid City has the larger hospital.	Monument Health Rapid City Hospital	Monument Health Spearfish Hospital and outpatient clinics are in town.
Recreationdiffers	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.	Piedmont and the Stagebarn area are just north, with the central hills close enough for a half day.	D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.
Mapped subdivisions
Outlines on filediffers	No recorded subdivision outlines drawn for this community yet.	12 mapped outlines, 5 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.	25 mapped outlines, 13 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
The trade
Housing and patterndiffers	An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.	Unincorporated foothills pockets where lot size, home age and outbuildings change from one parcel to the next.	A university town with a walkable middle, growing fast enough that new construction has moved to the edges.
What you gaindiffers	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.	Bigger lots, room for a shop, and about 12 to 15 minutes to downtown Rapid City, without a city hall setting the local rules.	A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer.
What you give updiffers	A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.	There is no city hall, so the subdivision covenant decides what you can build or rent, and water, sewer and road maintenance all change parcel to parcel.	The highest median sold price of the region's higher volume markets at $475,000 across 199 sales, and Rapid City is 53 minutes on the interstate with the Ellsworth gate 68.

Central and Southern HillsKeystone
Rapid City and the Ellsworth corridorBlack Hawk
Northern Hills and I-90Spearfish

Where it sits

Regiondiffers

Keystone: Central and Southern Hills
Black Hawk: Rapid City and the Ellsworth corridor
Spearfish: Northern Hills and I-90

Countydiffers

Keystone: Pennington County
Black Hawk: Meade County
Spearfish: Lawrence County

Jurisdictiondiffers

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

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

Corridordiffers

Keystone: US 16A
Black Hawk: I-90
Spearfish: I-90

To downtown Rapid Citydiffers

Keystone: About 25 minutes northeastDriving time and distance, off peak.
Black Hawk: About 12 to 15 minutesDriving time and distance, off peak.
Spearfish: 53 min, 47.8 miDriving time and distance, off peak.

To Ellsworth AFBdiffers

Keystone: About 40 minutesDriving time and distance, off peak.
Black Hawk: About 30 minutes, the same I-90 run as Summerset just northDriving time and distance, off peak.
Spearfish: 68 min, 57.0 miDriving time and distance, off peak.

Winter drivingdiffers

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.
Black Hawk: The road out front may be maintained publicly or by the neighborhood, so ask who plows before you buy.
Spearfish: Chinook winds off the hills are a genuine feature of winter in this corridor.

Housing and lots

Typical pricediffers

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.
Black Hawk: Unincorporated, so closings report under Rapid City and Meade County rather than a Black Hawk median. Lot size and outbuildings move the price more than the street does.
Spearfish: $400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 closed sales.

Housing agediffers

Keystone: An 1883 mining town, so genuinely old stock alongside newer builds and cabins.
Black Hawk: Mixed street to street, sometimes neighbor to neighbor
Spearfish: Older stock in the middle, edge subdivisions built 1996 to 2023

New constructiondiffers

Keystone: Limited, mostly infill and small projects
Black Hawk: Limited, mostly infill and small projects
Spearfish: New construction remains active on the edges of town, including areas such as Sky Ridge and other newer developments.

Acreagediffers

Keystone: Some acreage, mostly platted town lots
Black Hawk: Larger lots and acre properties are part of the Black Hawk market, including properties with room for shops and outbuildings.
Spearfish: Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.

Typical lotdiffers

Keystone: Small and steep in town, larger on the surrounding hillsides outside the limits.
Black Hawk: Bigger lots, with shop space and outbuildings normal
Spearfish: Not recorded townwide in this guide. The recorded plat carries the lot dimensions.

Covenants and HOAdiffers

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

Keystone: Few plats here carry recorded covenants
Black Hawk: Recorded covenants on some plats, none on othersRecorded covenants vary by subdivision and should be checked for the specific property.
Spearfish: Recorded covenants on some plats, none on others

Utilities and rules

Utility patterndiffers

Keystone: Mixed, municipal service in town with well and septic outside it
Black Hawk: Mixed, municipal service in town with well and septic outside it
Spearfish: City water and sewer are typical inside city-served areas. Acreage outside the city can use wells, septic systems or other service arrangements, so utilities should be confirmed by address.

Waterdiffers

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.
Black Hawk: Black Hawk Water User District
Spearfish: City water inside the Spearfish limits. Acreage outside the limits runs on a private well or a rural water district.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.

Sewerdiffers

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.
Black Hawk: Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic
Spearfish: City sewer inside the Spearfish limits, private septic on acreage outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.

Short term rentalsdiffers

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.
Black Hawk: No municipal short term rental ordinance, because there is no municipality. State licensing still applies, and the subdivision covenant usually decides.
Spearfish: The city studied rules in 2023 and 2024 and maintains an official short term rental page. Verify the current ordinance first.

Schools

School districtdiffers

Keystone: Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.
Black Hawk: Rapid City Area Schools 51-4 for most addressesAssignment follows the official boundary for the address. Confirm with the district.
Spearfish: Spearfish School District 40-2Assignment follows the official boundary for the address. Confirm with the district.

Daily errands

Groceriesdiffers

Keystone: Nothing full service in town. Hill City is the closest small grocery and Rapid City is the real shopping, about 25 minutes northeast.
Black Hawk: No full-service grocery store is in Black Hawk. Most larger grocery trips go into Rapid City.
Spearfish: Full-service grocery options in town include Walmart, Safeway and Lueders Food Centers.

Healthcarediffers

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

Recreationdiffers

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.
Black Hawk: Piedmont and the Stagebarn area are just north, with the central hills close enough for a half day.
Spearfish: D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.

Mapped subdivisions

Outlines on filediffers

Keystone: No recorded subdivision outlines drawn for this community yet.
Black Hawk: 12 mapped outlines, 5 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
Spearfish: 25 mapped outlines, 13 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.

The trade

Housing and patterndiffers

Keystone: An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.
Black Hawk: Unincorporated foothills pockets where lot size, home age and outbuildings change from one parcel to the next.
Spearfish: A university town with a walkable middle, growing fast enough that new construction has moved to the edges.

What you gaindiffers

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.
Black Hawk: Bigger lots, room for a shop, and about 12 to 15 minutes to downtown Rapid City, without a city hall setting the local rules.
Spearfish: A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer.

What you give updiffers

Keystone: A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.
Black Hawk: There is no city hall, so the subdivision covenant decides what you can build or rent, and water, sewer and road maintenance all change parcel to parcel.
Spearfish: The highest median sold price of the region's higher volume markets at $475,000 across 199 sales, and Rapid City is 53 minutes on the interstate with the Ellsworth gate 68.

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

Contact

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ComparingKeystone, Black Hawk, Spearfish

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