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.
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.

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.
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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
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.
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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, Edgemont, Sturgis

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 HillsEdgemontCentral and Southern HillsSturgisNorthern Hills and I-90
County: KeystonePennington CountyEdgemontFall River CountySturgisMeade County
Jurisdiction: KeystoneIncorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.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.
Corridor: KeystoneUS 16AEdgemontUS 18 and SD 471SturgisI-90
To downtown Rapid City: KeystoneAbout 25 minutes northeastEdgemontAbout 100 miles northeastSturgis33 min, 28.9 mi
To Ellsworth AFB: KeystoneAbout 40 minutesEdgemontAbout 110 milesSturgis48 min, 38.2 mi

Side by side

Keystone, Edgemont, Sturgis

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	Central and Southern HillsEdgemont	Northern Hills and I-90Sturgis
Where it sits
Regiondiffers	Central and Southern Hills	Central and Southern Hills	Northern Hills and I-90
Countydiffers	Pennington County	Fall River County	Meade 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.	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.
Corridordiffers	US 16A	US 18 and SD 471	I-90
To downtown Rapid Citydiffers	About 25 minutes northeastDriving time and distance, off peak.	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.
To Ellsworth AFBdiffers	About 40 minutesDriving time and distance, off peak.	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.
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.	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.
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.	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.
Housing agediffers	An 1883 mining town, so genuinely old stock alongside newer builds and cabins.	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
New constructiondiffers	Limited, mostly infill and small projects	None underway	Limited, mostly infill and small projects
Acreagediffers	Some acreage, mostly platted town lots	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.
Typical lotdiffers	Small and steep in town, larger on the surrounding hillsides outside the limits.	Town lots inside the limits, ranch scale outside them.	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	Few plats here carry recorded covenants	Not recorded townwide in this guide. Read the recorded documents for the plat.
Utilities and rules
Utility patterndiffers	Mixed, municipal service in town with well and septic outside it	City water and sewer inside the limits	Not recorded townwide in this guide. Verify water and sewer service for the 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.	City of Edgemont municipal water. Rural parcels are on private wells.	Not recorded townwide in this guide. Verify the provider for the address.
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.	City sewer inside the limits, with private septic on rural parcels.	Not recorded townwide in this guide. Verify the service for the address.
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.	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.
Schools
School districtdiffers	Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.	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.
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.	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.
Healthcarediffers	No clinic in town. Monument Health Custer Hospital has a 24 hour emergency department, and Rapid City has the larger hospital.	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.
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.	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.
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.
The trade
Housing and patterndiffers	An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.	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.
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.	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.
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.	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.

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

Where it sits

Regiondiffers

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

Countydiffers

Keystone: Pennington County
Edgemont: Fall River County
Sturgis: Meade 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.
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.

Corridordiffers

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

To downtown Rapid Citydiffers

Keystone: About 25 minutes northeastDriving time and distance, off peak.
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.

To Ellsworth AFBdiffers

Keystone: About 40 minutesDriving time and distance, off peak.
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.

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.
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.

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.
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.

Housing agediffers

Keystone: An 1883 mining town, so genuinely old stock alongside newer builds and cabins.
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

New constructiondiffers

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

Acreagediffers

Keystone: Some acreage, mostly platted town lots
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.

Typical lotdiffers

Keystone: Small and steep in town, larger on the surrounding hillsides outside the limits.
Edgemont: Town lots inside the limits, ranch scale outside them.
Sturgis: 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
Edgemont: Few plats here carry recorded covenants
Sturgis: Not recorded townwide in this guide. Read the recorded documents for the plat.

Utilities and rules

Utility patterndiffers

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

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.
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.

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.
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.

Schools

School districtdiffers

Keystone: Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.
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.

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.
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.

Healthcarediffers

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

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.
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.

Mapped subdivisions

Outlines on filediffers

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

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.
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.

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.
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.

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.
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.

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

Want to talk through the tradeoffs?

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ComparingKeystone, Edgemont, Sturgis

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