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, 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.
Compare Guide

What changes

Between Newell, Spearfish, Black Hawk

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

Region: NewellNorthern Hills and I-90SpearfishNorthern Hills and I-90Black HawkRapid City and the Ellsworth corridor
County: NewellButte CountySpearfishLawrence CountyBlack HawkMeade County
Jurisdiction: NewellIncorporated municipality of Newell, with Butte County outside the limits.SpearfishNot recorded townwide in this guide. The address decides whether it is city or county ground.Black HawkUnincorporated Meade County
Corridor: NewellUS 212 and SD 79SpearfishI-90Black HawkI-90
To downtown Rapid City: NewellAbout 54 miles, roughly 70 minutesSpearfish53 min, 47.8 miBlack HawkAbout 12 to 15 minutes
To Ellsworth AFB: NewellAbout 60 milesSpearfish68 min, 57.0 miBlack HawkAbout 30 minutes, the same I-90 run as Summerset just north

Side by side

Newell, Spearfish, Black Hawk

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	Northern Hills and I-90Newell	Northern Hills and I-90Spearfish	Rapid City and the Ellsworth corridorBlack Hawk
Where it sits
Regiondiffers	Northern Hills and I-90	Northern Hills and I-90	Rapid City and the Ellsworth corridor
Countydiffers	Butte County	Lawrence County	Meade County
JurisdictiondiffersCity versus county decides who provides service and who inspects the work.	Incorporated municipality of Newell, with Butte County outside the limits.	Not recorded townwide in this guide. The address decides whether it is city or county ground.	Unincorporated Meade County
Corridordiffers	US 212 and SD 79	I-90	I-90
To downtown Rapid Citydiffers	About 54 miles, roughly 70 minutesDriving time and distance, off peak.	53 min, 47.8 miDriving time and distance, off peak.	About 12 to 15 minutesDriving time and distance, off peak.
To Ellsworth AFBdiffers	About 60 milesDistance only. Drive time is not measured for this community, so time it from the parcel.	68 min, 57.0 miDriving time and distance, off peak.	About 30 minutes, the same I-90 run as Summerset just northDriving time and distance, off peak.
Winter drivingdiffers	US 212 and SD 79 are state maintained, and the state rebuilt the Nisland to Newell stretch and the south junction in 2025. Off the highway it is open country and wind moves snow.	Chinook winds off the hills are a genuine feature of winter in this corridor.	The road out front may be maintained publicly or by the neighborhood, so ask who plows before you buy.
Housing and lots
Typical pricediffers	No figure published. Newell is Mount Rushmore Area MLS territory and the current feed covers only the Black Hills MLS, so any count from that feed is a floor rather than this town's price level.	$400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 closed sales.	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.
Housing agediffers	A 1910 townsite, so genuinely old in-town stock with newer building scattered around it.	Older stock in the middle, edge subdivisions built 1996 to 2023	Mixed street to street, sometimes neighbor to neighbor
New constructiondiffers	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.	Limited, mostly infill and small projects
Acreagediffers	Acreage parcels are common here	Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.	Larger lots and acre properties are part of the Black Hawk market, including properties with room for shops and outbuildings.
Typical lotdiffers	Small townsite lots, then irrigated project acreage, then rangeland, in that order as you drive out.	Not recorded townwide in this guide. The recorded plat carries the lot dimensions.	Bigger lots, with shop space and outbuildings normal
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 others	Recorded covenants on some plats, none on othersRecorded covenants vary by subdivision and should be checked for the specific property.
Utilities and rules
Utility patterndiffers	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.	Mixed, municipal service in town with well and septic outside it
Waterdiffers	Town of Newell municipal water inside the limits, from groundwater, serving about 378 connections. Rural properties are on the Butte-Meade Sanitary Water District or on private wells. Irrigation water from the Belle Fourche Irrigation District is an entirely separate thing from domestic water.	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.	Black Hawk Water User District
Sewerdiffers	Municipal sewer inside the limits, billed monthly alongside water. Rural parcels 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.	Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic
Short term rentalsdiffers	Newell is an agricultural town rather than a tourism town. Short-term rental demand here is hunting season, Rally week and ag events, not year-round visitors.	The city studied rules in 2023 and 2024 and maintains an official short term rental page. Verify the current ordinance first.	No municipal short term rental ordinance, because there is no municipality. State licensing still applies, and the subdivision covenant usually decides.
Schools
School districtdiffers	Newell School District 09-2Assignment 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.	Rapid City Area Schools 51-4 for most addressesAssignment follows the official boundary for the address. Confirm with the district.
Daily errands
Groceriesdiffers	A grocery store and a hardware store in town, with Belle Fourche about 25 miles for anything larger.	Full-service grocery options in town include Walmart, Safeway and Lueders Food Centers.	No full-service grocery store is in Black Hawk. Most larger grocery trips go into Rapid City.
Healthcarediffers	No hospital or clinic in Newell. Sturgis is about 26 miles, Spearfish about 37, and Monument Health has a clinic in Belle Fourche.	Monument Health Spearfish Hospital and outpatient clinics are in town.	Monument Health Rapid City Hospital
Recreationdiffers	A nine-hole golf course, the Newell Museum, the Belle Fourche Reservoir north of town, and hunting in every direction.	D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.	Piedmont and the Stagebarn area are just north, with the central hills close enough for a half day.
Mapped subdivisions
Outlines on filediffers	No recorded subdivision outlines drawn for this community yet.	25 mapped outlines, 13 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.	12 mapped outlines, 5 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
The trade
Housing and patterndiffers	A federal reclamation townsite from 1910 at the center of a 57,000 acre irrigation project, with a sale barn and its own school.	A university town with a walkable middle, growing fast enough that new construction has moved to the edges.	Unincorporated foothills pockets where lot size, home age and outbuildings change from one parcel to the next.
What you gaindiffers	A complete small town with its own K through 12 school and irrigated ground around it, at prices the Hills corridor cannot touch.	A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer.	Bigger lots, room for a shop, and about 12 to 15 minutes to downtown Rapid City, without a city hall setting the local rules.
What you give updiffers	Seventy minutes to Rapid City, 26 miles to a hospital, and an irrigation district assessment that attaches to the land as a lien.	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.	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.

Northern Hills and I-90Newell
Northern Hills and I-90Spearfish
Rapid City and the Ellsworth corridorBlack Hawk

Where it sits

Regiondiffers

Newell: Northern Hills and I-90
Spearfish: Northern Hills and I-90
Black Hawk: Rapid City and the Ellsworth corridor

Countydiffers

Newell: Butte County
Spearfish: Lawrence County
Black Hawk: Meade County

Jurisdictiondiffers

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

Newell: Incorporated municipality of Newell, with Butte County outside the limits.
Spearfish: Not recorded townwide in this guide. The address decides whether it is city or county ground.
Black Hawk: Unincorporated Meade County

Corridordiffers

Newell: US 212 and SD 79
Spearfish: I-90
Black Hawk: I-90

To downtown Rapid Citydiffers

Newell: About 54 miles, roughly 70 minutesDriving time and distance, off peak.
Spearfish: 53 min, 47.8 miDriving time and distance, off peak.
Black Hawk: About 12 to 15 minutesDriving time and distance, off peak.

To Ellsworth AFBdiffers

Newell: About 60 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
Spearfish: 68 min, 57.0 miDriving time and distance, off peak.
Black Hawk: About 30 minutes, the same I-90 run as Summerset just northDriving time and distance, off peak.

Winter drivingdiffers

Newell: US 212 and SD 79 are state maintained, and the state rebuilt the Nisland to Newell stretch and the south junction in 2025. Off the highway it is open country and wind moves snow.
Spearfish: Chinook winds off the hills are a genuine feature of winter in this corridor.
Black Hawk: The road out front may be maintained publicly or by the neighborhood, so ask who plows before you buy.

Housing and lots

Typical pricediffers

Newell: No figure published. Newell is Mount Rushmore Area MLS territory and the current feed covers only the Black Hills MLS, so any count from that feed is a floor rather than this town's price level.
Spearfish: $400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 closed sales.
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.

Housing agediffers

Newell: A 1910 townsite, so genuinely old in-town stock with newer building scattered around it.
Spearfish: Older stock in the middle, edge subdivisions built 1996 to 2023
Black Hawk: Mixed street to street, sometimes neighbor to neighbor

New constructiondiffers

Newell: 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.
Black Hawk: Limited, mostly infill and small projects

Acreagediffers

Newell: Acreage parcels are common here
Spearfish: Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.
Black Hawk: Larger lots and acre properties are part of the Black Hawk market, including properties with room for shops and outbuildings.

Typical lotdiffers

Newell: Small townsite lots, then irrigated project acreage, then rangeland, in that order as you drive out.
Spearfish: Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
Black Hawk: Bigger lots, with shop space and outbuildings normal

Covenants and HOAdiffers

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

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

Utilities and rules

Utility patterndiffers

Newell: 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.
Black Hawk: Mixed, municipal service in town with well and septic outside it

Waterdiffers

Newell: Town of Newell municipal water inside the limits, from groundwater, serving about 378 connections. Rural properties are on the Butte-Meade Sanitary Water District or on private wells. Irrigation water from the Belle Fourche Irrigation District is an entirely separate thing from domestic water.
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.
Black Hawk: Black Hawk Water User District

Sewerdiffers

Newell: Municipal sewer inside the limits, billed monthly alongside water. Rural parcels 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.
Black Hawk: Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic

Short term rentalsdiffers

Newell: Newell is an agricultural town rather than a tourism town. Short-term rental demand here is hunting season, Rally week and ag events, not year-round visitors.
Spearfish: The city studied rules in 2023 and 2024 and maintains an official short term rental page. Verify the current ordinance first.
Black Hawk: No municipal short term rental ordinance, because there is no municipality. State licensing still applies, and the subdivision covenant usually decides.

Schools

School districtdiffers

Newell: Newell School District 09-2Assignment 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.
Black Hawk: Rapid City Area Schools 51-4 for most addressesAssignment follows the official boundary for the address. Confirm with the district.

Daily errands

Groceriesdiffers

Newell: A grocery store and a hardware store in town, with Belle Fourche about 25 miles for anything larger.
Spearfish: Full-service grocery options in town include Walmart, Safeway and Lueders Food Centers.
Black Hawk: No full-service grocery store is in Black Hawk. Most larger grocery trips go into Rapid City.

Healthcarediffers

Newell: No hospital or clinic in Newell. Sturgis is about 26 miles, Spearfish about 37, and Monument Health has a clinic in Belle Fourche.
Spearfish: Monument Health Spearfish Hospital and outpatient clinics are in town.
Black Hawk: Monument Health Rapid City Hospital

Recreationdiffers

Newell: A nine-hole golf course, the Newell Museum, the Belle Fourche Reservoir north of town, and hunting in every direction.
Spearfish: D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.
Black Hawk: Piedmont and the Stagebarn area are just north, with the central hills close enough for a half day.

Mapped subdivisions

Outlines on filediffers

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

The trade

Housing and patterndiffers

Newell: A federal reclamation townsite from 1910 at the center of a 57,000 acre irrigation project, with a sale barn and its own school.
Spearfish: A university town with a walkable middle, growing fast enough that new construction has moved to the edges.
Black Hawk: Unincorporated foothills pockets where lot size, home age and outbuildings change from one parcel to the next.

What you gaindiffers

Newell: A complete small town with its own K through 12 school and irrigated ground around it, at prices the Hills corridor cannot touch.
Spearfish: A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer.
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.

What you give updiffers

Newell: Seventy minutes to Rapid City, 26 miles to a hospital, and an irrigation district assessment that attaches to the land as a lien.
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.
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.

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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ComparingNewell, Spearfish, Black Hawk

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