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.

Narrow it

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.

Box Elder
Typical price
$340k to $400kMedian sold $367,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 235 closed sales.
To Ellsworth AFB
9 min, 2.3 miDriving time and distance, off peak.
To downtown Rapid City
19 min, 10.9 miDriving time and distance, off peak.
Utility pattern
City water and sewer inside the limits
School district
Douglas School District 51-1Assignment follows the official boundary for the address. Confirm with the district.
Selected Guide
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
Rapid Valley
Typical price
About $350,000 average sold, 274 sales over 12 monthsAverage sold $349,971. Black Hills MLS, single family, 12 months through August 2026, as of August 2026. 274 closed sales.
To Ellsworth AFB
22 min, 10.4 miDriving time and distance, off peak.
To downtown Rapid City
11 min, 5.2 miDriving time and distance, off peak.
Utility pattern
Utility service varies by address. Rapid Valley Sanitary District serves portions of the area, while properties outside district service may use private wells and septic systems.
School district
Mostly Rapid City Area School District 51-4, with portions in Douglas 51-1Assignment 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.

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.
Selected Guide
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.
Compare Guide
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.

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
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

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 Spearfish, Belle Fourche, Box Elder

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

Region: SpearfishNorthern Hills and I-90Belle FourcheNorthern Hills and I-90Box ElderRapid City and the Ellsworth corridor
County: SpearfishLawrence CountyBelle FourcheButte CountyBox ElderPennington County
Jurisdiction: SpearfishNot recorded townwide in this guide. The address decides whether it is city or county ground.Belle FourcheNot recorded townwide in this guide. The address decides whether it is city or county ground.Box ElderCity of Box Elder
Corridor: SpearfishI-90Belle FourcheUS-85 and SD-34Box ElderI-90
To downtown Rapid City: Spearfish53 min, 47.8 miBelle FourcheAbout 55 to 60 minutesBox Elder19 min, 10.9 mi
To Ellsworth AFB: Spearfish68 min, 57.0 miBelle FourcheAbout an hourBox Elder9 min, 2.3 mi

Side by side

Spearfish, Belle Fourche, Box Elder

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-90Spearfish	Northern Hills and I-90Belle Fourche	Rapid City and the Ellsworth corridorBox Elder
Where it sits
Regiondiffers	Northern Hills and I-90	Northern Hills and I-90	Rapid City and the Ellsworth corridor
Countydiffers	Lawrence County	Butte County	Pennington County
JurisdictiondiffersCity versus county decides who provides service and who inspects the work.	Not recorded townwide in this guide. The address decides whether it is city or county ground.	Not recorded townwide in this guide. The address decides whether it is city or county ground.	City of Box Elder
Corridordiffers	I-90	US-85 and SD-34	I-90
To downtown Rapid Citydiffers	53 min, 47.8 miDriving time and distance, off peak.	About 55 to 60 minutesDriving time and distance, off peak.	19 min, 10.9 miDriving time and distance, off peak.
To Ellsworth AFBdiffers	68 min, 57.0 miDriving time and distance, off peak.	About an hourDriving time and distance, off peak.	9 min, 2.3 miDriving time and distance, off peak.
Winter drivingdiffers	Chinook winds off the hills are a genuine feature of winter in this corridor.	Out on the acreage the question is who maintains the road in winter, and it is worth asking in writing.	I-90 is state maintained and the city clears the newer plats. Box Elder publishes no plow priority map, so ask a neighbor how the street clears after a real storm.
Housing and lots
Typical pricediffers	$400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 closed sales.	$275k to $375kMedian sold $300,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 113 closed sales.	$340k to $400kMedian sold $367,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 235 closed sales.
Housing agediffers	Older stock in the middle, edge subdivisions built 1996 to 2023	Older homes in town, newer construction on the edges	Heavily new construction since the B-21 announcement
New constructiondiffers	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	Active, with subdivisions still building
Acreagediffers	Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.	Larger lots and acreage become more common around the edges of Belle Fourche and in nearby rural subdivisions.	Not recorded townwide in this guide. The recorded plat carries the lot size.
Typical lotdiffers	Not recorded townwide in this guide. The recorded plat carries the lot dimensions.	Generous in town, acreage out past it	Small city lots, about 0.15 to 0.18 acres in the newer plats
Covenants and HOAdiffersCovenants are recorded per plat. The title commitment lists what binds the parcel.	Recorded covenants on some plats, none on others	Not recorded townwide in this guide. Read the recorded documents for the plat.	Not recorded townwide in this guide. Read the recorded documents for the plat.
Utilities and rules
Utility patterndiffers	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	City water and sewer inside the limits
Waterdiffers	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.	Municipal water inside the limits, a private well or a district system outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.	City of Box Elder municipal
Sewerdiffers	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.	City sewer inside the limits, private septic outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.	City of Box Elder municipal
Short term rentalsdiffers	The city studied rules in 2023 and 2024 and maintains an official short term rental page. Verify the current ordinance first.	General zoning and state rules do the work in Belle Fourche. Confirm the lodging use category with city hall for the address before you count on rental income.	A verify first town for rental plans, with one specific misconception the guide clears up.
Schools
School districtdiffers	Spearfish School District 40-2Assignment follows the official boundary for the address. Confirm with the district.	Belle Fourche School District 9-1Assignment follows the official boundary for the address. Confirm with the district.	Douglas School District 51-1Assignment follows the official boundary for the address. Confirm with the district.
Daily errands
Groceriesdiffers	Full-service grocery options in town include Walmart, Safeway and Lueders Food Centers.	Full-service grocery options in town include Lueders Food Centers and Lynn's Dakotamart.	Lynn's Dakotamart is a full-service grocery store in town.
Healthcarediffers	Monument Health Spearfish Hospital and outpatient clinics are in town.	Monument Health has a clinic in Belle Fourche. Hospital-level care is available in Spearfish.	Monument Health Box Elder Clinic provides primary and urgent care in town. Hospital-level care is in Rapid City.
Recreationdiffers	D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.	The Geographic Center of the Nation monument, the Tri-State Museum, and the Black Hills Roundup rodeo every Fourth of July week since 1918.	The Liberty Center, the city park and ballfield network, and the South Dakota Air and Space Museum are the in-town recreation. The Badlands are a day trip, not your neighborhood park.
Mapped subdivisions
Outlines on filediffers	25 mapped outlines, 13 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.	16 mapped outlines, 3 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
The trade
Housing and patterndiffers	A university town with a walkable middle, growing fast enough that new construction has moved to the edges.	A ranching hub with a working main street, mature trees and a rodeo the whole town turns out for.	A young city building its first downtown at Liberty Plaza on 110 acres, with roughly 800 residential units planned.
What you gaindiffers	A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer.	A $300,000 median across 113 trailing twelve month sales, under Spearfish, Sturgis and Deadwood, with acreage out past town.	The Ellsworth main gate is in town, 9 minutes from most addresses, on city water and sewer, with the region's newest housing pipeline.
What you give updiffers	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.	Rapid City is 55 to 60 minutes and Ellsworth about an hour, so this is a commute you pick on purpose.	Comparable sales run thin inside brand new subdivisions and builder incentives move the effective price without moving the list price. I-90 fills at shift change, and the flight line is close enough that you hear it.

Northern Hills and I-90Spearfish
Northern Hills and I-90Belle Fourche
Rapid City and the Ellsworth corridorBox Elder

Where it sits

Regiondiffers

Spearfish: Northern Hills and I-90
Belle Fourche: Northern Hills and I-90
Box Elder: Rapid City and the Ellsworth corridor

Countydiffers

Spearfish: Lawrence County
Belle Fourche: Butte County
Box Elder: Pennington County

Jurisdictiondiffers

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

Spearfish: Not recorded townwide in this guide. The address decides whether it is city or county ground.
Belle Fourche: Not recorded townwide in this guide. The address decides whether it is city or county ground.
Box Elder: City of Box Elder

Corridordiffers

Spearfish: I-90
Belle Fourche: US-85 and SD-34
Box Elder: I-90

To downtown Rapid Citydiffers

Spearfish: 53 min, 47.8 miDriving time and distance, off peak.
Belle Fourche: About 55 to 60 minutesDriving time and distance, off peak.
Box Elder: 19 min, 10.9 miDriving time and distance, off peak.

To Ellsworth AFBdiffers

Spearfish: 68 min, 57.0 miDriving time and distance, off peak.
Belle Fourche: About an hourDriving time and distance, off peak.
Box Elder: 9 min, 2.3 miDriving time and distance, off peak.

Winter drivingdiffers

Spearfish: Chinook winds off the hills are a genuine feature of winter in this corridor.
Belle Fourche: Out on the acreage the question is who maintains the road in winter, and it is worth asking in writing.
Box Elder: I-90 is state maintained and the city clears the newer plats. Box Elder publishes no plow priority map, so ask a neighbor how the street clears after a real storm.

Housing and lots

Typical pricediffers

Spearfish: $400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 closed sales.
Belle Fourche: $275k to $375kMedian sold $300,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 113 closed sales.
Box Elder: $340k to $400kMedian sold $367,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 235 closed sales.

Housing agediffers

Spearfish: Older stock in the middle, edge subdivisions built 1996 to 2023
Belle Fourche: Older homes in town, newer construction on the edges
Box Elder: Heavily new construction since the B-21 announcement

New constructiondiffers

Spearfish: New construction remains active on the edges of town, including areas such as Sky Ridge and other newer developments.
Belle Fourche: Limited, mostly infill and small projects
Box Elder: Active, with subdivisions still building

Acreagediffers

Spearfish: Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.
Belle Fourche: Larger lots and acreage become more common around the edges of Belle Fourche and in nearby rural subdivisions.
Box Elder: Not recorded townwide in this guide. The recorded plat carries the lot size.

Typical lotdiffers

Spearfish: Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
Belle Fourche: Generous in town, acreage out past it
Box Elder: Small city lots, about 0.15 to 0.18 acres in the newer plats

Covenants and HOAdiffers

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

Spearfish: Recorded covenants on some plats, none on others
Belle Fourche: Not recorded townwide in this guide. Read the recorded documents for the plat.
Box Elder: Not recorded townwide in this guide. Read the recorded documents for the plat.

Utilities and rules

Utility patterndiffers

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.
Belle Fourche: Mixed, municipal service in town with well and septic outside it
Box Elder: City water and sewer inside the limits

Waterdiffers

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.
Belle Fourche: Municipal water inside the limits, a private well or a district system outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.
Box Elder: City of Box Elder municipal

Sewerdiffers

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.
Belle Fourche: City sewer inside the limits, private septic outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.
Box Elder: City of Box Elder municipal

Short term rentalsdiffers

Spearfish: The city studied rules in 2023 and 2024 and maintains an official short term rental page. Verify the current ordinance first.
Belle Fourche: General zoning and state rules do the work in Belle Fourche. Confirm the lodging use category with city hall for the address before you count on rental income.
Box Elder: A verify first town for rental plans, with one specific misconception the guide clears up.

Schools

School districtdiffers

Spearfish: Spearfish School District 40-2Assignment follows the official boundary for the address. Confirm with the district.
Belle Fourche: Belle Fourche School District 9-1Assignment follows the official boundary for the address. Confirm with the district.
Box Elder: Douglas School District 51-1Assignment follows the official boundary for the address. Confirm with the district.

Daily errands

Groceriesdiffers

Spearfish: Full-service grocery options in town include Walmart, Safeway and Lueders Food Centers.
Belle Fourche: Full-service grocery options in town include Lueders Food Centers and Lynn's Dakotamart.
Box Elder: Lynn's Dakotamart is a full-service grocery store in town.

Healthcarediffers

Spearfish: Monument Health Spearfish Hospital and outpatient clinics are in town.
Belle Fourche: Monument Health has a clinic in Belle Fourche. Hospital-level care is available in Spearfish.
Box Elder: Monument Health Box Elder Clinic provides primary and urgent care in town. Hospital-level care is in Rapid City.

Recreationdiffers

Spearfish: D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.
Belle Fourche: The Geographic Center of the Nation monument, the Tri-State Museum, and the Black Hills Roundup rodeo every Fourth of July week since 1918.
Box Elder: The Liberty Center, the city park and ballfield network, and the South Dakota Air and Space Museum are the in-town recreation. The Badlands are a day trip, not your neighborhood park.

Mapped subdivisions

Outlines on filediffers

Spearfish: 25 mapped outlines, 13 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
Belle Fourche: No recorded subdivision outlines drawn for this community yet.
Box Elder: 16 mapped outlines, 3 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.

The trade

Housing and patterndiffers

Spearfish: A university town with a walkable middle, growing fast enough that new construction has moved to the edges.
Belle Fourche: A ranching hub with a working main street, mature trees and a rodeo the whole town turns out for.
Box Elder: A young city building its first downtown at Liberty Plaza on 110 acres, with roughly 800 residential units planned.

What you gaindiffers

Spearfish: A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer.
Belle Fourche: A $300,000 median across 113 trailing twelve month sales, under Spearfish, Sturgis and Deadwood, with acreage out past town.
Box Elder: The Ellsworth main gate is in town, 9 minutes from most addresses, on city water and sewer, with the region's newest housing pipeline.

What you give updiffers

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.
Belle Fourche: Rapid City is 55 to 60 minutes and Ellsworth about an hour, so this is a commute you pick on purpose.
Box Elder: Comparable sales run thin inside brand new subdivisions and builder incentives move the effective price without moving the list price. I-90 fills at shift change, and the flight line is close enough that you hear it.

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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ComparingSpearfish, Belle Fourche, Box Elder

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