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.
3 of 25 communities
Price filters only consider communities with a published trailing twelve month median, so towns without one do not appear in a price filter.
The five facts that decide a shortlist
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.
- 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.
4 is the most that fits. Drop one first.Guide- 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.
4 is the most that fits. Drop one first.Guide- 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.
4 is the most that fits. Drop one first.Guide
Between Spearfish, Black Hawk, Keystone, Custer
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-90Black HawkRapid City and the Ellsworth corridorKeystoneCentral and Southern HillsCusterCentral and Southern Hills
- County
- SpearfishLawrence CountyBlack HawkMeade CountyKeystonePennington CountyCusterCuster County
- Jurisdiction
- SpearfishNot recorded townwide in this guide. The address decides whether it is city or county ground.Black HawkUnincorporated Meade CountyKeystoneIncorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.CusterNot recorded townwide in this guide. The address decides whether it is city or county ground.
- Corridor
- SpearfishI-90Black HawkI-90KeystoneUS 16ACusterUS-16
- To downtown Rapid City
- Spearfish53 min, 47.8 miBlack HawkAbout 12 to 15 minutesKeystoneAbout 25 minutes northeastCusterAbout 50 to 60 minutes
- To Ellsworth AFB
- Spearfish68 min, 57.0 miBlack HawkAbout 30 minutes, the same I-90 run as Summerset just northKeystoneAbout 40 minutesCusterAbout an hour and ten minutes
Spearfish, Black Hawk, Keystone, Custer
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.
| Attribute | Central and Southern HillsKeystone | |||
|---|---|---|---|---|
| Where it sits | ||||
| Regiondiffers | Northern Hills and I-90 | Rapid City and the Ellsworth corridor | Central and Southern Hills | Central and Southern Hills |
| Countydiffers | Lawrence County | Meade County | Pennington County | Custer 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. | Unincorporated Meade County | Incorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides. | Not recorded townwide in this guide. The address decides whether it is city or county ground. |
| Corridordiffers | I-90 | I-90 | US 16A | US-16 |
| To downtown Rapid Citydiffers | 53 min, 47.8 miDriving time and distance, off peak. | About 12 to 15 minutesDriving time and distance, off peak. | About 25 minutes northeastDriving time and distance, off peak. | About 50 to 60 minutesDriving time and distance, off peak. |
| To Ellsworth AFBdiffers | 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. | About 40 minutesDriving time and distance, off peak. | About an hour and ten minutesDriving time and distance, off peak. |
| Winter drivingdiffers | 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. | 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. | Winter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours. |
| 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. | 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. | 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. | Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample. |
| Housing agediffers | Older stock in the middle, edge subdivisions built 1996 to 2023 | Mixed street to street, sometimes neighbor to neighbor | An 1883 mining town, so genuinely old stock alongside newer builds and cabins. | Mixed ages. Older homes near the core, newer construction toward the edges. |
| 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 | Limited, mostly infill and small projects | Not recorded townwide in this guide. Check current permits with the city or county. |
| Acreagediffers | 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. | Some acreage, mostly platted town lots | Acreage is common outside the city core, with wells and septic systems typical on many rural properties. |
| Typical lotdiffers | Not recorded townwide in this guide. The recorded plat carries the lot dimensions. | Bigger lots, with shop space and outbuildings normal | Small and steep in town, larger on the surrounding hillsides outside the limits. | 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. | 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. | Few plats here carry recorded covenants | 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 | Mixed, municipal service in town with well and septic outside it | Mixed, municipal service in town with well and septic outside it |
| 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. | Black Hawk Water User District | 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. | 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. |
| 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. | Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic | 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, 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. |
| Short term rentalsdiffers | 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. | 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. | Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line. |
| Schools | ||||
| School districtdiffers | 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. | Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district. | Custer School District 16-1Assignment 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. | No full-service grocery store is in Black Hawk. Most larger grocery trips go into Rapid City. | Nothing full service in town. Hill City is the closest small grocery and Rapid City is the real shopping, about 25 minutes northeast. | Lynn's Dakotamart is a full-service grocery store in town. |
| Healthcarediffers | Monument Health Spearfish Hospital and outpatient clinics are in town. | Monument Health Rapid City Hospital | No clinic in town. Monument Health Custer Hospital has a 24 hour emergency department, and Rapid City has the larger hospital. | Monument Health Custer Hospital and clinic are in town. |
| Recreationdiffers | 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. | 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. | Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup. |
| 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. | 12 mapped outlines, 5 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. | No recorded subdivision outlines drawn for this community yet. |
| The trade | ||||
| Housing and patterndiffers | 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. | An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors. | A county seat at a park entrance, with a replacement Monument Health hospital and acreage starting just past the city limits. |
| What you gaindiffers | 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. | 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. | You are inside the Hills with real acreage, Custer State Park at the door, and a new hospital in a town of about 1,900. |
| 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. | 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. | A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter. | Rapid City is 50 to 60 minutes and Ellsworth over an hour, grandfathered rental permits expire when a property sells, and outside the city limits there are no county building codes. |
- Central and Southern HillsKeystone
Where it sits
Regiondiffers
- Spearfish
- Northern Hills and I-90
- Black Hawk
- Rapid City and the Ellsworth corridor
- Keystone
- Central and Southern Hills
- Custer
- Central and Southern Hills
Countydiffers
- Spearfish
- Lawrence County
- Black Hawk
- Meade County
- Keystone
- Pennington County
- Custer
- Custer 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.
- Black Hawk
- Unincorporated Meade County
- Keystone
- Incorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.
- Custer
- Not recorded townwide in this guide. The address decides whether it is city or county ground.
Corridordiffers
- Spearfish
- I-90
- Black Hawk
- I-90
- Keystone
- US 16A
- Custer
- US-16
To downtown Rapid Citydiffers
- Spearfish
- 53 min, 47.8 miDriving time and distance, off peak.
- Black Hawk
- About 12 to 15 minutesDriving time and distance, off peak.
- Keystone
- About 25 minutes northeastDriving time and distance, off peak.
- Custer
- About 50 to 60 minutesDriving time and distance, off peak.
To Ellsworth AFBdiffers
- 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.
- Keystone
- About 40 minutesDriving time and distance, off peak.
- Custer
- About an hour and ten minutesDriving time and distance, off peak.
Winter drivingdiffers
- 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.
- 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.
- Custer
- Winter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours.
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.
- 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.
- 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.
- Custer
- Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample.
Housing agediffers
- Spearfish
- Older stock in the middle, edge subdivisions built 1996 to 2023
- Black Hawk
- Mixed street to street, sometimes neighbor to neighbor
- Keystone
- An 1883 mining town, so genuinely old stock alongside newer builds and cabins.
- Custer
- Mixed ages. Older homes near the core, newer construction toward the edges.
New constructiondiffers
- 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
- Keystone
- Limited, mostly infill and small projects
- Custer
- Not recorded townwide in this guide. Check current permits with the city or county.
Acreagediffers
- 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.
- Keystone
- Some acreage, mostly platted town lots
- Custer
- Acreage is common outside the city core, with wells and septic systems typical on many rural properties.
Typical lotdiffers
- Spearfish
- Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
- Black Hawk
- Bigger lots, with shop space and outbuildings normal
- Keystone
- Small and steep in town, larger on the surrounding hillsides outside the limits.
- Custer
- 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.- 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.
- Keystone
- Few plats here carry recorded covenants
- Custer
- 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.
- Black Hawk
- Mixed, municipal service in town with well and septic outside it
- Keystone
- Mixed, municipal service in town with well and septic outside it
- Custer
- Mixed, municipal service in town with well and septic outside it
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.
- Black Hawk
- Black Hawk Water User District
- 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.
- Custer
- 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.
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.
- Black Hawk
- Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic
- 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.
- Custer
- 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.
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.
- Black Hawk
- No municipal short term rental ordinance, because there is no municipality. State licensing still applies, and the subdivision covenant usually decides.
- 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.
- Custer
- Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.
Schools
School districtdiffers
- 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.
- Keystone
- Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.
- Custer
- Custer School District 16-1Assignment 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.
- Black Hawk
- No full-service grocery store is in Black Hawk. Most larger grocery trips go into Rapid City.
- Keystone
- Nothing full service in town. Hill City is the closest small grocery and Rapid City is the real shopping, about 25 minutes northeast.
- Custer
- Lynn's Dakotamart is a full-service grocery store in town.
Healthcarediffers
- Spearfish
- Monument Health Spearfish Hospital and outpatient clinics are in town.
- Black Hawk
- Monument Health Rapid City Hospital
- Keystone
- No clinic in town. Monument Health Custer Hospital has a 24 hour emergency department, and Rapid City has the larger hospital.
- Custer
- Monument Health Custer Hospital and clinic are in town.
Recreationdiffers
- 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.
- 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.
- Custer
- Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.
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.
- Black Hawk
- 12 mapped outlines, 5 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
- Keystone
- No recorded subdivision outlines drawn for this community yet.
- Custer
- No recorded subdivision outlines drawn for this community yet.
The trade
Housing and patterndiffers
- 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.
- Keystone
- An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.
- Custer
- A county seat at a park entrance, with a replacement Monument Health hospital and acreage starting just past the city limits.
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.
- 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.
- 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.
- Custer
- You are inside the Hills with real acreage, Custer State Park at the door, and a new hospital in a town of about 1,900.
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.
- 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.
- Keystone
- A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.
- Custer
- Rapid City is 50 to 60 minutes and Ellsworth over an hour, grandfathered rental permits expire when a property sells, and outside the city limits there are no county building codes.
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
Want to talk through the tradeoffs?
Two towns can look identical in a table and feel nothing alike on a Tuesday night in February. Call or text and tell me which rows above are the ones you cannot live with, and we can work the list down from there.
Considering a home here?
Send the address and we can talk it through. The details that change from one property to the next are jurisdiction, water and sewer, the school the district assigns, covenants, road maintenance and the rest of what never shows up on a listing.


