Henry Roy Real Estate, Ascend Realty, Rapid City South Dakota
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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4 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.

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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.
  • Typical price
    No published median exists for the community. Closed sales on the specific street are the only figure worth quoting here.
    To Ellsworth AFB
    About 15 minutes northDriving time and distance, off peak.
    To downtown Rapid City
    About 6 miles northwestDistance 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
    Split between Douglas 51-1 and Rapid City Area 51-4. Address specific.Assignment 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
What changes

Between Spearfish, Box Elder, Black Hawk, Summerset

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-90Box ElderRapid City and the Ellsworth corridorBlack HawkRapid City and the Ellsworth corridorSummersetRapid City and the Ellsworth corridor
County
SpearfishLawrence CountyBox ElderPennington CountyBlack HawkMeade CountySummersetMeade County
Jurisdiction
SpearfishNot recorded townwide in this guide. The address decides whether it is city or county ground.Box ElderCity of Box ElderBlack HawkUnincorporated Meade CountySummersetCity of Summerset, incorporated July 2005
To downtown Rapid City
Spearfish53 min, 47.8 miBox Elder19 min, 10.9 miBlack HawkAbout 12 to 15 minutesSummerset15 min, 10.0 mi
To Ellsworth AFB
Spearfish68 min, 57.0 miBox Elder9 min, 2.3 miBlack HawkAbout 30 minutes, the same I-90 run as Summerset just northSummerset30 min, 19.2 mi
Winter driving
SpearfishChinook winds off the hills are a genuine feature of winter in this corridor.Box ElderI-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.Black HawkThe road out front may be maintained publicly or by the neighborhood, so ask who plows before you buy.SummersetThe commute is I-90, so winter driving here is interstate driving rather than a two lane canyon road.
Side by side

Spearfish, Box Elder, Black Hawk, Summerset

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.

Where it sits

Regiondiffers

Spearfish
Northern Hills and I-90
Box Elder
Rapid City and the Ellsworth corridor
Black Hawk
Rapid City and the Ellsworth corridor
Summerset
Rapid City and the Ellsworth corridor

Countydiffers

Spearfish
Lawrence County
Box Elder
Pennington County
Black Hawk
Meade County
Summerset
Meade 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.
Box Elder
City of Box Elder
Black Hawk
Unincorporated Meade County
Summerset
City of Summerset, incorporated July 2005

Corridor

Spearfish
I-90
Box Elder
I-90
Black Hawk
I-90
Summerset
I-90

To downtown Rapid Citydiffers

Spearfish
53 min, 47.8 miDriving time and distance, off peak.
Box Elder
19 min, 10.9 miDriving time and distance, off peak.
Black Hawk
About 12 to 15 minutesDriving time and distance, off peak.
Summerset
15 min, 10.0 miDriving time and distance, off peak.

To Ellsworth AFBdiffers

Spearfish
68 min, 57.0 miDriving time and distance, off peak.
Box Elder
9 min, 2.3 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.
Summerset
30 min, 19.2 miDriving time and distance, off peak.

Winter drivingdiffers

Spearfish
Chinook winds off the hills are a genuine feature of winter in this corridor.
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.
Black Hawk
The road out front may be maintained publicly or by the neighborhood, so ask who plows before you buy.
Summerset
The commute is I-90, so winter driving here is interstate driving rather than a two lane canyon road.

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.
Box Elder
$340k to $400kMedian sold $367,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 235 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.
Summerset
Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.

Housing agediffers

Spearfish
Older stock in the middle, edge subdivisions built 1996 to 2023
Box Elder
Heavily new construction since the B-21 announcement
Black Hawk
Mixed street to street, sometimes neighbor to neighbor
Summerset
Mostly 2000s to present

New constructiondiffers

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

Acreagediffers

Spearfish
Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.
Box Elder
Not recorded townwide in this guide. The recorded plat carries the lot size.
Black Hawk
Larger lots and acre properties are part of the Black Hawk market, including properties with room for shops and outbuildings.
Summerset
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.
Box Elder
Small city lots, about 0.15 to 0.18 acres in the newer plats
Black Hawk
Bigger lots, with shop space and outbuildings normal
Summerset
Wide lots on new streets

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
Box Elder
Not recorded townwide in this guide. Read the recorded documents for the plat.
Black Hawk
Recorded covenants on some plats, none on othersRecorded covenants vary by subdivision and should be checked for the specific property.
Summerset
Recorded covenants on some plats, none on others

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.
Box Elder
City water and sewer inside the limits
Black Hawk
Mixed, municipal service in town with well and septic outside it
Summerset
Sewer collection is provided by the City of Summerset. Water service varies by address and can include Black Hawk Water User District or Diamond D Water in Sun Valley.

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.
Box Elder
City of Box Elder municipal
Black Hawk
Black Hawk Water User District
Summerset
Black Hawk Water User District, or Diamond D Water in Sun Valley

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.
Box Elder
City of Box Elder municipal
Black Hawk
Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic
Summerset
City of Summerset

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.
Box Elder
A verify first town for rental plans, with one specific misconception the guide clears up.
Black Hawk
No municipal short term rental ordinance, because there is no municipality. State licensing still applies, and the subdivision covenant usually decides.
Summerset
The thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.

Schools

School districtdiffers

Spearfish
Spearfish School District 40-2Assignment 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.
Black Hawk
Rapid City Area Schools 51-4 for most addressesAssignment follows the official boundary for the address. Confirm with the district.
Summerset
Meade 46-1 and Rapid City Area Schools 51-4, split within the cityAssignment 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.
Box Elder
Lynn's Dakotamart is a full-service grocery store in town.
Black Hawk
No full-service grocery store is in Black Hawk. Most larger grocery trips go into Rapid City.
Summerset
Not recorded in this guide. Check what is open near the address.

Healthcarediffers

Spearfish
Monument Health Spearfish Hospital and outpatient clinics are in town.
Box Elder
Monument Health Box Elder Clinic provides primary and urgent care in town. Hospital-level care is in Rapid City.
Black Hawk
Monument Health Rapid City Hospital
Summerset
Hospital-level care is in Rapid City, about 15 minutes south.

Recreationdiffers

Spearfish
D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.
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.
Black Hawk
Piedmont and the Stagebarn area are just north, with the central hills close enough for a half day.
Summerset
Leisure Lane, Steamboat and Castlewood parks are the everyday recreation. Leisure Lane is the big one, with playgrounds, basketball, picnic shelters, open grass and the community garden.

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.
Box Elder
16 mapped outlines, 3 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.
Summerset
2 mapped outlines, 2 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.
Box Elder
A young city building its first downtown at Liberty Plaza on 110 acres, with roughly 800 residential units planned.
Black Hawk
Unincorporated foothills pockets where lot size, home age and outbuildings change from one parcel to the next.
Summerset
New streets and builder inventory, with Highlands at Norman Ranch adding over 100 first phase homesites across more than 300 acres.

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.
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.
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.
Summerset
Newer houses on city sewer with Hills views at a price central Rapid City does not offer, and Highlands at Norman Ranch is still selling first phase homesites.

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.
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.
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.
Summerset
You are fifteen minutes out from most of Rapid City's services and you drive I-90 to get to them in the winter. The city is also split between Meade 46-1 and Rapid City Area Schools 51-4, so the district follows the address.
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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ComparingSpearfish, Box Elder, Black Hawk, Summerset

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