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

25 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 everything

Price filters only consider communities with a published trailing twelve month median, so towns without one do not appear in a price filter.

Browse

The five facts that decide a shortlist

Find a community

Selected, 4 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.

Black Hawk
Typical price
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.
To Ellsworth AFB
About 30 minutes, the same I-90 run as Summerset just northDriving time and distance, off peak.
To downtown Rapid City
About 12 to 15 minutesDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Rapid City Area Schools 51-4 for most addressesAssignment follows the official boundary for the address. Confirm with the district.
4 is the most that fits. Drop one first.Guide
Blucksberg Mountain
Typical price
No verified closed sale set is available for Blucksberg Mountain, so no price level is printed here. The five recorded plats differ enough that one figure would not describe any of them.
To Ellsworth AFB
Not measured for this page.Drive time is not measured for this community. Time it from the parcel itself.
To downtown Rapid City
Not measured for this page.Drive time is not measured for this community. Time it from the parcel itself.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Meade School District 46-1Assignment follows the official boundary for the address. Confirm with the district.
4 is the most that fits. Drop one first.Guide
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.
4 is the most that fits. Drop one first.Guide
Colonial Pine Hills
Typical price
About $683,000 average sold in the Sheridan Lake Road MLS area, 71 sales over 12 monthsAverage sold $682,615. Black Hills MLS, single family, 12 months through August 2026, as of August 2026. 71 closed sales.
To Ellsworth AFB
About 25 to 30 minutes, through or around Rapid CityDriving time and distance, off peak.
To downtown Rapid City
Roughly 6 miles northeastDistance only. Drive time is not measured for this community, so time it from the parcel.
Utility pattern
Mostly private well and septic
School district
Rapid City Area School District 51-4Assignment follows the official boundary for the address. Confirm with the district.
4 is the most that fits. Drop one first.Guide
Green Valley
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
Piedmont
Typical price
$375k to $575kMedian sold $425,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 127 closed sales.
To Ellsworth AFB
36 min from the Prairie Haven side, closer to 51 from the plats highest up the foothillsDriving time and distance, off peak.
To downtown Rapid City
About 26 minutes from the Prairie Haven side, longer from the upper platsDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Meade School District 46-1Assignment follows the official boundary for the address. Confirm with the district.
4 is the most that fits. Drop one first.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.
4 is the most that fits. Drop one first.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.
4 is the most that fits. Drop one first.Guide
Summerset
Typical price
Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.
To Ellsworth AFB
30 min, 19.2 miDriving time and distance, off peak.
To downtown Rapid City
15 min, 10.0 miDriving time and distance, off peak.
Utility pattern
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.
School district
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.
Selected 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.
4 is the most that fits. Drop one first.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.
4 is the most that fits. Drop one first.Guide
Newell
Typical price
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.
To Ellsworth AFB
About 60 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
To downtown Rapid City
About 54 miles, roughly 70 minutesDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Newell School District 09-2Assignment follows the official boundary for the address. Confirm with the district.
4 is the most that fits. Drop one first.Guide
Spearfish
Typical price
$400k to $600kMedian sold $475,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 199 closed sales.
To Ellsworth AFB
68 min, 57.0 miDriving time and distance, off peak.
To downtown Rapid City
53 min, 47.8 miDriving time and distance, off peak.
Utility pattern
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.
School district
Spearfish School District 40-2Assignment follows the official boundary for the address. Confirm with the district.
Selected Guide
St. Onge
Typical price
No figure published. St. Onge is Mount Rushmore Area MLS territory and the current feed covers only the Black Hills MLS, so a zero here would be a gap in the data rather than a fact about the market.
To Ellsworth AFB
About 45 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
To downtown Rapid City
About 44 miles, roughly 48 minutesDriving time and distance, off peak.
Utility pattern
Mostly private well and septic
School district
Spearfish 40-2 at the townsite, with Belle Fourche 09-1 to the north and Meade 46-1 to the east. Parcel specific.Assignment follows the official boundary for the address. Confirm with the district.
4 is the most that fits. Drop one first.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.
4 is the most that fits. Drop one first.Guide
Whitewood
Typical price
No town median is published for Whitewood, and it sits in Lawrence County, which the Mount Rushmore Area MLS covers rather than the Black Hills feed behind the figures here. Prices sit under Sturgis, Spearfish and Deadwood, each about ten minutes out.
To Ellsworth AFB
About 40 minutesDriving time and distance, off peak.
To downtown Rapid City
About 35 minutesDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Meade School District 46-1, despite being in Lawrence CountyAssignment follows the official boundary for the address. Confirm with the district.
4 is the most that fits. Drop one first.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.

Buffalo Gap
Typical price
One single family sale shows in the Black Hills MLS over 24 months, at $80,000. One closing is a sample of one rather than a price level, so read it that way.
To Ellsworth AFB
About 55 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
To downtown Rapid City
About 45 miles, roughly 56 minutesDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Hot Springs School District 23-2, despite the town being in Custer CountyAssignment follows the official boundary for the address. Confirm with the district.
4 is the most that fits. Drop one first.Guide
Custer
Typical price
Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample.
To Ellsworth AFB
About an hour and ten minutesDriving time and distance, off peak.
To downtown Rapid City
About 50 to 60 minutesDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.
4 is the most that fits. Drop one first.Guide
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.
4 is the most that fits. Drop one first.Guide
Hermosa
Typical price
About $650,000 average sold, 28 sales over 24 monthsAverage sold $648,229. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 28 closed sales.
To Ellsworth AFB
About 35 minutes, north through Rapid City to I-90Driving time and distance, off peak.
To downtown Rapid City
26 min, 18.6 miDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Custer School District 16-1Assignment follows the official boundary for the address. Confirm with the district.
4 is the most that fits. Drop one first.Guide
Hill City
Typical price
Median sold $519,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 13 closed sales.
To Ellsworth AFB
About 45 minutesDriving time and distance, off peak.
To downtown Rapid City
About 30 to 35 minutes on US-16Driving time and distance, off peak.
Utility pattern
Not recorded townwide in this guide. Verify water and sewer service for the address.
School district
Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.
Selected 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.
4 is the most that fits. Drop one first.Guide
Keystone
Typical price
About $618,000 average sold, but only 9 sales over 24 monthsAverage sold $618,449. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 9 closed sales, small sample.
To Ellsworth AFB
About 40 minutesDriving time and distance, off peak.
To downtown Rapid City
About 25 minutes northeastDriving time and distance, off peak.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Hill City School District 51-2Assignment follows the official boundary for the address. Confirm with the district.
Selected Guide

Prairie and Badlands

East of the Hills on the open prairie, where lots run larger, water is often a private well, services are thinner and the wind and the drive are the tradeoffs.

New Underwood
Typical price
About $320,000 average sold, 20 sales over 24 monthsAverage sold $319,585. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 20 closed sales.
To Ellsworth AFB
About 11 miles, exit 78 to the main gate at exit 67ADistance only. Drive time is not measured for this community, so time it from the parcel.
To downtown Rapid City
About 18 miles west on I-90Distance only. Drive time is not measured for this community, so time it from the parcel.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
New Underwood School District 51-3Assignment follows the official boundary for the address. Confirm with the district.
4 is the most that fits. Drop one first.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.
4 is the most that fits. Drop one first.Guide

What changes

Between Spearfish, Keystone, Summerset, Hill City

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-90KeystoneCentral and Southern HillsSummersetRapid City and the Ellsworth corridorHill CityCentral and Southern Hills
County: SpearfishLawrence CountyKeystonePennington CountySummersetMeade CountyHill CityPennington County
Jurisdiction: SpearfishNot recorded townwide in this guide. The address decides whether it is city or county ground.KeystoneIncorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.SummersetCity of Summerset, incorporated July 2005Hill CityNot recorded townwide in this guide. The address decides whether it is city or county ground.
Corridor: SpearfishI-90KeystoneUS 16ASummersetI-90Hill CityUS-16
To downtown Rapid City: Spearfish53 min, 47.8 miKeystoneAbout 25 minutes northeastSummerset15 min, 10.0 miHill CityAbout 30 to 35 minutes on US-16
To Ellsworth AFB: Spearfish68 min, 57.0 miKeystoneAbout 40 minutesSummerset30 min, 19.2 miHill CityAbout 45 minutes

Side by side

Spearfish, Keystone, Summerset, Hill City

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	Central and Southern HillsKeystone	Rapid City and the Ellsworth corridorSummerset	Central and Southern HillsHill City
Where it sits
Regiondiffers	Northern Hills and I-90	Central and Southern Hills	Rapid City and the Ellsworth corridor	Central and Southern Hills
Countydiffers	Lawrence County	Pennington County	Meade 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.	Incorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.	City of Summerset, incorporated July 2005	Not recorded townwide in this guide. The address decides whether it is city or county ground.
Corridordiffers	I-90	US 16A	I-90	US-16
To downtown Rapid Citydiffers	53 min, 47.8 miDriving time and distance, off peak.	About 25 minutes northeastDriving time and distance, off peak.	15 min, 10.0 miDriving time and distance, off peak.	About 30 to 35 minutes on US-16Driving time and distance, off peak.
To Ellsworth AFBdiffers	68 min, 57.0 miDriving time and distance, off peak.	About 40 minutesDriving time and distance, off peak.	30 min, 19.2 miDriving time and distance, off peak.	About 45 minutesDriving time and distance, off peak.
Winter drivingdiffers	Chinook winds off the hills are a genuine feature of winter in this corridor.	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.	The commute is I-90, so winter driving here is interstate driving rather than a two lane canyon road.	US-16 is state maintained. The forest roads off it climb, and elevation adds snow to whatever falls in town.
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.	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.	Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.	Median sold $519,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 13 closed sales.
Housing agediffers	Older stock in the middle, edge subdivisions built 1996 to 2023	An 1883 mining town, so genuinely old stock alongside newer builds and cabins.	Mostly 2000s to present	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	Limited infill and small-scale new construction occur around Hill City rather than large production neighborhoods.
Acreagediffers	Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.	Some acreage, mostly platted town lots	Not recorded townwide in this guide. The recorded plat carries the lot size.	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.	Small and steep in town, larger on the surrounding hillsides outside the limits.	Wide lots on new streets	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	Few plats here carry recorded covenants	Recorded covenants on some plats, none on others	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	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.	Not recorded townwide in this guide. Verify water and sewer service for the address.
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.	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.	Black Hawk Water User District, or Diamond D Water in Sun Valley	Not recorded townwide in this guide. Verify the provider for the address.
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.	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 of Summerset	Not recorded townwide in this guide. Verify the service for the address.
Short term rentalsdiffers	The city studied rules in 2023 and 2024 and maintains an official short term rental page. Verify the current ordinance first.	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.	The thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.	Existing short term rental rights in residential zones do not transfer when a property sells. That is the trap.
Schools
School districtdiffers	Spearfish School District 40-2Assignment 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.	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.	Hill City School District 51-2Assignment 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.	Nothing full service in town. Hill City is the closest small grocery and Rapid City is the real shopping, about 25 minutes northeast.	Not recorded in this guide. Check what is open near the address.	Krull's Market is a full-service grocery store in town.
Healthcarediffers	Monument Health Spearfish Hospital and outpatient clinics are in town.	No clinic in town. Monument Health Custer Hospital has a 24 hour emergency department, and Rapid City has the larger hospital.	Hospital-level care is in Rapid City, about 15 minutes south.	Monument Health has a clinic in Hill City. Hospital-level care is in Rapid City, roughly 30 to 35 minutes away in clear conditions.
Recreationdiffers	D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.	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.	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.	The 1880 Train departs downtown, Crazy Horse Memorial is about 12 miles away, and Stone Faces Winery and Naked Winery are close.
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.	2 mapped outlines, 2 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.
The trade
Housing and patterndiffers	A university town with a walkable middle, growing fast enough that new construction has moved to the edges.	An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.	New streets and builder inventory, with Highlands at Norman Ranch adding over 100 first phase homesites across more than 300 acres.	A small mountain main street that triples every summer and empties out by October, with the 1880 Train leaving from downtown.
What you gaindiffers	A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer.	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.	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.	Main Street in the middle of the central hills, the Mickelson Trail through town, Sylvan Lake and Crazy Horse a short drive, and 30 to 35 minutes to Rapid City on US-16.
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.	A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.	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.	Rental rights do not survive a sale, and only 13 homes closed here in twelve months, so pricing rests on a small sample.

Northern Hills and I-90Spearfish
Central and Southern HillsKeystone
Rapid City and the Ellsworth corridorSummerset
Central and Southern HillsHill City

Where it sits

Regiondiffers

Spearfish: Northern Hills and I-90
Keystone: Central and Southern Hills
Summerset: Rapid City and the Ellsworth corridor
Hill City: Central and Southern Hills

Countydiffers

Spearfish: Lawrence County
Keystone: Pennington County
Summerset: Meade County
Hill City: 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.
Keystone: Incorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.
Summerset: City of Summerset, incorporated July 2005
Hill City: Not recorded townwide in this guide. The address decides whether it is city or county ground.

Corridordiffers

Spearfish: I-90
Keystone: US 16A
Summerset: I-90
Hill City: US-16

To downtown Rapid Citydiffers

Spearfish: 53 min, 47.8 miDriving time and distance, off peak.
Keystone: About 25 minutes northeastDriving time and distance, off peak.
Summerset: 15 min, 10.0 miDriving time and distance, off peak.
Hill City: About 30 to 35 minutes on US-16Driving time and distance, off peak.

To Ellsworth AFBdiffers

Spearfish: 68 min, 57.0 miDriving time and distance, off peak.
Keystone: About 40 minutesDriving time and distance, off peak.
Summerset: 30 min, 19.2 miDriving time and distance, off peak.
Hill City: About 45 minutesDriving time and distance, off peak.

Winter drivingdiffers

Spearfish: Chinook winds off the hills are a genuine feature of winter in this corridor.
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.
Summerset: The commute is I-90, so winter driving here is interstate driving rather than a two lane canyon road.
Hill City: US-16 is state maintained. The forest roads off it climb, and elevation adds snow to whatever falls in town.

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.
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.
Summerset: Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.
Hill City: Median sold $519,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 13 closed sales.

Housing agediffers

Spearfish: Older stock in the middle, edge subdivisions built 1996 to 2023
Keystone: An 1883 mining town, so genuinely old stock alongside newer builds and cabins.
Summerset: Mostly 2000s to present
Hill City: 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.
Keystone: Limited, mostly infill and small projects
Summerset: Limited, mostly infill and small projects
Hill City: Limited infill and small-scale new construction occur around Hill City rather than large production neighborhoods.

Acreagediffers

Spearfish: Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core.
Keystone: Some acreage, mostly platted town lots
Summerset: Not recorded townwide in this guide. The recorded plat carries the lot size.
Hill City: 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.
Keystone: Small and steep in town, larger on the surrounding hillsides outside the limits.
Summerset: Wide lots on new streets
Hill City: 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
Keystone: Few plats here carry recorded covenants
Summerset: Recorded covenants on some plats, none on others
Hill City: 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.
Keystone: 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.
Hill City: Not recorded townwide in this guide. Verify water and sewer service for the address.

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.
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.
Summerset: Black Hawk Water User District, or Diamond D Water in Sun Valley
Hill City: Not recorded townwide in this guide. Verify the provider for the address.

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.
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.
Summerset: City of Summerset
Hill City: Not recorded townwide in this guide. Verify the service for the address.

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.
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.
Summerset: The thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.
Hill City: Existing short term rental rights in residential zones do not transfer when a property sells. That is the trap.

Schools

School districtdiffers

Spearfish: Spearfish School District 40-2Assignment 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.
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.
Hill City: Hill City School District 51-2Assignment 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.
Keystone: Nothing full service in town. Hill City is the closest small grocery and Rapid City is the real shopping, about 25 minutes northeast.
Summerset: Not recorded in this guide. Check what is open near the address.
Hill City: Krull's Market is a full-service grocery store in town.

Healthcarediffers

Spearfish: Monument Health Spearfish Hospital and outpatient clinics are in town.
Keystone: No clinic in town. Monument Health Custer Hospital has a 24 hour emergency department, and Rapid City has the larger hospital.
Summerset: Hospital-level care is in Rapid City, about 15 minutes south.
Hill City: Monument Health has a clinic in Hill City. Hospital-level care is in Rapid City, roughly 30 to 35 minutes away in clear conditions.

Recreationdiffers

Spearfish: D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.
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.
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.
Hill City: The 1880 Train departs downtown, Crazy Horse Memorial is about 12 miles away, and Stone Faces Winery and Naked Winery are close.

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.
Keystone: No recorded subdivision outlines drawn for this community yet.
Summerset: 2 mapped outlines, 2 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
Hill City: 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.
Keystone: An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.
Summerset: New streets and builder inventory, with Highlands at Norman Ranch adding over 100 first phase homesites across more than 300 acres.
Hill City: A small mountain main street that triples every summer and empties out by October, with the 1880 Train leaving from downtown.

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.
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.
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.
Hill City: Main Street in the middle of the central hills, the Mickelson Trail through town, Sylvan Lake and Crazy Horse a short drive, and 30 to 35 minutes to Rapid City on US-16.

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.
Keystone: A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.
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.
Hill City: Rental rights do not survive a sale, and only 13 homes closed here in twelve months, so pricing rests on a small sample.

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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