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
7 of 25 communities
Under $400kClose to EllsworthClose to Rapid CityShort commuteNew construction availableAcreage availableCity water and sewerSmaller marketMore ruralEstablished housingNewer housingClear filtersClear 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
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.
- 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.
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.
- 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.
- 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.
- 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.
- 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.
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.
- 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.
- 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.
What changes
Between Spearfish, Keystone, 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-90KeystoneCentral and Southern HillsSummersetRapid City and the Ellsworth corridor
- County
- SpearfishLawrence CountyKeystonePennington CountySummersetMeade 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 2005
- Corridor
- SpearfishI-90KeystoneUS 16ASummersetI-90
- To downtown Rapid City
- Spearfish53 min, 47.8 miKeystoneAbout 25 minutes northeastSummerset15 min, 10.0 mi
- To Ellsworth AFB
- Spearfish68 min, 57.0 miKeystoneAbout 40 minutesSummerset30 min, 19.2 mi
Side by side
Spearfish, Keystone, 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.
| Attribute | Central and Southern HillsKeystone | ||
|---|---|---|---|
| Where it sits | |||
| Regiondiffers | Northern Hills and I-90 | Central and Southern Hills | Rapid City and the Ellsworth corridor |
| Countydiffers | Lawrence County | Pennington County | Meade 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 |
| Corridordiffers | I-90 | US 16A | I-90 |
| 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. |
| 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. |
| 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. |
| 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. |
| 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 |
| 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 |
| 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. |
| 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 |
| 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 |
| 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. |
| 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 |
| 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 |
| 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. |
| 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. |
| 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. |
| 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. |
| 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. |
| 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. |
| 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. |
| 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. |
| 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. |
- Central and Southern HillsKeystone
Where it sits
Regiondiffers
- Spearfish
- Northern Hills and I-90
- Keystone
- Central and Southern Hills
- Summerset
- Rapid City and the Ellsworth corridor
Countydiffers
- Spearfish
- Lawrence County
- Keystone
- Pennington 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.
- Keystone
- Incorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.
- Summerset
- City of Summerset, incorporated July 2005
Corridordiffers
- Spearfish
- I-90
- Keystone
- US 16A
- Summerset
- I-90
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.
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.
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.
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.
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
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
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.
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
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
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.
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
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
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.
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.
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.
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.
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.
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.
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.
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.
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.
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
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.