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.
5 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
- 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.
- 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
- $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.
- 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.
- 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.
Between Spearfish, Lead and Deadwood
The rows below are the ones where these do not read the same. Ordered as the table runs, not by importance.
- Corridor
- SpearfishI-90Lead and DeadwoodUS-385 and US-14A
- To downtown Rapid City
- Spearfish53 min, 47.8 miLead and DeadwoodAbout 50 minutes
- To Ellsworth AFB
- Spearfish68 min, 57.0 miLead and DeadwoodAbout 55 minutes
- Winter driving
- SpearfishChinook winds off the hills are a genuine feature of winter in this corridor.Lead and DeadwoodLead averages 183.9 inches of snow a year, so plowing, driveway grade and which way it faces are part of the budget.
- Typical price
- Spearfish$400k to $600kLead and Deadwood$320k to $500k
- Housing age
- SpearfishOlder stock in the middle, edge subdivisions built 1996 to 2023Lead and DeadwoodHistoric stock, plus Powder House Pass as the newest product up here
Spearfish, Lead and Deadwood
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 | ||
|---|---|---|
| Where it sits | ||
| Region | Northern Hills and I-90 | Northern Hills and I-90 |
| County | Lawrence County | Lawrence County |
| Corridordiffers | I-90 | US-385 and US-14A |
| To downtown Rapid Citydiffers | 53 min, 47.8 miDriving time and distance, off peak. | About 50 minutesDriving time and distance, off peak. |
| To Ellsworth AFBdiffers | 68 min, 57.0 miDriving time and distance, off peak. | About 55 minutesDriving time and distance, off peak. |
| Winter drivingdiffers | Chinook winds off the hills are a genuine feature of winter in this corridor. | Lead averages 183.9 inches of snow a year, so plowing, driveway grade and which way it faces are part of the budget. |
| 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. | $320k to $500kMedian sold $385,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 117 closed sales. |
| Housing agediffers | Older stock in the middle, edge subdivisions built 1996 to 2023 | Historic stock, plus Powder House Pass as the newest product up here |
| 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 |
| Acreagediffers | Acreage is available around Spearfish, primarily on surrounding Lawrence County ground rather than in the city core. | Mountain acreage exists outside the denser town centers, with access, well, septic and winter-maintenance considerations varying by property. |
| Covenants and HOACovenants 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 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. | 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. | 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. | 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. | Three jurisdictions within a few miles give three different answers. This is where guessing gets expensive. |
| Schools | ||
| School districtdiffers | Spearfish School District 40-2Assignment follows the official boundary for the address. Confirm with the district. | Lead-Deadwood School District 40-1Assignment 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. | Not recorded in this guide. Check what is open near the address. |
| Healthcarediffers | Monument Health Spearfish Hospital and outpatient clinics are in town. | Monument Health Lead-Deadwood Hospital and clinic provide hospital-level and outpatient care in the area. |
| Recreationdiffers | D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south. | Terry Peak, a 7,100 foot summit with 1,100 feet of vertical and 30 trails, plus Deadwood gaming and the historic district. |
| 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. | 55 mapped outlines, 0 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. | High elevation historic streets, with Terry Peak, the Mickelson Trail and the Powder House Pass covenants and Community Improvement District just south of Lead. |
| What you gaindiffers | A downtown you can walk across, Black Hills State and Spearfish Canyon out the back door, on city water and sewer. | Elevation, Terry Peak measured in minutes, the Mickelson Trail and historic streets you cannot build a copy of. |
| 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. | Lead averages 183.9 inches of snow a year, so snow removal and vehicle choice are line items, and three jurisdictions inside a few miles answer rental questions differently. |
Where it sits
Region
- Spearfish
- Northern Hills and I-90
- Lead and Deadwood
- Northern Hills and I-90
County
- Spearfish
- Lawrence County
- Lead and Deadwood
- Lawrence County
Corridordiffers
- Spearfish
- I-90
- Lead and Deadwood
- US-385 and US-14A
To downtown Rapid Citydiffers
- Spearfish
- 53 min, 47.8 miDriving time and distance, off peak.
- Lead and Deadwood
- About 50 minutesDriving time and distance, off peak.
To Ellsworth AFBdiffers
- Spearfish
- 68 min, 57.0 miDriving time and distance, off peak.
- Lead and Deadwood
- About 55 minutesDriving time and distance, off peak.
Winter drivingdiffers
- Spearfish
- Chinook winds off the hills are a genuine feature of winter in this corridor.
- Lead and Deadwood
- Lead averages 183.9 inches of snow a year, so plowing, driveway grade and which way it faces are part of the budget.
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.
- Lead and Deadwood
- $320k to $500kMedian sold $385,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 117 closed sales.
Housing agediffers
- Spearfish
- Older stock in the middle, edge subdivisions built 1996 to 2023
- Lead and Deadwood
- Historic stock, plus Powder House Pass as the newest product up here
New constructiondiffers
- Spearfish
- New construction remains active on the edges of town, including areas such as Sky Ridge and other newer developments.
- Lead and Deadwood
- 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.
- Lead and Deadwood
- Mountain acreage exists outside the denser town centers, with access, well, septic and winter-maintenance considerations varying by property.
Covenants and HOA
Covenants are recorded per plat. The title commitment lists what binds the parcel.- Spearfish
- Recorded covenants on some plats, none on others
- Lead and Deadwood
- 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.
- Lead and Deadwood
- 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.
- Lead and Deadwood
- 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.
- Lead and Deadwood
- 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.
- Lead and Deadwood
- Three jurisdictions within a few miles give three different answers. This is where guessing gets expensive.
Schools
School districtdiffers
- Spearfish
- Spearfish School District 40-2Assignment follows the official boundary for the address. Confirm with the district.
- Lead and Deadwood
- Lead-Deadwood School District 40-1Assignment 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.
- Lead and Deadwood
- Not recorded in this guide. Check what is open near the address.
Healthcarediffers
- Spearfish
- Monument Health Spearfish Hospital and outpatient clinics are in town.
- Lead and Deadwood
- Monument Health Lead-Deadwood Hospital and clinic provide hospital-level and outpatient care in the area.
Recreationdiffers
- Spearfish
- D.C. Booth Historic National Fish Hatchery, Black Hills State University events, and Terry Peak and Deadwood a short drive south.
- Lead and Deadwood
- Terry Peak, a 7,100 foot summit with 1,100 feet of vertical and 30 trails, plus Deadwood gaming and the historic district.
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.
- Lead and Deadwood
- 55 mapped outlines, 0 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.
- Lead and Deadwood
- High elevation historic streets, with Terry Peak, the Mickelson Trail and the Powder House Pass covenants and Community Improvement District just south of Lead.
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.
- Lead and Deadwood
- Elevation, Terry Peak measured in minutes, the Mickelson Trail and historic streets you cannot build a copy of.
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.
- Lead and Deadwood
- Lead averages 183.9 inches of snow a year, so snow removal and vehicle choice are line items, and three jurisdictions inside a few miles answer rental questions differently.
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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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.