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.

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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.
4 is the most that fits. Drop one first.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.
Selected 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.
4 is the most that fits. Drop one first.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.
Selected 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.
Selected 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.
4 is the most that fits. Drop one first.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 St. Onge, Custer, Keystone, Newell

The rows below are the ones where these do not read the same. Ordered as the table runs, not by importance.

Region: St. OngeNorthern Hills and I-90CusterCentral and Southern HillsKeystoneCentral and Southern HillsNewellNorthern Hills and I-90
County: St. OngeLawrence CountyCusterCuster CountyKeystonePennington CountyNewellButte County
Jurisdiction: St. OngeUnincorporated. No town government. Lawrence County zones the parcels and the Sheriff patrols them.CusterNot 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.NewellIncorporated municipality of Newell, with Butte County outside the limits.
Corridor: St. OngeSD 34, with I-90 seven miles southeast at WhitewoodCusterUS-16KeystoneUS 16ANewellUS 212 and SD 79
To downtown Rapid City: St. OngeAbout 44 miles, roughly 48 minutesCusterAbout 50 to 60 minutesKeystoneAbout 25 minutes northeastNewellAbout 54 miles, roughly 70 minutes
To Ellsworth AFB: St. OngeAbout 45 milesCusterAbout an hour and ten minutesKeystoneAbout 40 minutesNewellAbout 60 miles

Side by side

St. Onge, Custer, Keystone, Newell

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-90St. Onge	Central and Southern HillsCuster	Central and Southern HillsKeystone	Northern Hills and I-90Newell
Where it sits
Regiondiffers	Northern Hills and I-90	Central and Southern Hills	Central and Southern Hills	Northern Hills and I-90
Countydiffers	Lawrence County	Custer County	Pennington County	Butte County
JurisdictiondiffersCity versus county decides who provides service and who inspects the work.	Unincorporated. No town government. Lawrence County zones the parcels and the Sheriff patrols them.	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.	Incorporated municipality of Newell, with Butte County outside the limits.
Corridordiffers	SD 34, with I-90 seven miles southeast at Whitewood	US-16	US 16A	US 212 and SD 79
To downtown Rapid Citydiffers	About 44 miles, roughly 48 minutesDriving time and distance, off peak.	About 50 to 60 minutesDriving time and distance, off peak.	About 25 minutes northeastDriving time and distance, off peak.	About 54 miles, roughly 70 minutesDriving time and distance, off peak.
To Ellsworth AFBdiffers	About 45 milesDistance only. Drive time is not measured for this community, so time it from the parcel.	About an hour and ten minutesDriving time and distance, off peak.	About 40 minutesDriving time and distance, off peak.	About 60 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
Winter drivingdiffers	Highway 34 is state maintained and connects three directions. County and private roads off it are a different conversation.	Winter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours.	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.	US 212 and SD 79 are state maintained, and the state rebuilt the Nisland to Newell stretch and the south junction in 2025. Off the highway it is open country and wind moves snow.
Housing and lots
Typical pricediffers	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.	Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample.	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.	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.
Housing agediffers	An 1891 townsite with genuinely old buildings, surrounded by ranch and acreage property of every era.	Mixed ages. Older homes near the core, newer construction toward the edges.	An 1883 mining town, so genuinely old stock alongside newer builds and cabins.	A 1910 townsite, so genuinely old in-town stock with newer building scattered around it.
New constructiondiffers	Limited, mostly infill and small projects	Not recorded townwide in this guide. Check current permits with the city or county.	Limited, mostly infill and small projects	Limited, mostly infill and small projects
Acreagediffers	Acreage parcels are common here	Acreage is common outside the city core, with wells and septic systems typical on many rural properties.	Some acreage, mostly platted town lots	Acreage parcels are common here
Typical lotdiffers	Small townsite lots, with acreage and ranch ground around them.	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.	Small townsite lots, then irrigated project acreage, then rangeland, in that order as you drive out.
Covenants and HOAdiffersCovenants are recorded per plat. The title commitment lists what binds the parcel.	Few plats here carry recorded covenants	Not recorded townwide in this guide. Read the recorded documents for the plat.	Few plats here carry recorded covenants	Few plats here carry recorded covenants
Utilities and rules
Utility patterndiffers	Mostly private well and septic	Mixed, municipal service in town with well and septic outside it	Mixed, municipal service in town with well and septic outside it	Mixed, municipal service in town with well and septic outside it
Waterdiffers	The Saint Onge Sewer and Water Company serves about 78 connections around the townsite, with a clean compliance record. Parcels outside that system are on private wells. There is no rural water district covering this area.	Municipal water inside the limits, a private well or a district system outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.	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.	Town of Newell municipal water inside the limits, from groundwater, serving about 378 connections. Rural properties are on the Butte-Meade Sanitary Water District or on private wells. Irrigation water from the Belle Fourche Irrigation District is an entirely separate thing from domestic water.
Sewerdiffers	The water company's name implies sewer service, but I have not been able to verify from the public record which parcels it reaches. Assume private septic outside the townsite and confirm the rest before closing.	City sewer inside the limits, private septic outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.	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.	Municipal sewer inside the limits, billed monthly alongside water. Rural parcels are on private septic.
Short term rentalsdiffers	Unincorporated Lawrence County, so no municipal ordinance applies. Note that unincorporated Lawrence County declined to require a vacation home rental permit, so there is no county permit to obtain either.	Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.	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.	Newell is an agricultural town rather than a tourism town. Short-term rental demand here is hunting season, Rally week and ag events, not year-round visitors.
Schools
School districtdiffers	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.	Custer School District 16-1Assignment 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.	Newell School District 09-2Assignment follows the official boundary for the address. Confirm with the district.
Daily errands
Groceriesdiffers	Nothing in town. Spearfish is eleven miles southeast and Belle Fourche thirteen northwest.	Lynn's Dakotamart is a full-service grocery store in town.	Nothing full service in town. Hill City is the closest small grocery and Rapid City is the real shopping, about 25 minutes northeast.	A grocery store and a hardware store in town, with Belle Fourche about 25 miles for anything larger.
Healthcarediffers	Monument Health Spearfish Hospital, a 35 bed facility with a 24 hour emergency department, about 18 minutes away.	Monument Health Custer Hospital and clinic are in town.	No clinic in town. Monument Health Custer Hospital has a 24 hour emergency department, and Rapid City has the larger hospital.	No hospital or clinic in Newell. Sturgis is about 26 miles, Spearfish about 37, and Monument Health has a clinic in Belle Fourche.
Recreationdiffers	Creek bottoms, hay ground and hunting country, with Spearfish Canyon and the northern Hills half an hour away.	Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.	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.	A nine-hole golf course, the Newell Museum, the Belle Fourche Reservoir north of town, and hunting in every direction.
The trade
Housing and patterndiffers	An 1891 French-Canadian railroad townsite that is now a cattle auction crossroads and an acreage corridor.	A county seat at a park entrance, with a replacement Monument Health hospital and acreage starting just past the city limits.	An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.	A federal reclamation townsite from 1910 at the center of a 57,000 acre irrigation project, with a sale barn and its own school.
What you gaindiffers	The cheapest ground in the northern Hills that still puts you eleven miles from a hospital and sixteen from three towns.	You are inside the Hills with real acreage, Custer State Park at the door, and a new hospital in a town of about 1,900.	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.	A complete small town with its own K through 12 school and irrigated ground around it, at prices the Hills corridor cannot touch.
What you give updiffers	A three-way school district split you have to verify per parcel, and no services of any kind in town.	Rapid City is 50 to 60 minutes and Ellsworth over an hour, grandfathered rental permits expire when a property sells, and outside the city limits there are no county building codes.	A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.	Seventy minutes to Rapid City, 26 miles to a hospital, and an irrigation district assessment that attaches to the land as a lien.

Northern Hills and I-90St. Onge
Central and Southern HillsCuster
Central and Southern HillsKeystone
Northern Hills and I-90Newell

Where it sits

Regiondiffers

St. Onge: Northern Hills and I-90
Custer: Central and Southern Hills
Keystone: Central and Southern Hills
Newell: Northern Hills and I-90

Countydiffers

St. Onge: Lawrence County
Custer: Custer County
Keystone: Pennington County
Newell: Butte County

Jurisdictiondiffers

City versus county decides who provides service and who inspects the work.

St. Onge: Unincorporated. No town government. Lawrence County zones the parcels and the Sheriff patrols them.
Custer: 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.
Newell: Incorporated municipality of Newell, with Butte County outside the limits.

Corridordiffers

St. Onge: SD 34, with I-90 seven miles southeast at Whitewood
Custer: US-16
Keystone: US 16A
Newell: US 212 and SD 79

To downtown Rapid Citydiffers

St. Onge: About 44 miles, roughly 48 minutesDriving time and distance, off peak.
Custer: About 50 to 60 minutesDriving time and distance, off peak.
Keystone: About 25 minutes northeastDriving time and distance, off peak.
Newell: About 54 miles, roughly 70 minutesDriving time and distance, off peak.

To Ellsworth AFBdiffers

St. Onge: About 45 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
Custer: About an hour and ten minutesDriving time and distance, off peak.
Keystone: About 40 minutesDriving time and distance, off peak.
Newell: About 60 milesDistance only. Drive time is not measured for this community, so time it from the parcel.

Winter drivingdiffers

St. Onge: Highway 34 is state maintained and connects three directions. County and private roads off it are a different conversation.
Custer: Winter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours.
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.
Newell: US 212 and SD 79 are state maintained, and the state rebuilt the Nisland to Newell stretch and the south junction in 2025. Off the highway it is open country and wind moves snow.

Housing and lots

Typical pricediffers

St. Onge: 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.
Custer: Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample.
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.
Newell: 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.

Housing agediffers

St. Onge: An 1891 townsite with genuinely old buildings, surrounded by ranch and acreage property of every era.
Custer: Mixed ages. Older homes near the core, newer construction toward the edges.
Keystone: An 1883 mining town, so genuinely old stock alongside newer builds and cabins.
Newell: A 1910 townsite, so genuinely old in-town stock with newer building scattered around it.

New constructiondiffers

St. Onge: Limited, mostly infill and small projects
Custer: Not recorded townwide in this guide. Check current permits with the city or county.
Keystone: Limited, mostly infill and small projects
Newell: Limited, mostly infill and small projects

Acreagediffers

St. Onge: Acreage parcels are common here
Custer: Acreage is common outside the city core, with wells and septic systems typical on many rural properties.
Keystone: Some acreage, mostly platted town lots
Newell: Acreage parcels are common here

Typical lotdiffers

St. Onge: Small townsite lots, with acreage and ranch ground around them.
Custer: 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.
Newell: Small townsite lots, then irrigated project acreage, then rangeland, in that order as you drive out.

Covenants and HOAdiffers

Covenants are recorded per plat. The title commitment lists what binds the parcel.

St. Onge: Few plats here carry recorded covenants
Custer: Not recorded townwide in this guide. Read the recorded documents for the plat.
Keystone: Few plats here carry recorded covenants
Newell: Few plats here carry recorded covenants

Utilities and rules

Utility patterndiffers

St. Onge: Mostly private well and septic
Custer: Mixed, municipal service in town with well and septic outside it
Keystone: Mixed, municipal service in town with well and septic outside it
Newell: Mixed, municipal service in town with well and septic outside it

Waterdiffers

St. Onge: The Saint Onge Sewer and Water Company serves about 78 connections around the townsite, with a clean compliance record. Parcels outside that system are on private wells. There is no rural water district covering this area.
Custer: Municipal water inside the limits, a private well or a district system outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.
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.
Newell: Town of Newell municipal water inside the limits, from groundwater, serving about 378 connections. Rural properties are on the Butte-Meade Sanitary Water District or on private wells. Irrigation water from the Belle Fourche Irrigation District is an entirely separate thing from domestic water.

Sewerdiffers

St. Onge: The water company's name implies sewer service, but I have not been able to verify from the public record which parcels it reaches. Assume private septic outside the townsite and confirm the rest before closing.
Custer: City sewer inside the limits, private septic outside them.Read off the townwide utility pattern in the guide. The service address controls, so confirm the provider before you write an offer.
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.
Newell: Municipal sewer inside the limits, billed monthly alongside water. Rural parcels are on private septic.

Short term rentalsdiffers

St. Onge: Unincorporated Lawrence County, so no municipal ordinance applies. Note that unincorporated Lawrence County declined to require a vacation home rental permit, so there is no county permit to obtain either.
Custer: Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.
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.
Newell: Newell is an agricultural town rather than a tourism town. Short-term rental demand here is hunting season, Rally week and ag events, not year-round visitors.

Schools

School districtdiffers

St. Onge: 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.
Custer: Custer School District 16-1Assignment 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.
Newell: Newell School District 09-2Assignment follows the official boundary for the address. Confirm with the district.

Daily errands

Groceriesdiffers

St. Onge: Nothing in town. Spearfish is eleven miles southeast and Belle Fourche thirteen northwest.
Custer: Lynn's Dakotamart is a full-service grocery store in town.
Keystone: Nothing full service in town. Hill City is the closest small grocery and Rapid City is the real shopping, about 25 minutes northeast.
Newell: A grocery store and a hardware store in town, with Belle Fourche about 25 miles for anything larger.

Healthcarediffers

St. Onge: Monument Health Spearfish Hospital, a 35 bed facility with a 24 hour emergency department, about 18 minutes away.
Custer: Monument Health Custer Hospital and clinic 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.
Newell: No hospital or clinic in Newell. Sturgis is about 26 miles, Spearfish about 37, and Monument Health has a clinic in Belle Fourche.

Recreationdiffers

St. Onge: Creek bottoms, hay ground and hunting country, with Spearfish Canyon and the northern Hills half an hour away.
Custer: Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.
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.
Newell: A nine-hole golf course, the Newell Museum, the Belle Fourche Reservoir north of town, and hunting in every direction.

The trade

Housing and patterndiffers

St. Onge: An 1891 French-Canadian railroad townsite that is now a cattle auction crossroads and an acreage corridor.
Custer: A county seat at a park entrance, with a replacement Monument Health hospital and acreage starting just past the city limits.
Keystone: An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.
Newell: A federal reclamation townsite from 1910 at the center of a 57,000 acre irrigation project, with a sale barn and its own school.

What you gaindiffers

St. Onge: The cheapest ground in the northern Hills that still puts you eleven miles from a hospital and sixteen from three towns.
Custer: You are inside the Hills with real acreage, Custer State Park at the door, and a new hospital in a town of about 1,900.
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.
Newell: A complete small town with its own K through 12 school and irrigated ground around it, at prices the Hills corridor cannot touch.

What you give updiffers

St. Onge: A three-way school district split you have to verify per parcel, and no services of any kind in town.
Custer: Rapid City is 50 to 60 minutes and Ellsworth over an hour, grandfathered rental permits expire when a property sells, and outside the city limits there are no county building codes.
Keystone: A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.
Newell: Seventy minutes to Rapid City, 26 miles to a hospital, and an irrigation district assessment that attaches to the land as a lien.

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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