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.
1 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
- $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
Between St. Onge, Rapid Valley, Box Elder, Black Hawk
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-90Rapid ValleyRapid City and the Ellsworth corridorBox ElderRapid City and the Ellsworth corridorBlack HawkRapid City and the Ellsworth corridor
- County
- St. OngeLawrence CountyRapid ValleyPennington CountyBox ElderPennington CountyBlack HawkMeade County
- Jurisdiction
- St. OngeUnincorporated. No town government. Lawrence County zones the parcels and the Sheriff patrols them.Rapid ValleyUnincorporated. There is no city government. Pennington County is the governing body, and Rapid City's subdivision rules still apply within three miles of the city limits.Box ElderCity of Box ElderBlack HawkUnincorporated Meade County
- Corridor
- St. OngeSD 34, with I-90 seven miles southeast at WhitewoodRapid ValleySD 44 and Elk Vale RoadBox ElderI-90Black HawkI-90
- To downtown Rapid City
- St. OngeAbout 44 miles, roughly 48 minutesRapid Valley11 min, 5.2 miBox Elder19 min, 10.9 miBlack HawkAbout 12 to 15 minutes
- To Ellsworth AFB
- St. OngeAbout 45 milesRapid Valley22 min, 10.4 miBox Elder9 min, 2.3 miBlack HawkAbout 30 minutes, the same I-90 run as Summerset just north
St. Onge, Rapid Valley, Box Elder, Black Hawk
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 | Northern Hills and I-90St. Onge | Rapid City and the Ellsworth corridorRapid Valley | ||
|---|---|---|---|---|
| Where it sits | ||||
| Regiondiffers | Northern Hills and I-90 | Rapid City and the Ellsworth corridor | Rapid City and the Ellsworth corridor | Rapid City and the Ellsworth corridor |
| Countydiffers | Lawrence County | Pennington County | Pennington County | Meade 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. | Unincorporated. There is no city government. Pennington County is the governing body, and Rapid City's subdivision rules still apply within three miles of the city limits. | City of Box Elder | Unincorporated Meade County |
| Corridordiffers | SD 34, with I-90 seven miles southeast at Whitewood | SD 44 and Elk Vale Road | I-90 | I-90 |
| To downtown Rapid Citydiffers | About 44 miles, roughly 48 minutesDriving time and distance, off peak. | 11 min, 5.2 miDriving time and distance, off peak. | 19 min, 10.9 miDriving time and distance, off peak. | About 12 to 15 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. | 22 min, 10.4 miDriving time and distance, off peak. | 9 min, 2.3 miDriving time and distance, off peak. | About 30 minutes, the same I-90 run as Summerset just northDriving time and distance, off peak. |
| Winter drivingdiffers | Highway 34 is state maintained and connects three directions. County and private roads off it are a different conversation. | Highway 44 and Elk Vale are state and county priorities. Interior subdivision streets are county maintained and clear after the arterials do. | I-90 is state maintained and the city clears the newer plats. Box Elder publishes no plow priority map, so ask a neighbor how the street clears after a real storm. | The road out front may be maintained publicly or by the neighborhood, so ask who plows before you buy. |
| 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. | 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. | $340k to $400kMedian sold $367,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 235 closed sales. | 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. |
| Housing agediffers | An 1891 townsite with genuinely old buildings, surrounded by ranch and acreage property of every era. | Mostly late twentieth century through current, with active building on the edges. | Heavily new construction since the B-21 announcement | Mixed street to street, sometimes neighbor to neighbor |
| New constructiondiffers | Limited, mostly infill and small projects | Active, with subdivisions still building | Active, with subdivisions still building | Limited, mostly infill and small projects |
| Acreagediffers | Acreage parcels are common here | Some acreage, mostly platted town lots | Not recorded townwide in this guide. The recorded plat carries the lot size. | Larger lots and acre properties are part of the Black Hawk market, including properties with room for shops and outbuildings. |
| Typical lotdiffers | Small townsite lots, with acreage and ranch ground around them. | Suburban lots through the core, larger parcels toward Reservoir and Radar Hill Roads. | Small city lots, about 0.15 to 0.18 acres in the newer plats | Bigger lots, with shop space and outbuildings normal |
| Covenants and HOAdiffersCovenants are recorded per plat. The title commitment lists what binds the parcel. | 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. | Recorded covenants on some plats, none on othersRecorded covenants vary by subdivision and should be checked for the specific property. |
| Utilities and rules | ||||
| Utility patterndiffers | Mostly private well and septic | 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. | City water and sewer inside the limits | 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. | Rapid Valley Sanitary District, treating Rapid Creek water at its own plant, with the ability to buy treated water from Rapid City at peak demand. Parcels outside the district are on private wells. | City of Box Elder municipal | Black Hawk Water User District |
| 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. | Rapid Valley Sanitary District owns and maintains the collection system, and Rapid City treats the wastewater under an intergovernmental agreement. Parcels outside the district are on private septic. | City of Box Elder municipal | Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic |
| Fire protectiondiffersThe responding department and the distance to it both affect an insurance quote. | Not recorded townwide in this guide. Confirm the responding department by address. | Rapid Valley Volunteer Fire Department, which also provides EMS and wildland response. | Not recorded townwide in this guide. Confirm the responding department by address. | Not recorded townwide in this guide. Confirm the responding department by address. |
| 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. | Unincorporated Pennington County has no city short-term rental ordinance to comply with, which is not the same as no rules. County zoning and any subdivision covenants still govern, and state licensing applies. | A verify first town for rental plans, with one specific misconception the guide clears up. | No municipal short term rental ordinance, because there is no municipality. State licensing still applies, and the subdivision covenant usually decides. |
| 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. | 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. | Douglas School District 51-1Assignment follows the official boundary for the address. Confirm with the district. | Rapid City Area Schools 51-4 for most addressesAssignment 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. | Retail and everyday shopping run along Highway 44 on the southern edge, with additional grocery options a few minutes west in Rapid City. | Lynn's Dakotamart is a full-service grocery store in town. | No full-service grocery store is in Black Hawk. Most larger grocery trips go into Rapid City. |
| Healthcarediffers | Monument Health Spearfish Hospital, a 35 bed facility with a 24 hour emergency department, about 18 minutes away. | Monument Health Rapid Valley Clinic provides primary and urgent care in the community. Hospital-level care is in Rapid City. | Monument Health Box Elder Clinic provides primary and urgent care in town. Hospital-level care is in Rapid City. | Monument Health Rapid City Hospital |
| Recreationdiffers | Creek bottoms, hay ground and hunting country, with Spearfish Canyon and the northern Hills half an hour away. | Rapid Creek, the county parks east of town, and everything the Hills offer half an hour west. | The Liberty Center, the city park and ballfield network, and the South Dakota Air and Space Museum are the in-town recreation. The Badlands are a day trip, not your neighborhood park. | Piedmont and the Stagebarn area are just north, with the central hills close enough for a half day. |
| Mapped subdivisions | ||||
| Outlines on filediffers | No recorded subdivision outlines drawn for this community yet. | No recorded subdivision outlines drawn for this community yet. | 16 mapped outlines, 3 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls. | 12 mapped outlines, 5 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls. |
| The trade | ||||
| Housing and patterndiffers | An 1891 French-Canadian railroad townsite that is now a cattle auction crossroads and an acreage corridor. | The region's largest unincorporated community: suburban streets, high ownership, county government. | A young city building its first downtown at Liberty Plaza on 110 acres, with roughly 800 residential units planned. | Unincorporated foothills pockets where lot size, home age and outbuildings change from one parcel to the next. |
| What you gaindiffers | The cheapest ground in the northern Hills that still puts you eleven miles from a hospital and sixteen from three towns. | Rapid City schools and a five mile commute without Rapid City property taxes, plus a walk-in clinic in the neighborhood. | The Ellsworth main gate is in town, 9 minutes from most addresses, on city water and sewer, with the region's newest housing pipeline. | Bigger lots, room for a shop, and about 12 to 15 minutes to downtown Rapid City, without a city hall setting the local rules. |
| What you give updiffers | A three-way school district split you have to verify per parcel, and no services of any kind in town. | No city services, a sanitary district bill instead of a city utility bill, and an annexation line that only the parcel record can settle. | Comparable sales run thin inside brand new subdivisions and builder incentives move the effective price without moving the list price. I-90 fills at shift change, and the flight line is close enough that you hear it. | There is no city hall, so the subdivision covenant decides what you can build or rent, and water, sewer and road maintenance all change parcel to parcel. |
- Northern Hills and I-90St. Onge
- Rapid City and the Ellsworth corridorRapid Valley
Where it sits
Regiondiffers
- St. Onge
- Northern Hills and I-90
- Rapid Valley
- Rapid City and the Ellsworth corridor
- Box Elder
- Rapid City and the Ellsworth corridor
- Black Hawk
- Rapid City and the Ellsworth corridor
Countydiffers
- St. Onge
- Lawrence County
- Rapid Valley
- Pennington County
- Box Elder
- Pennington County
- Black Hawk
- Meade 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.
- Rapid Valley
- Unincorporated. There is no city government. Pennington County is the governing body, and Rapid City's subdivision rules still apply within three miles of the city limits.
- Box Elder
- City of Box Elder
- Black Hawk
- Unincorporated Meade County
Corridordiffers
- St. Onge
- SD 34, with I-90 seven miles southeast at Whitewood
- Rapid Valley
- SD 44 and Elk Vale Road
- Box Elder
- I-90
- Black Hawk
- I-90
To downtown Rapid Citydiffers
- St. Onge
- About 44 miles, roughly 48 minutesDriving time and distance, off peak.
- Rapid Valley
- 11 min, 5.2 miDriving time and distance, off peak.
- Box Elder
- 19 min, 10.9 miDriving time and distance, off peak.
- Black Hawk
- About 12 to 15 minutesDriving time and distance, off peak.
To Ellsworth AFBdiffers
- St. Onge
- About 45 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
- Rapid Valley
- 22 min, 10.4 miDriving time and distance, off peak.
- Box Elder
- 9 min, 2.3 miDriving time and distance, off peak.
- Black Hawk
- About 30 minutes, the same I-90 run as Summerset just northDriving time and distance, off peak.
Winter drivingdiffers
- St. Onge
- Highway 34 is state maintained and connects three directions. County and private roads off it are a different conversation.
- Rapid Valley
- Highway 44 and Elk Vale are state and county priorities. Interior subdivision streets are county maintained and clear after the arterials do.
- Box Elder
- I-90 is state maintained and the city clears the newer plats. Box Elder publishes no plow priority map, so ask a neighbor how the street clears after a real storm.
- Black Hawk
- The road out front may be maintained publicly or by the neighborhood, so ask who plows before you buy.
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.
- Rapid Valley
- 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.
- Box Elder
- $340k to $400kMedian sold $367,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 235 closed sales.
- Black Hawk
- Unincorporated, so closings report under Rapid City and Meade County rather than a Black Hawk median. Lot size and outbuildings move the price more than the street does.
Housing agediffers
- St. Onge
- An 1891 townsite with genuinely old buildings, surrounded by ranch and acreage property of every era.
- Rapid Valley
- Mostly late twentieth century through current, with active building on the edges.
- Box Elder
- Heavily new construction since the B-21 announcement
- Black Hawk
- Mixed street to street, sometimes neighbor to neighbor
New constructiondiffers
- St. Onge
- Limited, mostly infill and small projects
- Rapid Valley
- Active, with subdivisions still building
- Box Elder
- Active, with subdivisions still building
- Black Hawk
- Limited, mostly infill and small projects
Acreagediffers
- St. Onge
- Acreage parcels are common here
- Rapid Valley
- Some acreage, mostly platted town lots
- Box Elder
- Not recorded townwide in this guide. The recorded plat carries the lot size.
- Black Hawk
- Larger lots and acre properties are part of the Black Hawk market, including properties with room for shops and outbuildings.
Typical lotdiffers
- St. Onge
- Small townsite lots, with acreage and ranch ground around them.
- Rapid Valley
- Suburban lots through the core, larger parcels toward Reservoir and Radar Hill Roads.
- Box Elder
- Small city lots, about 0.15 to 0.18 acres in the newer plats
- Black Hawk
- Bigger lots, with shop space and outbuildings normal
Covenants and HOAdiffers
Covenants are recorded per plat. The title commitment lists what binds the parcel.- St. Onge
- Few plats here carry recorded covenants
- Rapid Valley
- Recorded covenants on some plats, none on others
- Box Elder
- Not recorded townwide in this guide. Read the recorded documents for the plat.
- Black Hawk
- Recorded covenants on some plats, none on othersRecorded covenants vary by subdivision and should be checked for the specific property.
Utilities and rules
Utility patterndiffers
- St. Onge
- Mostly private well and septic
- Rapid Valley
- 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.
- Box Elder
- City water and sewer inside the limits
- Black Hawk
- 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.
- Rapid Valley
- Rapid Valley Sanitary District, treating Rapid Creek water at its own plant, with the ability to buy treated water from Rapid City at peak demand. Parcels outside the district are on private wells.
- Box Elder
- City of Box Elder municipal
- Black Hawk
- Black Hawk Water User District
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.
- Rapid Valley
- Rapid Valley Sanitary District owns and maintains the collection system, and Rapid City treats the wastewater under an intergovernmental agreement. Parcels outside the district are on private septic.
- Box Elder
- City of Box Elder municipal
- Black Hawk
- Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic
Fire protectiondiffers
The responding department and the distance to it both affect an insurance quote.- St. Onge
- Not recorded townwide in this guide. Confirm the responding department by address.
- Rapid Valley
- Rapid Valley Volunteer Fire Department, which also provides EMS and wildland response.
- Box Elder
- Not recorded townwide in this guide. Confirm the responding department by address.
- Black Hawk
- Not recorded townwide in this guide. Confirm the responding department by address.
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.
- Rapid Valley
- Unincorporated Pennington County has no city short-term rental ordinance to comply with, which is not the same as no rules. County zoning and any subdivision covenants still govern, and state licensing applies.
- Box Elder
- A verify first town for rental plans, with one specific misconception the guide clears up.
- Black Hawk
- No municipal short term rental ordinance, because there is no municipality. State licensing still applies, and the subdivision covenant usually decides.
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.
- Rapid Valley
- 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.
- Box Elder
- Douglas School District 51-1Assignment follows the official boundary for the address. Confirm with the district.
- Black Hawk
- Rapid City Area Schools 51-4 for most addressesAssignment follows the official boundary for the address. Confirm with the district.
Daily errands
Groceriesdiffers
- St. Onge
- Nothing in town. Spearfish is eleven miles southeast and Belle Fourche thirteen northwest.
- Rapid Valley
- Retail and everyday shopping run along Highway 44 on the southern edge, with additional grocery options a few minutes west in Rapid City.
- Box Elder
- Lynn's Dakotamart is a full-service grocery store in town.
- Black Hawk
- No full-service grocery store is in Black Hawk. Most larger grocery trips go into Rapid City.
Healthcarediffers
- St. Onge
- Monument Health Spearfish Hospital, a 35 bed facility with a 24 hour emergency department, about 18 minutes away.
- Rapid Valley
- Monument Health Rapid Valley Clinic provides primary and urgent care in the community. Hospital-level care is in Rapid City.
- Box Elder
- Monument Health Box Elder Clinic provides primary and urgent care in town. Hospital-level care is in Rapid City.
- Black Hawk
- Monument Health Rapid City Hospital
Recreationdiffers
- St. Onge
- Creek bottoms, hay ground and hunting country, with Spearfish Canyon and the northern Hills half an hour away.
- Rapid Valley
- Rapid Creek, the county parks east of town, and everything the Hills offer half an hour west.
- Box Elder
- The Liberty Center, the city park and ballfield network, and the South Dakota Air and Space Museum are the in-town recreation. The Badlands are a day trip, not your neighborhood park.
- Black Hawk
- Piedmont and the Stagebarn area are just north, with the central hills close enough for a half day.
Mapped subdivisions
Outlines on filediffers
- St. Onge
- No recorded subdivision outlines drawn for this community yet.
- Rapid Valley
- No recorded subdivision outlines drawn for this community yet.
- Box Elder
- 16 mapped outlines, 3 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
- Black Hawk
- 12 mapped outlines, 5 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
The trade
Housing and patterndiffers
- St. Onge
- An 1891 French-Canadian railroad townsite that is now a cattle auction crossroads and an acreage corridor.
- Rapid Valley
- The region's largest unincorporated community: suburban streets, high ownership, county government.
- Box Elder
- A young city building its first downtown at Liberty Plaza on 110 acres, with roughly 800 residential units planned.
- Black Hawk
- Unincorporated foothills pockets where lot size, home age and outbuildings change from one parcel to the next.
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.
- Rapid Valley
- Rapid City schools and a five mile commute without Rapid City property taxes, plus a walk-in clinic in the neighborhood.
- Box Elder
- The Ellsworth main gate is in town, 9 minutes from most addresses, on city water and sewer, with the region's newest housing pipeline.
- Black Hawk
- Bigger lots, room for a shop, and about 12 to 15 minutes to downtown Rapid City, without a city hall setting the local rules.
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.
- Rapid Valley
- No city services, a sanitary district bill instead of a city utility bill, and an annexation line that only the parcel record can settle.
- Box Elder
- Comparable sales run thin inside brand new subdivisions and builder incentives move the effective price without moving the list price. I-90 fills at shift change, and the flight line is close enough that you hear it.
- Black Hawk
- There is no city hall, so the subdivision covenant decides what you can build or rent, and water, sewer and road maintenance all change parcel to parcel.
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.

