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

5 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 filters 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

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.

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.
Selected 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.

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
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

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.
Selected Guide

What changes

Between Sturgis, Custer, Box Elder, Wall

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

Region: SturgisNorthern Hills and I-90CusterCentral and Southern HillsBox ElderRapid City and the Ellsworth corridorWallPrairie and Badlands
County: SturgisMeade CountyCusterCuster CountyBox ElderPennington CountyWallPennington County
Jurisdiction: SturgisNot recorded townwide in this guide. The address decides whether it is city or county ground.CusterNot recorded townwide in this guide. The address decides whether it is city or county ground.Box ElderCity of Box ElderWallIncorporated town of Wall, with Pennington County outside the limits.
Corridor: SturgisI-90CusterUS-16Box ElderI-90WallI-90 exits 109 and 110
To downtown Rapid City: Sturgis33 min, 28.9 miCusterAbout 50 to 60 minutesBox Elder19 min, 10.9 miWallAbout 50 miles west on I-90
To Ellsworth AFB: Sturgis48 min, 38.2 miCusterAbout an hour and ten minutesBox Elder9 min, 2.3 miWallAbout 43 miles west

Side by side

Sturgis, Custer, Box Elder, Wall

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-90Sturgis	Central and Southern HillsCuster	Rapid City and the Ellsworth corridorBox Elder	Prairie and BadlandsWall
Where it sits
Regiondiffers	Northern Hills and I-90	Central and Southern Hills	Rapid City and the Ellsworth corridor	Prairie and Badlands
Countydiffers	Meade County	Custer County	Pennington County	Pennington County
JurisdictiondiffersCity versus county decides who provides service and who inspects the work.	Not recorded townwide in this guide. The address decides whether it is city or county ground.	Not recorded townwide in this guide. The address decides whether it is city or county ground.	City of Box Elder	Incorporated town of Wall, with Pennington County outside the limits.
Corridordiffers	I-90	US-16	I-90	I-90 exits 109 and 110
To downtown Rapid Citydiffers	33 min, 28.9 miDriving time and distance, off peak.	About 50 to 60 minutesDriving time and distance, off peak.	19 min, 10.9 miDriving time and distance, off peak.	About 50 miles west on I-90Distance only. Drive time is not measured for this community, so time it from the parcel.
To Ellsworth AFBdiffers	48 min, 38.2 miDriving time and distance, off peak.	About an hour and ten minutesDriving time and distance, off peak.	9 min, 2.3 miDriving time and distance, off peak.	About 43 miles westDistance only. Drive time is not measured for this community, so time it from the parcel.
Winter drivingdiffers	I-90 is state maintained and the city clears its own streets. The county roads out past the edges clear later.	Winter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours.	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.	I-90 is the lifeline and it is state maintained, but this is open prairie and I-90 does close in a ground blizzard. Plan for that a few times a winter.
Housing and lots
Typical pricediffers	$300k to $450kMedian sold $365,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 97 closed sales.	Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample.	$340k to $400kMedian sold $367,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 235 closed sales.	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.
Housing agediffers	Older near the core, newer on the edges	Mixed ages. Older homes near the core, newer construction toward the edges.	Heavily new construction since the B-21 announcement	Older stock through town, with a municipal demolition incentive program in place for blighted property.
New constructiondiffers	Limited, mostly infill and small projects	Not recorded townwide in this guide. Check current permits with the city or county.	Active, with subdivisions still building	Limited, mostly infill and small projects
Acreagediffers	Acreage becomes more common outside the city core, including areas east of Sturgis and along the surrounding canyon and prairie corridors.	Acreage is common outside the city core, with wells and septic systems typical on many rural properties.	Not recorded townwide in this guide. The recorded plat carries the lot size.	Acreage parcels are common here
Typical lotdiffers	Not recorded townwide in this guide. The recorded plat carries the lot dimensions.	Not recorded townwide in this guide. The recorded plat carries the lot dimensions.	Small city lots, about 0.15 to 0.18 acres in the newer plats	Platted town lots, and then it jumps straight to ranch scale.
Covenants and HOAdiffersCovenants are recorded per plat. The title commitment lists what binds the parcel.	Not recorded townwide in this guide. Read the recorded documents for the plat.	Not recorded townwide in this guide. Read the recorded documents for the plat.	Not recorded townwide in this guide. Read the recorded documents for the plat.	Few plats here carry recorded covenants
Utilities and rules
Utility patterndiffers	Not recorded townwide in this guide. Verify water and sewer service for the address.	Mixed, municipal service in town with well and septic outside it	City water and sewer inside the limits	City water and sewer inside the limits
Waterdiffers	Not recorded townwide in this guide. Verify the provider for the address.	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.	City of Box Elder municipal	Town of Wall municipal water inside the limits. Rural parcels are on private wells.
Sewerdiffers	Not recorded townwide in this guide. Verify the service for the address.	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.	City of Box Elder municipal	Town sewer inside the limits, with private septic on rural parcels.
Short term rentalsdiffers	No short term rental licensing ordinance. What the city does regulate is residential camping during the Rally.	Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.	A verify first town for rental plans, with one specific misconception the guide clears up.	This is genuine seasonal tourism territory at a national park gate. Confirm any town requirement, and note that Wall Drug houses many of its own seasonal workers, which removes demand from the local rental market.
Schools
School districtdiffers	Meade School District 46-1Assignment 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.	Douglas School District 51-1Assignment follows the official boundary for the address. Confirm with the district.	Wall School District 51-5Assignment follows the official boundary for the address. Confirm with the district.
Daily errands
Groceriesdiffers	Lynn's Dakotamart is a full-service grocery store in town.	Lynn's Dakotamart is a full-service grocery store in town.	Lynn's Dakotamart is a full-service grocery store in town.	The Wall Food Center on South Boulevard West.
Healthcarediffers	Monument Health Sturgis Hospital and clinic are in town.	Monument Health Custer Hospital and clinic are in town.	Monument Health Box Elder Clinic provides primary and urgent care in town. Hospital-level care is in Rapid City.	The Monument Health Wall Clinic on 7th Avenue is in town. The nearest hospital is Monument Health Rapid City, roughly 50 miles west.
Recreationdiffers	Bear Butte State Park, Fort Meade Recreation Area and the Sturgis Motorcycle Museum, with the northern hills toward Spearfish and Deadwood close.	Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.	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.	Badlands National Park about seven miles south, Buffalo Gap National Grassland all around, the National Grasslands Visitor Center on Main Street and the Wall rodeo arena.
Mapped subdivisions
Outlines on filediffers	9 mapped outlines, 8 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.	16 mapped outlines, 3 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.	No recorded subdivision outlines drawn for this community yet.
The trade
Housing and patterndiffers	A full Main Street town with its own grocery, hospital and high school, and Bear Butte on the horizon.	A county seat at a park entrance, with a replacement Monument Health hospital and acreage starting just past the city limits.	A young city building its first downtown at Liberty Plaza on 110 acres, with roughly 800 residential units planned.	A complete small prairie town with its own school, clinic and grocery, at the northern gate to the Badlands.
What you gaindiffers	A town that stands on its own, grocery, hospital and high school inside it, at a price per square foot below Rapid City.	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.	The Ellsworth main gate is in town, 9 minutes from most addresses, on city water and sewer, with the region's newest housing pipeline.	Everything a town needs in one place, 50 miles from the city, at prairie prices.
What you give updiffers	Half an hour of interstate each way to Rapid City, and for the first two weeks of August the Rally is your 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.	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.	Fifty miles to a hospital and to real shopping, and an economy that runs on a three month season.

Northern Hills and I-90Sturgis
Central and Southern HillsCuster
Rapid City and the Ellsworth corridorBox Elder
Prairie and BadlandsWall

Where it sits

Regiondiffers

Sturgis: Northern Hills and I-90
Custer: Central and Southern Hills
Box Elder: Rapid City and the Ellsworth corridor
Wall: Prairie and Badlands

Countydiffers

Sturgis: Meade County
Custer: Custer County
Box Elder: Pennington County
Wall: Pennington County

Jurisdictiondiffers

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

Sturgis: Not recorded townwide in this guide. The address decides whether it is city or county ground.
Custer: Not recorded townwide in this guide. The address decides whether it is city or county ground.
Box Elder: City of Box Elder
Wall: Incorporated town of Wall, with Pennington County outside the limits.

Corridordiffers

Sturgis: I-90
Custer: US-16
Box Elder: I-90
Wall: I-90 exits 109 and 110

To downtown Rapid Citydiffers

Sturgis: 33 min, 28.9 miDriving time and distance, off peak.
Custer: About 50 to 60 minutesDriving time and distance, off peak.
Box Elder: 19 min, 10.9 miDriving time and distance, off peak.
Wall: About 50 miles west on I-90Distance only. Drive time is not measured for this community, so time it from the parcel.

To Ellsworth AFBdiffers

Sturgis: 48 min, 38.2 miDriving time and distance, off peak.
Custer: About an hour and ten minutesDriving time and distance, off peak.
Box Elder: 9 min, 2.3 miDriving time and distance, off peak.
Wall: About 43 miles westDistance only. Drive time is not measured for this community, so time it from the parcel.

Winter drivingdiffers

Sturgis: I-90 is state maintained and the city clears its own streets. The county roads out past the edges clear later.
Custer: Winter roads are a genuine planning factor at this distance, and on acreage you need to know who maintains yours.
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.
Wall: I-90 is the lifeline and it is state maintained, but this is open prairie and I-90 does close in a ground blizzard. Plan for that a few times a winter.

Housing and lots

Typical pricediffers

Sturgis: $300k to $450kMedian sold $365,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 97 closed sales.
Custer: Median sold $627,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 7 closed sales, small sample.
Box Elder: $340k to $400kMedian sold $367,000. Black Hills MLS, single family, trailing 12 months, as of August 2026. 235 closed sales.
Wall: 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.

Housing agediffers

Sturgis: Older near the core, newer on the edges
Custer: Mixed ages. Older homes near the core, newer construction toward the edges.
Box Elder: Heavily new construction since the B-21 announcement
Wall: Older stock through town, with a municipal demolition incentive program in place for blighted property.

New constructiondiffers

Sturgis: Limited, mostly infill and small projects
Custer: Not recorded townwide in this guide. Check current permits with the city or county.
Box Elder: Active, with subdivisions still building
Wall: Limited, mostly infill and small projects

Acreagediffers

Sturgis: Acreage becomes more common outside the city core, including areas east of Sturgis and along the surrounding canyon and prairie corridors.
Custer: Acreage is common outside the city core, with wells and septic systems typical on many rural properties.
Box Elder: Not recorded townwide in this guide. The recorded plat carries the lot size.
Wall: Acreage parcels are common here

Typical lotdiffers

Sturgis: Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
Custer: Not recorded townwide in this guide. The recorded plat carries the lot dimensions.
Box Elder: Small city lots, about 0.15 to 0.18 acres in the newer plats
Wall: Platted town lots, and then it jumps straight to ranch scale.

Covenants and HOAdiffers

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

Sturgis: Not recorded townwide in this guide. Read the recorded documents for the plat.
Custer: Not recorded townwide in this guide. Read the recorded documents for the plat.
Box Elder: Not recorded townwide in this guide. Read the recorded documents for the plat.
Wall: Few plats here carry recorded covenants

Utilities and rules

Utility patterndiffers

Sturgis: Not recorded townwide in this guide. Verify water and sewer service for the address.
Custer: Mixed, municipal service in town with well and septic outside it
Box Elder: City water and sewer inside the limits
Wall: City water and sewer inside the limits

Waterdiffers

Sturgis: Not recorded townwide in this guide. Verify the provider for the address.
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.
Box Elder: City of Box Elder municipal
Wall: Town of Wall municipal water inside the limits. Rural parcels are on private wells.

Sewerdiffers

Sturgis: Not recorded townwide in this guide. Verify the service for the address.
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.
Box Elder: City of Box Elder municipal
Wall: Town sewer inside the limits, with private septic on rural parcels.

Short term rentalsdiffers

Sturgis: No short term rental licensing ordinance. What the city does regulate is residential camping during the Rally.
Custer: Grandfathered permits are non transferable and expire when the property sells, and the rules flip at the city line.
Box Elder: A verify first town for rental plans, with one specific misconception the guide clears up.
Wall: This is genuine seasonal tourism territory at a national park gate. Confirm any town requirement, and note that Wall Drug houses many of its own seasonal workers, which removes demand from the local rental market.

Schools

School districtdiffers

Sturgis: Meade School District 46-1Assignment 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.
Box Elder: Douglas School District 51-1Assignment follows the official boundary for the address. Confirm with the district.
Wall: Wall School District 51-5Assignment follows the official boundary for the address. Confirm with the district.

Daily errands

Groceriesdiffers

Sturgis: Lynn's Dakotamart is a full-service grocery store in town.
Custer: Lynn's Dakotamart is a full-service grocery store in town.
Box Elder: Lynn's Dakotamart is a full-service grocery store in town.
Wall: The Wall Food Center on South Boulevard West.

Healthcarediffers

Sturgis: Monument Health Sturgis Hospital and clinic are in town.
Custer: Monument Health Custer Hospital and clinic are in town.
Box Elder: Monument Health Box Elder Clinic provides primary and urgent care in town. Hospital-level care is in Rapid City.
Wall: The Monument Health Wall Clinic on 7th Avenue is in town. The nearest hospital is Monument Health Rapid City, roughly 50 miles west.

Recreationdiffers

Sturgis: Bear Butte State Park, Fort Meade Recreation Area and the Sturgis Motorcycle Museum, with the northern hills toward Spearfish and Deadwood close.
Custer: Custer State Park at the door, including Sylvan Lake, the Needles Highway, the wildlife loop and the September buffalo roundup.
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.
Wall: Badlands National Park about seven miles south, Buffalo Gap National Grassland all around, the National Grasslands Visitor Center on Main Street and the Wall rodeo arena.

Mapped subdivisions

Outlines on filediffers

Sturgis: 9 mapped outlines, 8 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
Custer: 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.
Wall: No recorded subdivision outlines drawn for this community yet.

The trade

Housing and patterndiffers

Sturgis: A full Main Street town with its own grocery, hospital and high school, and Bear Butte on the horizon.
Custer: A county seat at a park entrance, with a replacement Monument Health hospital and acreage starting just past the city limits.
Box Elder: A young city building its first downtown at Liberty Plaza on 110 acres, with roughly 800 residential units planned.
Wall: A complete small prairie town with its own school, clinic and grocery, at the northern gate to the Badlands.

What you gaindiffers

Sturgis: A town that stands on its own, grocery, hospital and high school inside it, at a price per square foot below Rapid City.
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.
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.
Wall: Everything a town needs in one place, 50 miles from the city, at prairie prices.

What you give updiffers

Sturgis: Half an hour of interstate each way to Rapid City, and for the first two weeks of August the Rally is your 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.
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.
Wall: Fifty miles to a hospital and to real shopping, and an economy that runs on a three month season.

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

Contact

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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.

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ComparingSturgis, Custer, Box Elder, Wall

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