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.
Selected 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.
Selected 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.
4 is the most that fits. Drop one first.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.
4 is the most that fits. Drop one first.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.
Selected 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.
4 is the most that fits. Drop one first.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 Sturgis, Keystone, Green Valley, Black Hawk

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-90KeystoneCentral and Southern HillsGreen ValleyRapid City and the Ellsworth corridorBlack HawkRapid City and the Ellsworth corridor
County: SturgisMeade CountyKeystonePennington CountyGreen ValleyPennington CountyBlack HawkMeade County
Jurisdiction: SturgisNot 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.Green ValleyUnincorporated. No city government. Pennington County zones the lots and the County Sheriff patrols them.Black HawkUnincorporated Meade County
Corridor: SturgisI-90KeystoneUS 16AGreen ValleySD 44Black HawkI-90
To downtown Rapid City: Sturgis33 min, 28.9 miKeystoneAbout 25 minutes northeastGreen ValleyAbout 6 miles northwestBlack HawkAbout 12 to 15 minutes
To Ellsworth AFB: Sturgis48 min, 38.2 miKeystoneAbout 40 minutesGreen ValleyAbout 15 minutes northBlack HawkAbout 30 minutes, the same I-90 run as Summerset just north

Side by side

Sturgis, Keystone, Green Valley, 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.

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 HillsKeystone	Rapid City and the Ellsworth corridorGreen Valley	Rapid City and the Ellsworth corridorBlack Hawk
Where it sits
Regiondiffers	Northern Hills and I-90	Central and Southern Hills	Rapid City and the Ellsworth corridor	Rapid City and the Ellsworth corridor
Countydiffers	Meade County	Pennington County	Pennington County	Meade County
JurisdictiondiffersCity versus county decides who provides service and who inspects the work.	Not recorded townwide in this guide. The address decides whether it is city or county ground.	Incorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.	Unincorporated. No city government. Pennington County zones the lots and the County Sheriff patrols them.	Unincorporated Meade County
Corridordiffers	I-90	US 16A	SD 44	I-90
To downtown Rapid Citydiffers	33 min, 28.9 miDriving time and distance, off peak.	About 25 minutes northeastDriving time and distance, off peak.	About 6 miles northwestDistance only. Drive time is not measured for this community, so time it from the parcel.	About 12 to 15 minutesDriving time and distance, off peak.
To Ellsworth AFBdiffers	48 min, 38.2 miDriving time and distance, off peak.	About 40 minutesDriving time and distance, off peak.	About 15 minutes northDriving time and distance, off peak.	About 30 minutes, the same I-90 run as Summerset just northDriving time and distance, off peak.
Winter drivingdiffers	I-90 is state maintained and the city clears its own streets. The county roads out past the edges clear later.	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.	Highway 44 is a state priority. Everything off it is county, and open prairie means blowing snow reclaims a cleared road quickly.	The road out front may be maintained publicly or by the neighborhood, so ask who plows before you buy.
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.	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 published median exists for the community. Closed sales on the specific street are the only figure worth quoting here.	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	Older near the core, newer on the edges	An 1883 mining town, so genuinely old stock alongside newer builds and cabins.	Mostly late twentieth century through current.	Mixed street to street, sometimes neighbor to neighbor
New construction	Limited, mostly infill and small projects	Limited, mostly infill and small projects	Limited, mostly infill and small projects	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.	Some acreage, mostly platted town lots	Some acreage, mostly platted town lots	Larger lots and acre properties are part of the Black Hawk market, including properties with room for shops and outbuildings.
Typical lotdiffers	Not recorded townwide in this guide. The recorded plat carries the lot dimensions.	Small and steep in town, larger on the surrounding hillsides outside the limits.	Generous by city standards, with larger parcels toward Radar Hill and Reservoir Road.	Bigger lots, with shop space and outbuildings normal
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.	Few plats here carry recorded covenants	Few plats here carry recorded covenants	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	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	Mixed, municipal service in town with well and septic outside it	Mixed, municipal service in town with well and septic outside it
Waterdiffers	Not recorded townwide in this guide. Verify the provider for the address.	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.	Not a single system. The Rapid Valley Sanitary District's service area extends past the Rapid Valley boundary and is the likely supplier for much of Green Valley, and there is also a separate Green Valley Sanitary District administered alongside it. Outlying parcels toward Radar Hill and Reservoir Road are on private wells. Confirm per parcel.	Black Hawk Water User District
Sewerdiffers	Not recorded townwide in this guide. Verify the service for the address.	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.	District sewer where the district reaches, private septic where it does not. Confirm per parcel.	Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic
Short term rentalsdiffers	No short term rental licensing ordinance. What the city does regulate is residential camping during the Rally.	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.	Unincorporated county, so no municipal short-term rental ordinance applies. County zoning and any subdivision covenants govern, and state licensing applies once you rent.	No municipal short term rental ordinance, because there is no municipality. State licensing still applies, and the subdivision covenant usually decides.
Schools
School districtdiffers	Meade School District 46-1Assignment 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.	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.	Rapid City Area Schools 51-4 for most addressesAssignment 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.	Nothing full service in town. Hill City is the closest small grocery and Rapid City is the real shopping, about 25 minutes northeast.	The Highway 44 corridor and east Rapid City, a few minutes northwest.	No full-service grocery store is in Black Hawk. Most larger grocery trips go into Rapid City.
Healthcarediffers	Monument Health Sturgis 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.	The Monument Health Rapid Valley Clinic on Elderberry Boulevard for walk-in care, with the hospital in Rapid City.	Monument Health Rapid City Hospital
Recreationdiffers	Bear Butte State Park, Fort Meade Recreation Area and the Sturgis Motorcycle Museum, with the northern hills toward Spearfish and Deadwood close.	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.	Open prairie, the county land east of town, and the whole Black Hills half an hour the other direction.	Piedmont and the Stagebarn area are just north, with the central hills close enough for a half day.
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.	No recorded subdivision outlines drawn for this community yet.	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	A full Main Street town with its own grocery, hospital and high school, and Bear Butte on the horizon.	An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.	Flat prairie subdivisions east of the city, growing steadily, on county rules.	Unincorporated foothills pockets where lot size, home age and outbuildings change from one parcel to the next.
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.	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.	More ground for the money six miles from Rapid City, with Ellsworth fifteen minutes north.	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	Half an hour of interstate each way to Rapid City, and for the first two weeks of August the Rally is your town.	A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.	A school district line that runs through the community, and a water arrangement that changes street to street.	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-90Sturgis
Central and Southern HillsKeystone
Rapid City and the Ellsworth corridorGreen Valley
Rapid City and the Ellsworth corridorBlack Hawk

Where it sits

Regiondiffers

Sturgis: Northern Hills and I-90
Keystone: Central and Southern Hills
Green Valley: Rapid City and the Ellsworth corridor
Black Hawk: Rapid City and the Ellsworth corridor

Countydiffers

Sturgis: Meade County
Keystone: Pennington County
Green Valley: Pennington County
Black Hawk: Meade 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.
Keystone: Incorporated town of Keystone, with unincorporated Pennington County on the surrounding hillsides.
Green Valley: Unincorporated. No city government. Pennington County zones the lots and the County Sheriff patrols them.
Black Hawk: Unincorporated Meade County

Corridordiffers

Sturgis: I-90
Keystone: US 16A
Green Valley: SD 44
Black Hawk: I-90

To downtown Rapid Citydiffers

Sturgis: 33 min, 28.9 miDriving time and distance, off peak.
Keystone: About 25 minutes northeastDriving time and distance, off peak.
Green Valley: About 6 miles northwestDistance only. Drive time is not measured for this community, so time it from the parcel.
Black Hawk: About 12 to 15 minutesDriving time and distance, off peak.

To Ellsworth AFBdiffers

Sturgis: 48 min, 38.2 miDriving time and distance, off peak.
Keystone: About 40 minutesDriving time and distance, off peak.
Green Valley: About 15 minutes northDriving 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

Sturgis: I-90 is state maintained and the city clears its own streets. The county roads out past the edges clear later.
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.
Green Valley: Highway 44 is a state priority. Everything off it is county, and open prairie means blowing snow reclaims a cleared road quickly.
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

Sturgis: $300k to $450kMedian sold $365,000. Mount Rushmore Area MLS, all residential, trailing 12 months, as of August 2026. 97 closed sales.
Keystone: About $618,000 average sold, but only 9 sales over 24 monthsAverage sold $618,449. Black Hills MLS, single family, 24 months through August 2026, as of August 2026. 9 closed sales, small sample.
Green Valley: No published median exists for the community. Closed sales on the specific street are the only figure worth quoting here.
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

Sturgis: Older near the core, newer on the edges
Keystone: An 1883 mining town, so genuinely old stock alongside newer builds and cabins.
Green Valley: Mostly late twentieth century through current.
Black Hawk: Mixed street to street, sometimes neighbor to neighbor

New construction

Sturgis: Limited, mostly infill and small projects
Keystone: Limited, mostly infill and small projects
Green Valley: Limited, mostly infill and small projects
Black Hawk: 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.
Keystone: Some acreage, mostly platted town lots
Green Valley: Some acreage, mostly platted town lots
Black Hawk: Larger lots and acre properties are part of the Black Hawk market, including properties with room for shops and outbuildings.

Typical lotdiffers

Sturgis: 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.
Green Valley: Generous by city standards, with larger parcels toward Radar Hill and Reservoir Road.
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.

Sturgis: Not recorded townwide in this guide. Read the recorded documents for the plat.
Keystone: Few plats here carry recorded covenants
Green Valley: Few plats here carry recorded covenants
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

Sturgis: Not recorded townwide in this guide. Verify water and sewer service for the address.
Keystone: Mixed, municipal service in town with well and septic outside it
Green Valley: Mixed, municipal service in town with well and septic outside it
Black Hawk: Mixed, municipal service in town with well and septic outside it

Waterdiffers

Sturgis: Not recorded townwide in this guide. Verify the provider for the address.
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.
Green Valley: Not a single system. The Rapid Valley Sanitary District's service area extends past the Rapid Valley boundary and is the likely supplier for much of Green Valley, and there is also a separate Green Valley Sanitary District administered alongside it. Outlying parcels toward Radar Hill and Reservoir Road are on private wells. Confirm per parcel.
Black Hawk: Black Hawk Water User District

Sewerdiffers

Sturgis: Not recorded townwide in this guide. Verify the service for the address.
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.
Green Valley: District sewer where the district reaches, private septic where it does not. Confirm per parcel.
Black Hawk: Black Hawk Sanitary District serves roughly 200 homes and businesses; properties outside the district are on private septic

Short term rentalsdiffers

Sturgis: No short term rental licensing ordinance. What the city does regulate is residential camping during the Rally.
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.
Green Valley: Unincorporated county, so no municipal short-term rental ordinance applies. County zoning and any subdivision covenants govern, and state licensing applies once you rent.
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

Sturgis: Meade School District 46-1Assignment 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.
Green Valley: 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.
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

Sturgis: 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.
Green Valley: The Highway 44 corridor and east Rapid City, a few minutes northwest.
Black Hawk: No full-service grocery store is in Black Hawk. Most larger grocery trips go into Rapid City.

Healthcarediffers

Sturgis: Monument Health Sturgis 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.
Green Valley: The Monument Health Rapid Valley Clinic on Elderberry Boulevard for walk-in care, with the hospital in Rapid City.
Black Hawk: Monument Health Rapid City Hospital

Recreationdiffers

Sturgis: Bear Butte State Park, Fort Meade Recreation Area and the Sturgis Motorcycle Museum, with the northern hills toward Spearfish and Deadwood close.
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.
Green Valley: Open prairie, the county land east of town, and the whole Black Hills half an hour the other direction.
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

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

Sturgis: A full Main Street town with its own grocery, hospital and high school, and Bear Butte on the horizon.
Keystone: An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.
Green Valley: Flat prairie subdivisions east of the city, growing steadily, on county rules.
Black Hawk: Unincorporated foothills pockets where lot size, home age and outbuildings change from one parcel to the next.

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.
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.
Green Valley: More ground for the money six miles from Rapid City, with Ellsworth fifteen minutes north.
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

Sturgis: Half an hour of interstate each way to Rapid City, and for the first two weeks of August the Rally is your town.
Keystone: A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.
Green Valley: A school district line that runs through the community, and a water arrangement that changes street to street.
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.

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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