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.

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4 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

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.

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.
Selected Guide
Green Valley
Typical price
No published median exists for the community. Closed sales on the specific street are the only figure worth quoting here.
To Ellsworth AFB
About 15 minutes northDriving time and distance, off peak.
To downtown Rapid City
About 6 miles northwestDistance only. Drive time is not measured for this community, so time it from the parcel.
Utility pattern
Mixed, municipal service in town with well and septic outside it
School district
Split between Douglas 51-1 and Rapid City Area 51-4. Address specific.Assignment follows the official boundary for the address. Confirm with the district.
4 is the most that fits. Drop one first.Guide
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

What changes

Between Summerset, Buffalo Gap, Custer, Box Elder

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

Region: SummersetRapid City and the Ellsworth corridorBuffalo GapCentral and Southern HillsCusterCentral and Southern HillsBox ElderRapid City and the Ellsworth corridor
County: SummersetMeade CountyBuffalo GapCuster CountyCusterCuster CountyBox ElderPennington County
Jurisdiction: SummersetCity of Summerset, incorporated July 2005Buffalo GapIncorporated town of Buffalo Gap, with Custer County outside the limits.CusterNot recorded townwide in this guide. The address decides whether it is city or county ground.Box ElderCity of Box Elder
Corridor: SummersetI-90Buffalo GapSD 79CusterUS-16Box ElderI-90
To downtown Rapid City: Summerset15 min, 10.0 miBuffalo GapAbout 45 miles, roughly 56 minutesCusterAbout 50 to 60 minutesBox Elder19 min, 10.9 mi
To Ellsworth AFB: Summerset30 min, 19.2 miBuffalo GapAbout 55 milesCusterAbout an hour and ten minutesBox Elder9 min, 2.3 mi

Side by side

Summerset, Buffalo Gap, Custer, Box Elder

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	Rapid City and the Ellsworth corridorSummerset	Central and Southern HillsBuffalo Gap	Central and Southern HillsCuster	Rapid City and the Ellsworth corridorBox Elder
Where it sits
Regiondiffers	Rapid City and the Ellsworth corridor	Central and Southern Hills	Central and Southern Hills	Rapid City and the Ellsworth corridor
Countydiffers	Meade County	Custer County	Custer County	Pennington County
JurisdictiondiffersCity versus county decides who provides service and who inspects the work.	City of Summerset, incorporated July 2005	Incorporated town of Buffalo Gap, with Custer County outside the limits.	Not recorded townwide in this guide. The address decides whether it is city or county ground.	City of Box Elder
Corridordiffers	I-90	SD 79	US-16	I-90
To downtown Rapid Citydiffers	15 min, 10.0 miDriving time and distance, off peak.	About 45 miles, roughly 56 minutesDriving 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.
To Ellsworth AFBdiffers	30 min, 19.2 miDriving time and distance, off peak.	About 55 milesDistance only. Drive time is not measured for this community, so time it from the parcel.	About an hour and ten minutesDriving time and distance, off peak.	9 min, 2.3 miDriving time and distance, off peak.
Winter drivingdiffers	The commute is I-90, so winter driving here is interstate driving rather than a two lane canyon road.	Highway 79 is state maintained and is the connection to Hot Springs and Rapid City. Off it, this is open prairie with blowing snow.	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.
Housing and lots
Typical pricediffers	Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.	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.	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.
Housing agediffers	Mostly 2000s to present	An 1885 to 1939 historic core with an aging housing stock and about a fifth of units vacant.	Mixed ages. Older homes near the core, newer construction toward the edges.	Heavily new construction since the B-21 announcement
New constructiondiffers	Limited, mostly infill and small projects	None underway	Not recorded townwide in this guide. Check current permits with the city or county.	Active, with subdivisions still building
Acreagediffers	Not recorded townwide in this guide. The recorded plat carries the lot size.	Acreage parcels are common here	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.
Typical lotdiffers	Wide lots on new streets	A handful of historic townsite lots, with grassland and ranch ground around them.	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
Covenants and HOAdiffersCovenants are recorded per plat. The title commitment lists what binds the parcel.	Recorded covenants on some plats, none on others	Few plats here carry recorded covenants	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.
Utilities and rules
Utility patterndiffers	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.	Mixed, municipal service in town with well and septic outside it	Mixed, municipal service in town with well and septic outside it	City water and sewer inside the limits
Waterdiffers	Black Hawk Water User District, or Diamond D Water in Sun Valley	Town of Buffalo Gap municipal water from a single well, serving about 93 connections. Rural parcels are on private wells.	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
Sewerdiffers	City of Summerset	Not documented in the public record. There is no municipal wastewater project or discharge permit on file that I could find. Confirm with the town finance officer before assuming either town sewer or septic.	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
Short term rentalsdiffers	The thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.	This is hunting and grassland country rather than a tourism corridor. Demand is seasonal and specific.	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.
Schools
School districtdiffers	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.	Hot Springs School District 23-2, despite the town being in Custer CountyAssignment 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.
Daily errands
Groceriesdiffers	Not recorded in this guide. Check what is open near the address.	Nothing full service in town. Hot Springs, about 14 miles south, is where errands happen.	Lynn's Dakotamart is a full-service grocery store in town.	Lynn's Dakotamart is a full-service grocery store in town.
Healthcarediffers	Hospital-level care is in Rapid City, about 15 minutes south.	Fall River Health Services in Hot Springs, a 25 bed critical access hospital with a 24 hour emergency department and a rural health clinic, about 18 minutes away.	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.
Recreationdiffers	Leisure Lane, Steamboat and Castlewood parks are the everyday recreation. Leisure Lane is the big one, with playgrounds, basketball, picnic shelters, open grass and the community garden.	Buffalo Gap National Grassland, hunting, rock collecting and OHV country, with the Cheyenne River nearby.	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.
Mapped subdivisions
Outlines on filediffers	2 mapped outlines, 2 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.	16 mapped outlines, 3 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
The trade
Housing and patterndiffers	New streets and builder inventory, with Highlands at Norman Ranch adding over 100 first phase homesites across more than 300 acres.	A nearly intact turn-of-the-century western streetscape on the National Register, mostly quiet, at the gate to the grassland.	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.
What you gaindiffers	Newer houses on city sewer with Hills views at a price central Rapid City does not offer, and Highlands at Norman Ranch is still selling first phase homesites.	Eighteen minutes from the hospital in Hot Springs, with 600,000 acres of grassland out the door and one MLS closing in two years to price from.	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.
What you give updiffers	You are fifteen minutes out from most of Rapid City's services and you drive I-90 to get to them in the winter. The city is also split between Meade 46-1 and Rapid City Area Schools 51-4, so the district follows the address.	No school, no store and no services in town, an aging water system with an open compliance item, and an undocumented sewer situation.	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.

Rapid City and the Ellsworth corridorSummerset
Central and Southern HillsBuffalo Gap
Central and Southern HillsCuster
Rapid City and the Ellsworth corridorBox Elder

Where it sits

Regiondiffers

Summerset: Rapid City and the Ellsworth corridor
Buffalo Gap: Central and Southern Hills
Custer: Central and Southern Hills
Box Elder: Rapid City and the Ellsworth corridor

Countydiffers

Summerset: Meade County
Buffalo Gap: Custer County
Custer: Custer County
Box Elder: Pennington County

Jurisdictiondiffers

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

Summerset: City of Summerset, incorporated July 2005
Buffalo Gap: Incorporated town of Buffalo Gap, with Custer County outside the limits.
Custer: Not recorded townwide in this guide. The address decides whether it is city or county ground.
Box Elder: City of Box Elder

Corridordiffers

Summerset: I-90
Buffalo Gap: SD 79
Custer: US-16
Box Elder: I-90

To downtown Rapid Citydiffers

Summerset: 15 min, 10.0 miDriving time and distance, off peak.
Buffalo Gap: About 45 miles, roughly 56 minutesDriving 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.

To Ellsworth AFBdiffers

Summerset: 30 min, 19.2 miDriving time and distance, off peak.
Buffalo Gap: About 55 milesDistance only. Drive time is not measured for this community, so time it from the parcel.
Custer: About an hour and ten minutesDriving time and distance, off peak.
Box Elder: 9 min, 2.3 miDriving time and distance, off peak.

Winter drivingdiffers

Summerset: The commute is I-90, so winter driving here is interstate driving rather than a two lane canyon road.
Buffalo Gap: Highway 79 is state maintained and is the connection to Hot Springs and Rapid City. Off it, this is open prairie with blowing snow.
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.

Housing and lots

Typical pricediffers

Summerset: Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.
Buffalo Gap: 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.
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.

Housing agediffers

Summerset: Mostly 2000s to present
Buffalo Gap: An 1885 to 1939 historic core with an aging housing stock and about a fifth of units vacant.
Custer: Mixed ages. Older homes near the core, newer construction toward the edges.
Box Elder: Heavily new construction since the B-21 announcement

New constructiondiffers

Summerset: Limited, mostly infill and small projects
Buffalo Gap: None underway
Custer: Not recorded townwide in this guide. Check current permits with the city or county.
Box Elder: Active, with subdivisions still building

Acreagediffers

Summerset: Not recorded townwide in this guide. The recorded plat carries the lot size.
Buffalo Gap: Acreage parcels are common here
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.

Typical lotdiffers

Summerset: Wide lots on new streets
Buffalo Gap: A handful of historic townsite lots, with grassland and ranch ground around them.
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

Covenants and HOAdiffers

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

Summerset: Recorded covenants on some plats, none on others
Buffalo Gap: Few plats here carry recorded covenants
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.

Utilities and rules

Utility patterndiffers

Summerset: 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.
Buffalo Gap: Mixed, municipal service in town with well and septic outside it
Custer: Mixed, municipal service in town with well and septic outside it
Box Elder: City water and sewer inside the limits

Waterdiffers

Summerset: Black Hawk Water User District, or Diamond D Water in Sun Valley
Buffalo Gap: Town of Buffalo Gap municipal water from a single well, serving about 93 connections. Rural parcels are on private wells.
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

Sewerdiffers

Summerset: City of Summerset
Buffalo Gap: Not documented in the public record. There is no municipal wastewater project or discharge permit on file that I could find. Confirm with the town finance officer before assuming either town sewer or septic.
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

Short term rentalsdiffers

Summerset: The thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.
Buffalo Gap: This is hunting and grassland country rather than a tourism corridor. Demand is seasonal and specific.
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.

Schools

School districtdiffers

Summerset: 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.
Buffalo Gap: Hot Springs School District 23-2, despite the town being in Custer CountyAssignment 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.

Daily errands

Groceriesdiffers

Summerset: Not recorded in this guide. Check what is open near the address.
Buffalo Gap: Nothing full service in town. Hot Springs, about 14 miles south, is where errands happen.
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.

Healthcarediffers

Summerset: Hospital-level care is in Rapid City, about 15 minutes south.
Buffalo Gap: Fall River Health Services in Hot Springs, a 25 bed critical access hospital with a 24 hour emergency department and a rural health clinic, about 18 minutes away.
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.

Recreationdiffers

Summerset: Leisure Lane, Steamboat and Castlewood parks are the everyday recreation. Leisure Lane is the big one, with playgrounds, basketball, picnic shelters, open grass and the community garden.
Buffalo Gap: Buffalo Gap National Grassland, hunting, rock collecting and OHV country, with the Cheyenne River nearby.
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.

Mapped subdivisions

Outlines on filediffers

Summerset: 2 mapped outlines, 2 with a full guideReference outlines from county and city GIS, not surveys. The recorded plat controls.
Buffalo Gap: No recorded subdivision outlines drawn for this community yet.
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.

The trade

Housing and patterndiffers

Summerset: New streets and builder inventory, with Highlands at Norman Ranch adding over 100 first phase homesites across more than 300 acres.
Buffalo Gap: A nearly intact turn-of-the-century western streetscape on the National Register, mostly quiet, at the gate to the grassland.
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.

What you gaindiffers

Summerset: Newer houses on city sewer with Hills views at a price central Rapid City does not offer, and Highlands at Norman Ranch is still selling first phase homesites.
Buffalo Gap: Eighteen minutes from the hospital in Hot Springs, with 600,000 acres of grassland out the door and one MLS closing in two years to price from.
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.

What you give updiffers

Summerset: You are fifteen minutes out from most of Rapid City's services and you drive I-90 to get to them in the winter. The city is also split between Meade 46-1 and Rapid City Area Schools 51-4, so the district follows the address.
Buffalo Gap: No school, no store and no services in town, an aging water system with an open compliance item, and an undocumented sewer situation.
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.

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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