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

10 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.

Browse

The five facts that decide a shortlist

Find a community

Selected, 3 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.
Compare 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.
Compare 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.
Compare 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.
Compare 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.
Compare 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.
Compare 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.
Compare 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.
Compare 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.
Compare 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.
Compare Guide

What changes

Between Summerset, Hill City, Keystone

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 corridorHill CityCentral and Southern HillsKeystoneCentral and Southern Hills
County: SummersetMeade CountyHill CityPennington CountyKeystonePennington County
Jurisdiction: SummersetCity of Summerset, incorporated July 2005Hill CityNot 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.
Corridor: SummersetI-90Hill CityUS-16KeystoneUS 16A
To downtown Rapid City: Summerset15 min, 10.0 miHill CityAbout 30 to 35 minutes on US-16KeystoneAbout 25 minutes northeast
To Ellsworth AFB: Summerset30 min, 19.2 miHill CityAbout 45 minutesKeystoneAbout 40 minutes

Side by side

Summerset, Hill City, Keystone

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 HillsHill City	Central and Southern HillsKeystone
Where it sits
Regiondiffers	Rapid City and the Ellsworth corridor	Central and Southern Hills	Central and Southern Hills
Countydiffers	Meade County	Pennington County	Pennington County
JurisdictiondiffersCity versus county decides who provides service and who inspects the work.	City of Summerset, incorporated July 2005	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.
Corridordiffers	I-90	US-16	US 16A
To downtown Rapid Citydiffers	15 min, 10.0 miDriving time and distance, off peak.	About 30 to 35 minutes on US-16Driving time and distance, off peak.	About 25 minutes northeastDriving time and distance, off peak.
To Ellsworth AFBdiffers	30 min, 19.2 miDriving time and distance, off peak.	About 45 minutesDriving time and distance, off peak.	About 40 minutesDriving 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.	US-16 is state maintained. The forest roads off it climb, and elevation adds snow to whatever falls in town.	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.
Housing and lots
Typical pricediffers	Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.	Median sold $519,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 13 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.
Housing agediffers	Mostly 2000s to present	Mixed ages. Older homes near the core, newer construction toward the edges.	An 1883 mining town, so genuinely old stock alongside newer builds and cabins.
New constructiondiffers	Limited, mostly infill and small projects	Limited infill and small-scale new construction occur around Hill City rather than large production neighborhoods.	Limited, mostly infill and small projects
Acreagediffers	Not recorded townwide in this guide. The recorded plat carries the lot size.	Not recorded townwide in this guide. The recorded plat carries the lot size.	Some acreage, mostly platted town lots
Typical lotdiffers	Wide lots on new streets	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.
Covenants and HOAdiffersCovenants are recorded per plat. The title commitment lists what binds the parcel.	Recorded covenants on some plats, none on others	Not recorded townwide in this guide. Read the recorded documents for the plat.	Few plats here carry recorded covenants
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.	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
Waterdiffers	Black Hawk Water User District, or Diamond D Water in Sun Valley	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.
Sewerdiffers	City of Summerset	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.
Short term rentalsdiffers	The thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.	Existing short term rental rights in residential zones do not transfer when a property sells. That is the trap.	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.
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.	Hill City School District 51-2Assignment 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.
Daily errands
Groceriesdiffers	Not recorded in this guide. Check what is open near the address.	Krull's Market 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.
Healthcarediffers	Hospital-level care is in Rapid City, about 15 minutes south.	Monument Health has a clinic in Hill City. Hospital-level care is in Rapid City, roughly 30 to 35 minutes away in clear conditions.	No clinic in town. Monument Health Custer Hospital has a 24 hour emergency department, and Rapid City has the larger hospital.
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.	The 1880 Train departs downtown, Crazy Horse Memorial is about 12 miles away, and Stone Faces Winery and Naked Winery are 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.
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.
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 small mountain main street that triples every summer and empties out by October, with the 1880 Train leaving from downtown.	An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.
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.	Main Street in the middle of the central hills, the Mickelson Trail through town, Sylvan Lake and Crazy Horse a short drive, and 30 to 35 minutes to Rapid City on US-16.	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.
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.	Rental rights do not survive a sale, and only 13 homes closed here in twelve months, so pricing rests on a small sample.	A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.

Rapid City and the Ellsworth corridorSummerset
Central and Southern HillsHill City
Central and Southern HillsKeystone

Where it sits

Regiondiffers

Summerset: Rapid City and the Ellsworth corridor
Hill City: Central and Southern Hills
Keystone: Central and Southern Hills

Countydiffers

Summerset: Meade County
Hill City: Pennington County
Keystone: Pennington County

Jurisdictiondiffers

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

Summerset: City of Summerset, incorporated July 2005
Hill City: 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.

Corridordiffers

Summerset: I-90
Hill City: US-16
Keystone: US 16A

To downtown Rapid Citydiffers

Summerset: 15 min, 10.0 miDriving time and distance, off peak.
Hill City: About 30 to 35 minutes on US-16Driving time and distance, off peak.
Keystone: About 25 minutes northeastDriving time and distance, off peak.

To Ellsworth AFBdiffers

Summerset: 30 min, 19.2 miDriving time and distance, off peak.
Hill City: About 45 minutesDriving time and distance, off peak.
Keystone: About 40 minutesDriving 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.
Hill City: US-16 is state maintained. The forest roads off it climb, and elevation adds snow to whatever falls in town.
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.

Housing and lots

Typical pricediffers

Summerset: Builder inventory sets the level here, and the MLS publishes no Summerset median on its own.
Hill City: Median sold $519,000Black Hills MLS, single family, trailing 12 months, as of August 2026. 13 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.

Housing agediffers

Summerset: Mostly 2000s to present
Hill City: Mixed ages. Older homes near the core, newer construction toward the edges.
Keystone: An 1883 mining town, so genuinely old stock alongside newer builds and cabins.

New constructiondiffers

Summerset: Limited, mostly infill and small projects
Hill City: Limited infill and small-scale new construction occur around Hill City rather than large production neighborhoods.
Keystone: Limited, mostly infill and small projects

Acreagediffers

Summerset: Not recorded townwide in this guide. The recorded plat carries the lot size.
Hill City: Not recorded townwide in this guide. The recorded plat carries the lot size.
Keystone: Some acreage, mostly platted town lots

Typical lotdiffers

Summerset: Wide lots on new streets
Hill City: 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.

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
Hill City: Not recorded townwide in this guide. Read the recorded documents for the plat.
Keystone: Few plats here carry recorded covenants

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.
Hill City: 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

Waterdiffers

Summerset: Black Hawk Water User District, or Diamond D Water in Sun Valley
Hill City: 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.

Sewerdiffers

Summerset: City of Summerset
Hill City: 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.

Short term rentalsdiffers

Summerset: The thinnest rules on this list, which means a rental plan has to be pinned down for the specific address.
Hill City: Existing short term rental rights in residential zones do not transfer when a property sells. That is the trap.
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.

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.
Hill City: Hill City School District 51-2Assignment 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.

Daily errands

Groceriesdiffers

Summerset: Not recorded in this guide. Check what is open near the address.
Hill City: Krull's Market 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.

Healthcarediffers

Summerset: Hospital-level care is in Rapid City, about 15 minutes south.
Hill City: Monument Health has a clinic in Hill City. Hospital-level care is in Rapid City, roughly 30 to 35 minutes away in clear conditions.
Keystone: No clinic in town. Monument Health Custer Hospital has a 24 hour emergency department, and Rapid City has the larger hospital.

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.
Hill City: The 1880 Train departs downtown, Crazy Horse Memorial is about 12 miles away, and Stone Faces Winery and Naked Winery are 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.

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.
Hill City: No recorded subdivision outlines drawn for this community yet.
Keystone: No recorded subdivision outlines drawn for this community yet.

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.
Hill City: A small mountain main street that triples every summer and empties out by October, with the 1880 Train leaving from downtown.
Keystone: An 1883 mining camp turned tourism town at the gateway to Mount Rushmore, 240 residents and millions of visitors.

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.
Hill City: Main Street in the middle of the central hills, the Mickelson Trail through town, Sylvan Lake and Crazy Horse a short drive, and 30 to 35 minutes to Rapid City on US-16.
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.

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.
Hill City: Rental rights do not survive a sale, and only 13 homes closed here in twelve months, so pricing rests on a small sample.
Keystone: A seasonal town with no school, no grocery and no clinic, and a housing stock where half the doors are dark in winter.

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

Want to talk through the tradeoffs?

Two towns can look identical in a table and feel nothing alike on a Tuesday night in February. Call or text and tell me which rows above are the ones you cannot live with, and we can work the list down from there.

Call 605-490-2040 Text 605-490-2040 Send a Message

Address Questions

Considering a home here?

Send the address and we can talk it through. The details that change from one property to the next are jurisdiction, water and sewer, the school the district assigns, covenants, road maintenance and the rest of what never shows up on a listing.

Or send a message from the contact page

ComparingSummerset, Hill City, Keystone

Compare Clear